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In-fill developments affecting Columbia County

Developing rental units is unpopular

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As new homes continue to be constructed in established areas of Columbia County, the result can have both positive and negative effects on surrounding neighborhoods.

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The future site of Magnolia Trace.  CHRIS THELEN/STAFF
CHRIS THELEN/STAFF
The future site of Magnolia Trace.

While the concept of “in-fill” development has been around for several years in the county, news of putting 50 government-subsidized rental homes in the midst of an older Martinez subdivision has caused an uproar among neighbors.

Those residents are planning to speak out at tonight’s Columbia County Commission meeting in Evans. They say Magnolia Trace, a “low-income” development on Old Ferry Road, will cause property values to drop, crime rates to increase and overcrowding at nearby schools.

So long as apartment complexes are not included in such in-fill developments, Columbia County Sheriff Clay Whittle said he is “guardedly optimistic” they won’t become hotbeds for crime.

“There are a lot of rental houses in Columbia County that are not a problem,” Whittle said. “But there are some that are. It just depends on the renter.”

The effect on the school system for such developments is a bit more worrisome.

Magnolia Trace is in the South Columbia Elementary, Lakeside Middle and Lakeside High school zones.

Already, South Columbia Elementary and Lakeside Middle are Title 1 schools, and Superintendent Charles Nagle said Lakeside High is nearing that designation.

To qualify for Title 1, which enables a school to receive federal funding for remediation services, at least 40 percent of a school’s student body must be on free or reduced lunch.

“South Columbia is already the most impoverished elementary school we have” in terms of family incomes, said Nagle.

He added that if all the students at Lakeside High who qualify were to enroll for free or reduced lunches, then it, too, likely would be a Title 1 school.

Nagle said more high-density housing developments seem to be on the way.

The Magnolia Trace property, zoned for high-density development (R-3), sat unused for more than 30 years as neighborhoods and commercial development sprung up around it.

Just down the street from Magnolia Trace, other vacant property is planned for residential development.

Currently under way is Morning Falls, a single-family subdivision on Evans to Locks Road across from Jones Creek. The 26-lot development will have homes starting at $250,000.

Nearby, the county’s planning commission approved Thursday a rezoning to allow for 60 townhouses behind the Kennametal plant on Old Evans Road. Final approval must come from county commissioners.

Apartment complexes Picket Fences, on Old Evans Road, and The Haven, at Reed Creek on Washington Road, also were constructed in recent years.

When builders go into an already established area, they’re often creating subdivisions with fewer lots and higher densities, said county Development Services Director Richard Harmon.

“I think it has its pluses and minuses,” Harmon said.

County Commission Chairman Ron Cross said such high-density, lower-priced housing is part of a new development trend since expensive houses are too difficult to sell and finance since the economic downturn.

Harmon believes such in-fill developments offer an opportunity to beautify some older neighborhoods.

Government officials are looking for ways to require green space by imposing a moratorium on R-2, R-3 and R-3A zonings, which have minimum lot sizes of 7,500 to 10,000 square feet.

By January, Harmon said he’ll likely have a proposal to present to commissioners that would require developers in these zoning districts to include amenities, open space or larger buffers.

“We need to go from barren land and putting houses on it to barren land and adding open space, green space, playgrounds and all these things that really make the neighborhoods look good and attractive,” Harmon said.

On the downside, there’s going to be an increase in traffic and a rise in school populations, Harmon said.

For the school system, it means adding pupils at schools officials thought wouldn’t grow anymore.

Before Grovetown High School opened three years ago, school officials rezoned all the high schools. Part of that rezoning included shifting about 100 students from Evans High to Lakeside High.

The school board believed Lakeside could take the added students because future development in its zone seemed unlikely.

“There’s no doubt that high-density housing ... being developed in areas we already had concluded there was no more room for growth does add a tremendous burden on those schools,” Nagle said.

With the exception of Harlem High, Nagle said every other high school in the system is nearing capacity.

“It’s a shot in the dark when you’re trying to relieve a school and figuring out where the next growth is going to be,” Nagle said. “Once you put your finger in the dike to stop one leak, another one pops.”

IF YOU GO

WHAT: A presentation opposing the Magnolia Trace development is on the agenda for the Columbia County Commission meeting.

WHEN: The meeting begins at 6 p.m. today at the Evans Government Center Complex, 630 Ronald Reagan Drive.

THE BACK STORY

MAGNOLIA TRACE

BACKGROUND: Plans call for 50 single-family rental homes subsidized through the Georgia Department of Community Affairs to be built within the Magnolia Trace subdivision in Martinez.

THE SITE: The area is zoned R-3, for high-density single-family residential development with minimum lot sizes of 7,500 square feet, according to county guidelines. The neighborhood will consist of three- and four-bedroom homes between 1,350 and 1,600 square feet, Commissioner Trey Allen said.

OUTCRY: Since residents living nearby have learned of the planned housing, they have expressed fears that the “low income” housing will drive up the area’s crime rate and drive down housing values.

RESPONSE: Columbia County officials vehemently deny claims made by opponents that the development is so-called “Section 8” housing, although they concede that people with home choice vouchers, known by many as “Section 8,” cannot be legally denied from living there.

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Brad Owens
4914
Points
Brad Owens 12/06/11 - 04:15 am
0
0
Man, I sure wish we could get

Man, I sure wish we could get the TEA Party, Occupy movement and Libertarian Party all on the same sheet of music to protest this gross abuse of property owners. I mean it has all three groups pet peeves involved.

TEA Party; The tax payers are being stuck providing government-subsidized rental homes that are valued at $190,000.00, almost $70,000.00 more than the average value of a private owned home (it was quoted as $130,000.00 in an earlier article) so our own tax dollars are being used to "subsidize" a standard of living that working tax payers cannot have. PROTEST!

Occupy Movement; Here is a situation where greedy developers, bankers and corrupt politicians are using the system to get rich (richer) on the back of the 99% by using the lower part of the 99% to the disadvantage of the Middle 99%. Is it right to get rich on the backs of the working poor and middle classes? PROTEST! PROTEST!!

Libertarian Party; Here we have the giverment forcing this on the surrounding property owners. It will ruin values and is being paid for on their very backs. This is an abuse of the tax payer, the property rights of the people this is being thrust on and it is giverment waste. Why should we pay for other people to live better than a majority of the working folks do? PROTEST! PROTEST!! PROTEST!!!

I would love to see those three groups side by side with the property owners showing solidarity on fighting the CABAL's greedy developers who are bleeding us dry and destroying our "older" not upitty "hoods" with Section 8 that only benefits the greedy developers and the folks that get the tax monies to help them live beyond their means.

PROTEST!!! Chain yourselves to the equipment, have a sit in, get signs and stand on the road, call in Austin and Tony's show everyday, jam the lines, write every commissioner and elected officials to include the judges and State level folks, talk to your friends, walk the 'hood' and show support for the people FIGHT FIGHT FIGHT!!!

"County Commission Chairman Ron Cross said such high-density, lower-priced housing is part of a new development trend since expensive houses are too difficult to sell and finance since the economic downturn.."

YES! They must make MORE money, they don't care if they destroy the county as long as they can continue to make big money on the poor and tax payers backs.

I mean look at it this way, is is GROW no matter the cost?

Just look at the impact this will have on the school system. The already poorest schools in CC will be shoved even further into Title One status.

I mean at what point are people suppposed to PROVIDE for themselves?

I understand medical and some food support, but housing worth $190,000.00? REALLY? That is more than my house is worth! NO one helps me make my house payment, yet MY taxes are going to pay for THIS?

WOW, all I can say is WOW.

Why are we in this handbasket, where are we going, why is it so hot in here?

Brad

avidreader
3567
Points
avidreader 12/06/11 - 05:19 am
0
0
This article reeks of

This article reeks of euphemisms. Why not just say it out loud -- NO to government-subsidized housing. Columbia county has been a mecca for white-flight families for years, and these people do not want their schools, government services, and gentle neighborhoods invaded by low income families. Morally, this is a nasty attitude, but financially, it makes sense.

We live in desparate times, and most people are watching their pocket books closely. Personally, I'm tired of stretching my dollars while entitlements continue to grow and grow and grow.

Walmart, Circle K, and Food Lion should be extremely happy about density housing; however . . .

tiredofexcuses
9
Points
tiredofexcuses 12/06/11 - 05:50 am
0
0
Ask anyone that works at

Ask anyone that works at Lakeside Middle or Lakeside High what impact section 8 housing has had on those schools. Lakeside Middle is now a Title I school and LHS is not far behind. Wedgewood Apartments-alone-has too many unsupervised kids that wreak havoc on each other and the neighborhood. They bring all that drama to the schools they attend. Ask the people at Evans High about the impact Westwood Apartments had on their school. Wake up Columbia County parents! The difference between Richmond county schools and ours is not as great as you think. We just do a better job of keeping it under the radar. Go stand in the lobby or Commons of your child's school one morning and see what I mean. Ron Cross is clueless if he thinks there will be no impact locally due to this new development.

southern2
7904
Points
southern2 12/06/11 - 06:00 am
0
0
Building to attract Section

Building to attract Section 8/voucher recipients is the norm in Richmond County. Apartments on Amli Way were presented as luxury and were Section 8 before completion. Crime in this area has shot through the roof. Ride through there in the middle of the day! We are now facing another "LUXURY APARTMENT" builder in the area. These types of developments are an infringement on those who make the "FULL" investment to establish an area as desirable and safe.

Brad Owens
4914
Points
Brad Owens 12/06/11 - 06:26 am
0
0
There is no gain for the

There is no gain for the community and profits ONLY the developers.

That is the point.

What happened to the so-called solid conservative CC that use to be?

It is too late, this is moving forward so all you guys can do is cry about it now.

Sad,

Brad

fastz28girl
7
Points
fastz28girl 12/06/11 - 07:49 am
0
0
Oh my, did Brad make many

Oh my, did Brad make many points. I totally agree with his comments. However, no matter how many protest, or how many chain themselves to the equipment, hold signs or anything else in protest, once those CC commissioners make their minds up about a project, ( and pad their pockets) there is no changing it. We fought to keep out the strip shopping center at Evans to Lock and Fury's Ferry Rd with no avail. There are 4 currently open stores with 10 that have NEVER open. Why is it necessary to keep cutting down the trees and filling in with asphalt and concrete????? Why is it necessary to bring into this county what RC doesn't want...It is so sad to see a beautiful county become what RC is. Why do we (hard working tax paying) citizens have to continue to pay MORE to bring into this county additional problems. When the neighborhood is completely run down, no one will won't to live there, then onto a better neighborhood. TOGETHER WE STAND.....

Riverman1
94210
Points
Riverman1 12/06/11 - 07:53 am
0
0
Dang, we are going to need a

Dang, we are going to need a Columbia County "Countyman" soon if y'all keep up this criticism.

Riverman1
94210
Points
Riverman1 12/06/11 - 01:02 pm
0
0
Fastz8girl, actually, I like

Fastz8girl, actually, I like the Food Lion on the corner of Evans to Lock and Furys Ferry. It's close to where I live and I stop there all the time. There was certainly nothing there before to brag about.

seenitB4
98428
Points
seenitB4 12/06/11 - 08:11 am
0
0
RM....They would probably

RM....They would probably nominate you as the ctyman of Columbia county----don't think they need someone from Rcty to take that honor....besides you do have a sense of humor...:)

miduv81
0
Points
miduv81 12/06/11 - 08:16 am
0
0
The crime rate will definetly

The crime rate will definetly go up in the surrounding neighborhoods. A few years ago my wife and I bought a townhouse in west wheeler. Within a couple of weeks our townhouse was broken into and our labtop was stolen. The GPS tracked it to the section 8 apartments. The thieves then took the laptop to the flea marker and sold it. There have been 40 break-ins within 2 years there. Four break-ins just on our street alone.
We did not know at the time that section 8 apartments were right next door. You can actually see them walking along the fence and snooping around then hopping back over to go back home. Just get an alarm system and dont put out trash, such as television boxes or a week later it will be gone. I'm not saying all people that live there are up to no good, but it only takes a small number to cause major problems.

seenitB4
98428
Points
seenitB4 12/06/11 - 08:16 am
0
0
I wonder how many news guys

I wonder how many news guys will be at the meeting tonight??

seenitB4
98428
Points
seenitB4 12/06/11 - 08:19 am
0
0
40 breakins in

40 breakins in 2years.....WOW....but somehave blinders on & can't see this.

Little Lamb
49245
Points
Little Lamb 12/06/11 - 08:34 am
0
0
Just some random comments

Just some random comments here — Brad wrote:

The tax payers are being stuck providing government-subsidized rental homes that are valued at $190,000.00

This number is a fantasy. It is what the developer told the commission. Since the houses are not going to be sold, there is no way to know their free market value. Of course, it would give the county a number to put the valuation on the property for tax purposes. But do you really think that the tax assessor is going to multiply $190,000 per home times 50 homes (plus a clubhouse) and value the 15 acres at $9.5 million? Let's see what kind of a deal the developer will make with the assessor a year from now.

Brad wrote:

Here we have the giverment forcing this on the surrounding property owners. It will ruin values and is being paid for on their very backs. This is an abuse of the tax payer, the property rights of the people this is being thrust on and it is giverment waste.

Let us realize that a property value is not a property right. People should not look to their government to maintain or increase the value of their residence. Your home property value is best maintained through diligence and cooperation of neighbors working in harmony and voluntarily. Basically, it is the duty of the county commission to do a cost/benefit study to assure that the reduction of the surrounding homeowners' property values is offset by the increase in property value of the housing project. I'm sure they have done this, as they continue to tell the citizens through the media that the project is a benefit for the county at large.

Avidreader wrote:

Why not just say it out loud -- NO to government-subsidized housing.

I agree with you, but there are forces at work here much more powerful than you or I. The federal government will make life very unpleasant for Columbia County government if they do not allow low-income, government-subsidized housing in their jurisdiction. I'm sure the commissioners have bought about ten years of grace from federal government intrusion by approving this project.

Tiredofexcuses wrote:

Lakeside Middle is now a Title I school and LHS is not far behind.

Actually, the school administrators love the Title I program, along with other programs that bring in more money to the system. They get federal funding which allows them to provide patronage jobs for educators and staff. The bloating in the school system budget allows the superintendent to demand a higher salary for himself because of all his extra responsibilities. Growth in government programs is great if you are in the government — but it's crushing the rest of us.

Little Lamb
49245
Points
Little Lamb 12/06/11 - 08:33 am
0
0
Speaking of the meeting

Speaking of the meeting tonight, don't you think that the commission should have changed the venue to a larger place? I predict that many protesters will be outside in the parking lot.

Hey, I just thought of something! Why not move everybody outside and hold the meeting on the Josh Kelley stage at the Lady Antebellum Amphitheater in Towne Centre Park in Evans in Columbia County in CSRA?

Chillen
17
Points
Chillen 12/06/11 - 08:33 am
0
0
"They say Magnolia Trace, a

"They say Magnolia Trace, a “low-income” development on Old Ferry Road, will cause property values to drop, crime rates to increase and overcrowding at nearby schools."

They are 100% correct. I'd be furious. The county commissioners really dropped the ball on this one. Weren't they elected to make GOOD decisions for the county residents?!

More elected official and governmental incompetence. It is truly staggering.

Brad Owens
4914
Points
Brad Owens 12/06/11 - 09:42 am
0
0
LL, So you feel that if the

LL,

So you feel that if the giverment wants to destroy land value that is not the a violation of our property rights?

Brad

Little Lamb
49245
Points
Little Lamb 12/06/11 - 09:57 am
0
0
The value of a parcel of

The value of a parcel of property is a function of the marketplace. Governments can affect the value somewhat, but so can private individuals. No one has a right to a value, so if a value goes down or up, it is not a violation of property rights.

scratchthesurface
26
Points
scratchthesurface 12/06/11 - 10:03 am
0
0
To me it sounds like the
Unpublished

To me it sounds like the citizens of CC don't want a certain kind of ppl or should I say "Race/Color" living in their precious, secluded neighborhoods. Sounds like the South is trying to rise again !!!!

seenitB4
98428
Points
seenitB4 12/06/11 - 10:10 am
0
0
scratch....funny that is what

scratch....funny that is what you see in the debate....I see taxpayers not wanting a drain on their police force & school system & they really don't care what color they are...

seenitB4
98428
Points
seenitB4 12/06/11 - 10:12 am
0
0
South is gonna rise

South is gonna rise again......Lordy--I hope so.....I would love some of the old South days again...

Little Lamb
49245
Points
Little Lamb 12/06/11 - 10:14 am
0
0
Hey, Brad, if you want to

Hey, Brad, if you want to talk about governmental abuses of property rights, how about dealing with this new trend of overlay districts? These pernicious creatures can have large effects on what you can and cannot do with your property.

iLove
626
Points
iLove 12/06/11 - 10:35 am
0
0
Section 8 residents feel
Unpublished

Section 8 residents feel ENTITLED to have a place to live.

CC residents feel ENTITLED to have their neighborhood and their property values stay the same.

EVERYONE feels that THEY ARE ENTITLED TO SOMETHING.. . .

Yall better be entitled to God's love and not the greed of property values of the laziness of working hard for what you want in life.

God's love is BIGGER than your entitlement mentaility.

and FYI: Schools LOVE Title 1 funds. . . .more money more resources FOR ALL.

Chillen
17
Points
Chillen 12/06/11 - 10:58 am
0
0
Here is the difference

Here is the difference ilove.

CC residents used THEIR OWN MONEY and invested in real estate. They are entitled to not lose it due to government incompetence, corruption and tax money moochers.

Section 8 residents use OTHER PEOPLES MONEY. They are entitled to nothing.

Sorry, but that's the facts.

MartinezCitizen
24
Points
MartinezCitizen 12/06/11 - 11:54 am
0
0
Dear ScratchTheSurface, It

Dear ScratchTheSurface, It is precisely people like you who keep the racial profiling alive. No one mentioned anything about "race/color" but you automatically assume that low income = a certain "race/color." Funny, but I know people both struggling and on easy street in every color of the rainbow. I think you must have meant to say that we in Martinez don't want 50 low income families dropped down in the middle of already struggling school systems. That must have been what you meant...

usncporet
2
Points
usncporet 12/06/11 - 12:16 pm
0
0
Martinez accounts for 33% of

Martinez accounts for 33% of all sales in Columbia County. Of that 33%, 60% is resale owner-occupant, 21% is bank-owned or short sale, and 19% is new construction. The Year-to-Date average sales price for non-distressed properties in the school districts affected by Magnolia Trace is $108,370 - over $60,000 lower than the average for the county. How is building $130K three and four bedroom homes with 2011 standard building products going to hurt this area? The assumption that some floodgate of bottom-feeders will just flood the area is absurd. It's 50 homes, not 300 apartments. I think these neighbors will police themselves. Who speaks for the future residents that want to move to the county to get their kids the same opportunities we have? Who want to get out of crime-ridden areas to provide safety for their families? A lot of stone-throwers on these posts - who do not seem to have a Christian bone in their bodies. If you don't know the numbers, shut up and go to the meeting with an open mind.

CobaltGeorge
176738
Points
CobaltGeorge 12/06/11 - 12:58 pm
0
0
Substitute some of the names

Substitute some of the names with local names and you will have a good scenario of what is happening. ( Good hard working people of CC for the ant...commissioners for the grasshopper..ect)

The ant works hard in the withering heat and the rain all summer long, building his house and laying up supplies for the winter.

The grasshopper thinks the ant is a fool and laughs and dances and plays the summer away.

Come winter, the shivering grasshopper calls a press conference and demands to know why the ant should be allowed to be warm and well fed while he is cold and starving.

CBS, NBC, PBS, CNN, and ABC show up to provide pictures of the shivering grasshopper next to a video of the ant in his comfortable home with a table filled with food.
America is stunned by the sharp contrast.

How can this be, that in a country of such wealth, this poor grasshopper is allowed to suffer so?

Kermit the Frog appears on Oprah with the grasshopper
and everybody cries when they sing,'It's Not EasyBeing Green...'

Occupy the Anthill stages a demonstration in front of the ant's
house where the news stations film the SEIU group singing, We shall overcome.

Then Rev. Jeremiah Wright has the group kneel down to pray for the grasshopper's sake, while he damns the ants.

President Obama condems the ant and blames President Bush 43, President Bush 41, President Reagan, Christopher Columbus, and the
Pope for the grasshopper's plight..

Nancy Pelosi & Harry Reid exclaim in an interview with Larry
King that the ant has gotten rich off the back of the
grasshopper, and both call for an immediate tax hike on the ant to make him pay his fair share.

Finally, the EEOC drafts the Economic Equity & Anti-Grasshopper Act
retroactive to the beginning of the summer.

The ant is fined for failing to hire an proportionate number
of green bugs and, having nothing left to pay his retroactive taxes, his home is confiscated by the Government GreenCzar
and given to the grasshopper.

The story ends as we see the grasshopper and his free-loading friends finishing up the last bits of the ant's food while the government house he is in, which, as you recall, just happens to be the ant's old house, crumbles around them because the grasshopper doesn't maintain it.

The ant has disappeared in the snow, never to be seen again.

The grasshopper is found dead in a drug related incident, and the house, now abandoned, is taken over by a gang of spiders who terrorize the ramshackle, once prosperous and peaceful, neighborhood.

The entire Nation collapses bringing the rest of the free world with it.

Riverman1
94210
Points
Riverman1 12/06/11 - 01:06 pm
0
0
LL said, "Josh Kelley stage

LL said, "Josh Kelley stage at the Lady Antebellum Amphitheater in Towne Centre Park in Evans in Columbia County in CSRA?"

Ha...told you that name was going to get out of hand.

usncporet
2
Points
usncporet 12/06/11 - 02:30 pm
0
0
Magnolia Trace is surrounded

Magnolia Trace is surrounded by:
Petersburg Station to the North, West, and Southwest
El Cordero and Phillips Estates to the East and Southeast

Petersburg Station was built in the early 80’s
Of the 19 Sales in Petersburg Station this year, six were distressed (31.5%) and sold at an average price of $84,956
Average Sales Price year-to-date for non-distressed sales in Petersburg Station is $122,788

El Cordero and Phillips Estates were built in the 60’s and 70’s, respectively.
The average sales price for the three sales this year in Phillips Estates is $83,633. Two of those sales were foreclosed properties.

There have only been two sales in 2011 in El Cordero - both owner-occupant sales - one of which was a large home of 2,576 square feet which sold for $179,000 in March, the other a small 1,326 sq ft ranch which sold for $84,900 in August.

The Average Sales Price in 2011 for the 36 sold homes zoned for South Columbia Elementary, Lakeside Middle, and Lakeside High School is $96,032.
14 of those sales were foreclosures (38.88%)

Magnolia Trace – if they build true to their fact sheet – will be IMPROVING the value and quality of the construction in the area – not hurting it.

Chillen
17
Points
Chillen 12/06/11 - 03:10 pm
0
0
People living off the

People living off the government don't have a sense of ownership & pride like a homeowner does - it's not THEIR house or THEIR money.

It certainly will not improve values or the schools. Not to mention the crime it brings - it will actually increase CC taxpayer costs.

Jake
34108
Points
Jake 12/06/11 - 03:57 pm
0
0
Government subsidized housing

Government subsidized housing is not a new thing to Columbia County. I should know because I had one in the early 80's. It was a small home that I had built in Tiller Place next to Pheasant Run. I think the program was called the 265 Plan or something like that.
I paid for 50% of the mortgage and the Fed Government paid the rest. Total mortgage was $900, I believe, including taxes and insurance. When the house was being built my father supplied the trim and with the help of my brother they installed all the trim, windows, doors, etc. I built all of the cabinets and was responsible for all of the painting and staining. At closing the builder ended up paying me for the "sweat equity" that was due which I used to pay for materials and closing costs.
This program allowed me to get my foot in the door to having a home for my wife and 2 children to enjoy as well. Every year I filled out paperwork showing my income and as my income increased the amount of government assistance decreased. I worked many extra hours (happily I might add) doing side jobs in my trade until after 4 years later I wrote the bank that held the mortgage and told them I would like to assume the full mortgage payment, which I did.
So, yes, I ate at the government trough for 4 years and was part of the entitlement crowd. I took it as being given a hand and if folks want to consider it a handout then so be it. I do know this, home ownership is one of the best stimulus' for the local economy. You are always buying things for your house that you would never do if you were just renting.

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