
Analysis of Consistency with Quality Community Objectives

The following text describing Quality Community Objectives is a statement of the development patterns and options that will help preserve unique cultural natural and historic resources while looking simultaneously to maximize future development potential. This assessment is intended to serve as a tool to evaluate progress towards sustaining a livable community, much like a more detailed and conventional demographic analysis or land use map.


Regional Identity
Each region should promote and preserve a regional “identity”, or regional sense of place, defined in terms of traditional architecture, common economic linkages that bind the region together, or other shared characteristics.

As is common of communities throughout the Middle Flint Region, Marion County consists overwhelming of forest and agricultural land use. Over 90% of the unincorporated area and at least half of the city is in agriculture and forest; woodland being the dominant of the two. Some agricultural products produced locally are processed out-of-county, and vice-versa. Architectural features and much of the economic activities throughout the Region are similar. The community does claim to have the kinds of tourist attractions more numerous elsewhere in the region.

Growth Preparedness
Each community should identify and put in place the pre-requisite for the type of growth it seeks to achieve. These might include infrastructure (roads, water, sewer) to support new growth, appropriate training of the workforce, ordinances and regulations to manage growth as desired, or leadership capable of responding to growth opportunities and managing new growth when it occurs.

The strongest local growth preparedness initiatives have been enactment and enforcement of zoning in the unincorporated area, and development of a rural water system. Both initiatives were developed despite the fact the rural area is at least 90% undeveloped; in agriculture or forestland. The ordinance complements the City of Buena Vista, in that it does not allow the kinds of development on the city periphery that could in the future conflict with municipal growth. Because of the historically modest level of development, guidelines for new development are relatively modest, facilitating an understanding of the land development process by both the public and private sectors. Most of the rural area has benefited from development of a county water system, but local officials must not allow the widespread presence of this public service to compromise the ability of county government to manage growth patterns through the zoning ordinance. The City of Buena Vista has both water and sanitary sewer service, but of course has a more concentrated population.

The county school board is the only local decision-making entity which makes formal use of population projections for development decisions. Neither the city nor county utilize capital improvements budgeting. In absence of the necessary financial resources to retain paid staff to work with the chamber of commerce and/or industrial development authority to actively promote economic development, the community has joined forces with the Valley Partnership as a means of increasing economic development activity around Columbus and Muscogee County. The community can boast of one of the state’s one hundred general-purpose airports; a valuable economic development resource that in the near future may pay handsome dividends as For Benning expands to fulfill an increased role in the nation’s military preparedness. Communications in the community are generally inadequate; there is no local television or radio station, and the only print media presence is a weekly newspaper. Venues for communication between the general public and government officials are inadequate. Communication, cooperation and coordination between public decision-making bodies should be enhanced, and communication between local government and the general public should be improved. The local internet service provider is extending broadband service into much of the community.

Appropriate Businesses
The businesses and industries encouraged to develop or expand in a community should be suitable for the community in terms of job skills required, long-term sustainability, linkages to other economic activities in the region, impact on the resources of the area, and future prospects for expansion and creation of higher-skill job opportunities.

Major private-sector employment is well-suited to the employability of residents, and the largest of these use locally renewed resources in their respective industrial processes. They are also diversified, but because of their large size loss of any of them would seriously cripple the local economy. These existing industries do not; however, offer the community much in terms of higher-skilled employment opportunities. A local response to the absence of paid staff to actively promote economic development, the community has joined forces with a consortium of counties with the intended purpose of increasing economic development activity around Columbus and Muscogee County. A purpose of this effort is to enhance the employment opportunities available in the participating jurisdictions.

Educational Opportunities
Educational and training opportunities should be readily available in each community – to permit community residents to improve their job skills, adapt to technological advances, or to pursue entrepreneurial ambitions.

In light of the community’s relatively low educational attainment level, GED classes have been offered locally for a decade. Classes are currently available at two locations; in Buena Vista and in the northern part of the community. Between local classes and an additional on-line option, enrollment has been increasing recently. Marion is located equidistant (30-35 miles) between two technical colleges and two universities, all in Americus and Columbus. Some even travel to a satellite campus in a neighboring county sponsored by a third college. Residents regularly take advantage of workforce training opportunities targeted toward local employer/employee needs through the regional Workforce Investment Board. There are few employment opportunities for college graduates.


Employment Options
A range of job types should be provided in each community to meet the diverse needs of the local workforce.

The fact that employment options are heavily concentrated in the lower- and unskilled categories is a major quality-of-life issue. The small population base, low educational attainment level of residents, amenities of a nearby metropolitan area and proximity to a much larger work force (Columbus) make it difficult for the community to attract the kind of industry(ies) that can offer residents attractive employment options. For over fifty years all major private-sector employment has been the result of local entrepreneurial talent. Although the community would be responsive to another local start-up, there is not currently an active outreach or support program for such an economic development potential.



Heritage Preservation
The traditional character of the community should be maintained through preserving and revitalizing historic areas of the community, encouraging new development that is compatible with the traditional features of the community, and protecting other scenic or natural features that are important to defining the community’s character.

A historic resource survey of the community, performed in the mid 1990s, identified 515 potential historic resources dispersed throughout the county; the survey has not been updated. Six of these dispersed resources are on the National (and State) Register(s) of Historic Resources; and a seventh nomination is currently in development. The high incidence of manufactured housing placement in the unincorporated area of the county is altering the historic character of some unincorporated neighborhoods. Application of housing compatibility standards could help retain the community’s architectural/historic character.

Although there are not any designated historic districts, Buena Vista’s downtown square retains sufficient historic and architectural integrity for a district nomination, and the unincorporated community of Tazewell has the potential for a small multiple-resource district. There is not a local commission to foster preservation activities, to educate the public about the value of such resources or to develop and implement ordinances to preserve surviving historic resources and the architectural character of the community. Funds from outside the community are needed to assist with preservation activities.

Open Space Preservation
New development should be designed to minimize the amount of land consumed, and open space should be set aside from development for use as public parks or as greenbelts/wildlife corridors. Compact development ordinances are one way of encouraging this type of open space preservation.

Because of the vast expanses of forest, and to a lesser degree agricultural lands, and the limited extent of development to-date, greenbelts are not a local issue. Maintaining the pervasive rural aesthetics can be preserved by adding road frontage setback or buffer requirements to the county subdivision ordinance. Cluster development is not applicable in the unincorporated area because of the absence of public sanitary sewer collection and treatment. The county should; however, increase residential nodes with minimal lot sizes of an acre or the minimum allowable under health department standards, whichever is larger. This will concentrate development to facilitate public service delivery and preserve rural character. Because of vast undeveloped acreages, active recreation facilities are in greater demand than passive parks and open spaces.

Environmental Protection
Environmentally sensitive areas should be protected from negative impacts of development, particularly when they are important for maintaining traditional character or quality of life of the community or region. Whenever possible, the natural terrain, drainage and vegetation of an area should be preserved.

No local sites are posted on the state’s Hazardous Site Inventory, and there are not believed to be any Brownfields in the community. Although natural resource information is available, no work has been performed to consolidate detailed, site-specific information into a single document for reference in planning and development uses. Previous research indicates the northern third of the county may have a significant number of protected/endangered plant and animal species. The southern halves of the Geneva and Junction City quadrangles and northern halves of the Buena Vista NE and Tazewell North quadrangles are believed to be home to one dozen plants and one half-dozen animal species of special concern. These areas have been experiencing the greatest numbers of single-lot, residential development, a trend expected to continue for the foreseeable future. Both jurisdictions have adopted wetland protection and groundwater recharge area protection ordinances. The county enforces standards for tree preservation in residential subdivisions. With very few exceptions, development has not altered site topography. Local stormwater management is limited to city and county maintenance of open drainage ditches along roadsides.

Regional Cooperation
Regional cooperation should be encouraged in setting priorities, identifying shared needs, and finding collaborative solutions, particularly where it is critical to success of a venture, such as protection of shared natural resources or development of a transportation network.

For four decades the community has been a participating member of the Economic Development Administration/Department of Commerce designated Economic Development District (the Middle Flint Regional Development Center), and in recent years joined a consortium of six counties centered around Columbus-Muscogee County, the Valley Partnership, for industrial recruitment. The county’s rural water system is linked not only with Buena Vista’s municipal system, but with the rural system of a neighboring county for system backup. Local leaders also worked with colleagues in six other Middle Flint counties to put in operation an E-911 center with the state’s largest E-911 service area.

Transportation Alternatives
Alternatives to transportation by automobile, including mass transit, bicycle routes, and pedestrian facilities, should be made available in each community. Greater use of alternate transportation should be encouraged.

Because local services must be provided from a community, rather than a neighborhood, perspective, alternatives to transportation by automobile are uncommon. In absence of true neighborhood development, sidewalk is not a common local feature. It is most prevalent along the city’s thoroughfares (state routes). There are not any sidewalk or parking area ordinances. The only street requirements are in the county subdivision ordinance stipulating width, paving standards, etc.; there are not any provisions or specifications for sidewalk. Subdivision developments have occurred and are planned for undeveloped areas on the periphery of the city. No provisions for interconnectivity with future developments have been required. There are not any bicycle or pedestrian routes. The community has never had general public transit, and there is no local taxi service. Although the need for public transit is recognized, the requirement for local operating subsidy is the hindrance to program implementation.

Regional Solutions
Regional solutions to needs shared by more than one local jurisdiction are preferable to separate local approaches, particularly where this will result in greater efficiency and else cost to the taxpayer.

The community has worked to address to address common problems on a regional basis; economic development through the federally designated Economic Development District (administered by the Middle Flint Regional Development Center), and through a consortium of counties centered around Columbus-Muscogee County for industrial recruitment. The county’s rural water system is linked not only with the City of Buena Vista, but with neighboring rural water system. Community leaders have worked with leaders from several other counties to establish the state’s largest E-911 service area. Marion has for several years maintained fire and emergency response mutual aid agreements with adjoining counties. For a quarter-century Marion participated in a regional (tri-county) high school located in the south half of the county.



Housing Opportunities
A range of housing size, cost and density should be provided in each community to make it possible for all who work in the community to also line in the community (thereby reducing commuting distances), to promote a mixture of income and age groups in teach community, and provide a range of hosing choice to meet market needs.

Housing options are limited. Assisted and subsidized housing apartments, all in the city, maintain full occupancy. Starter homes and housing for middle-income families are not generally available, while speculative housing for the $200,000 and higher market is available. This latter housing is in subdivision development on the city periphery. Attractive, undeveloped building sites in the City of Buena Vista are rare. Municipal wastewater collection infrastructure is not available beyond the city limits to support multi-family housing development; these developments should be concentrated in the municipal area. The preference is for detached, single-family housing. The 2000 Census reported 36% of the jobs in the community were held by workers commuting in from other counties. It is not known how many of these might relocate if attractive housing options were available locally. Beyond the city’s short-lived housing rehabilitation program of the early 1980s and long-standing assisted and subsidized housing, neither jurisdiction is involved with housing-related activity. The county generally encourages larger-lot residential developments. Habitat for Humanity has recently established a local chapter.

Traditional Neighborhood
Traditional neighborhood development patterns should be encouraged, including use of more human-scale development, compact development, mixing of uses within easy walking distance of one another, and facilitating pedestrian activity.

This is a planning term with more urban than rural application. The few retail and service establishments that the small population base can sustain must be community-, not neighborhood-, oriented. Consequently, all types of commercial establishments must be easily accessible by automobile to a much larger and more distant customer base. Of the three small grocers in the county, two are on opposite sides of the downtown commercial square; the third is on a thoroughfare in the rural, north-central section of the county. The only pharmacy is located on the town square. The sidewalks that exist are concentrated along state thoroughfares and relatively well maintained. Because the population base can justify only one elementary and one middle school, and there are so few students within walking/biking distance of either, the board of education must provide transportation for students. The high school is located in the south-central section of the county; for a quarter-century the most convenient location for students in-commuting from two, adjoining, rural counties. The limited recreation facilities must serve the greater community, not individual neighborhoods, and must therefore be accessible to the general public. In light of the current housing need, the community needs to take a leadership role in stimulating/facilitating planned housing in the community. Because the community is so heavily wooded, there is not an organized tree planting campaign. Through the subdivision ordinance the county does, however, have standards for tree preservation. The greatest potential for a traditional neighborhood development would be for the city to incorporate appropriate standards in zoning and subdivision ordinances.

Infill Development
Communities should maximize the use of existing infrastructure and minimize the conversion of undeveloped land at the urban periphery by encouraging development or redevelopment or sites closer to the downtown or traditional urban core of the community.

Although the community is recording residential growth, historically the community has not experienced development pressures. There are not economic pressures for undersize lots development. The number of vacant buildings is so small, and relatively concentrated, their availability is almost common knowledge. While a written inventory of available buildings may not be necessary, having specifications on each would be of value when locals have the opportunity to meet with potential developers/investors. Developable sites are available in the community. The limited level of development experienced to-date has saved the community from significant instances of industrial and business contamination needing reclamation. The county zoning ordinance includes several nodes reserved for greater densities or residential development than is otherwise allowed in the community, but more are needed.

Sense of Place
Traditional downtown areas should be maintained as the focal point of the community or, for newer areas where this is not possible, the development of activity centers that serve as community focal points should be encouraged. These community focal points should be attractive, mixed-use, pedestrian-friendly places where people choose to gather for shopping, dining, socializing and entertainment.

Buena Vista has an attractive downtown square; historically the economic focus of the community. Community resolve will be needed to retain this character, however. In absence of growth management, the combination of residential spillover from the north and military-induced growth pressure from the west will pull commercial activity from this economic center of the community. The county should site additional residential nodes on the zoning map to promote concentrated developments in strategically selected areas. The city limit sign and greater density of development are the only distinguishing features between the Buena Vista city limits and the unincorporated area. The community is part of a vast undeveloped area (silviculture/agriculture) of the state, with no distinguishing features between counties. The historic Township of Tazewell is a nodal development in the east-central section of the county, identified only by a highway sign. There are no signage or other regulations sensitive to the aesthetic characteristics of the community. The community does not employ a guidebook illustrating the type new development desired.



















Identification of Potential Issues and Opportunities

The following list of issues and opportunities was gleaned from public meetings and staff input.


Population
Issues
Low education attainment level
Low income levels
Significant at-risk youth population
Teen pregnancy
Latch-key youth
Child abuse and neglect
Lack of parental involvement in children’s lives
Illegal drug use

Opportunities
Increase participation in adult education classes
Support Family Connections Programs
Increase anti-drug message throughout community
Expand mentoring program to support such opportunities as Scouting, Junior Achievement, etc.
Retain and expand after-school programs such as ASTEP


Housing
Issues
Inadequate housing options
Neighborhood revitalization needed in certain areas
High incidence of manufactured housing
Substandard housing presence
Increasing tax base reliance on residential development
Few attractive vacant housing development sites remain in Buena Vista

Opportunities
Offer first-time home-buyer education programs
Foster development of housing for middle-income families
Possibility of funding through down payment assistance program for first-time home-buyers
Housing (environmental) and Building code enforcement in Buena Vista
Marketing Marion/Buena Vista as a retirement community


Community Facilities and Services
Issues
Maintaining city and county infrastructure; utilities, transportation
Limited recreation opportunities
Inadequate county office space (general government, health department, DFCS)
Preservation of courthouse (National Register)
Need for larger Post Office
Need local physician
No public transit

Opportunities
Identify sources to fund public transit service
Work toward development of “year-round” recreation program
Develop adequate office space for local government services
Secure, permanent storage for copies of critical public records
Proactive measures to protect critical facilities from the risks of disaster


Economic Development
Issues
Lack of attractive employment opportunities
Difficulty attracting industries paying higher wages
Disconnect between current worker skill levels and type jobs desired
Work ethic of some residents
Local workers without transportation to/from local jobs
Lack of local technical and business support for prospective entrepreneurs
Business/industrial start-up costs
Vacant downtown storefronts
Communication/cooperation between industry and community
Need for internet service
Low education attainment level

Opportunities
Pursue Entrepreneur Friendly Community designation
Establish business/industrial incubator
Periodic existing industry surveys and follow-up
Erect a speculative industrial building
Initiate hunter-appreciation event
Restoration and expansion of economic activity downtown
Promotion of GED/adult literacy offerings
Maintenance and marketing of airport


Natural and Cultural Resources
Issues
Degradation of natural and cultural resources
Identification and recognition of historic resources
Extent of tree removal in new subdivisions



Opportunities
Protect heaviest concentrations of prime farmland from encroachment
Develop public fishing area
Update and maintain historic resources survey


Land Use
Issues
Concern about potential for uncontrolled growth
Weakening economic vitality of Buena Vista through improper rural land use management
Impacts of Fort Benning expansion on the community
General blighting influences/aesthetics

Opportunities
Wholesale review (and revision as necessary) of county land use plan and zoning ordinance to
better respond to growth/development pressures
Maintain compact and intact municipal and industrial areas


Transportation
Issues
Lack of jurisdictional identity
Industrial park access to industrial traffic
North-south traffic flow through Buena Vista
Absence of any transit service

Opportunities
City and County gateways
Concentration of rural development to better control costof road maintenance/improvements
Financially self-sustaining transit program
Buena Vista west-side connector
Interstate (I-14) highway development along current route of GA 26


Intergovernmental
Issues
Lack of coordination/cooperation between public decision-making bodies
Communication within the community

Opportunities
Regular meetings between decision-making entities: county, city, local boards, commissions and
authorities
Hold regularly scheduled local government town hall meetings



Areas Requiring Special Attention

This component consists of an evaluation of existing land use patterns and trends for the purpose of identifying areas requiring special attention.

Areas of significant natural or cultural resources
According to the Georgia Department of Natural Resources Wildlife Resources Division's Nongame Wildlife Program, formerly the Natural Heritage Inventory, there are a significant number of plants and animals of Special Concern located in the northern third of the county (see following graphic). Because of proximity to the geologic fall line dividing the Piedmont region from the Coastal Plains, plant and animal species common to both regions have habitats in this section of the community. Species believed to be present are identified below:

Plants Animals
Atlantic White-cedar* Eastern Tiger Salamander
Bog Sneezeweed Southern Coal Skink
Carolina Bogmint* Southern Hognose Snake*
Indian Olive* Gulf Coast Waterdog
Narrow-fruit Swamp Sedge Sly Crayfish*
Clearwater Butterwort Gopher Frog*
Sweet Pitcherplant* Gopher Tortoise*
Sandhill Golden-aster*
Chapman Yellow-eyed Grass
Lax Water-milfoil*
Pickering’s Morning-glory*

It is expected that eleven of the fifteen Special Concern plants and seven of the twelve Special Concern animals believed to be present in Marion County can be found in this section of the county. The seven plant and four animal species highlighted above (*) are of such significance they are a protected species in Georgia. Although not believed to be present in this same section of the county, three additional species have federal (and consequently state-) protection status. This area of heaviest concentration of protected and Special Concern species is also the area attracting the greatest concentration of new residents. While protected plant species generally become the property of the landowner, there is the potential that federal and/or state penalties and sanctions could be levied against those who destroy protected animals or their habitats. The county needs additional information identifying specific sites/locations of these natural resources to promote good environmental stewardship, and to help prevent residents from destroying critical resources and legal actions that could possibly result. This information would be valuable in helping to determine whether the county zoning ordinance should be revised to afford protection measures.

This northern portion of the county is also the location of Fort Perry, one of six local sites listed on the National (and State) Register(s) of Historic Places.