MORGAN COUNTY, GEORGIA and
CITY of BOSTWICK, TOWN of BUCKHEAD,
CITY of MADISON & CITY of RUTLEDGE
JOINT COMPREHENSIVE PLAN 2025
Map 6.6
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May 2004
Draft for Review
TABLE OF CONTENTS
CHAPTER 1 POPULATION .................................................................................................................................... I
1.1 TOTAL POPULATION............................................................................................................................................1
Morgan County .....................................................................................................................................................1
City of Bostwick ....................................................................................................................................................8
Town of Buckhead...............................................................................................................................................10
City of Madison...................................................................................................................................................12
City of Rutledge ..................................................................................................................................................14
1.2 FUTURE POPULATION ........................................................................................................................................16
Morgan County ...................................................................................................................................................16
City of Bostwick ..................................................................................................................................................25
Town of Buckhead...............................................................................................................................................25
City of Madison...................................................................................................................................................25
City of Rutledge ..................................................................................................................................................26
1.3 NUMBER OF HOUSEHOLDS ................................................................................................................................26
1.4 AVERAGE HOUSEHOLD SIZE .............................................................................................................................26
1.5 AGE DISTRIBUTION ...........................................................................................................................................27
Morgan County ...................................................................................................................................................27
City of Bostwick ..................................................................................................................................................29
Town of Buckhead...............................................................................................................................................30
City of Madison...................................................................................................................................................31
City of Rutledge ..................................................................................................................................................32
1.6 RACIAL COMPOSITION ......................................................................................................................................33
Morgan County ...................................................................................................................................................33
City of Bostwick ..................................................................................................................................................38
Town of Buckhead...............................................................................................................................................42
City of Madison...................................................................................................................................................46
City of Rutledge ..................................................................................................................................................50
1.7 EDUCATIONAL ATTAINMENT ............................................................................................................................54
Morgan County ...................................................................................................................................................45
City of Bostwick ..................................................................................................................................................55
Town of Buckhead...............................................................................................................................................56
City of Madison...................................................................................................................................................56
City of Rutledge ..................................................................................................................................................57
1.8 INCOME .............................................................................................................................................................61
Morgan County ...................................................................................................................................................61
Municipalities .....................................................................................................................................................62
1.9 POPULATION GOALS AND POLICIES ..................................................................................................................66
CHAPTER 2 ECONOMIC DEVELOPMENT......................................................................................................68
2.1 ECONOMIC BASE ...............................................................................................................................................68
Employment by Sector.........................................................................................................................................68
Earnings by Sector..............................................................................................................................................73
Export Sectors.....................................................................................................................................................73
Wages..................................................................................................................................................................74
Income by Type ...................................................................................................................................................74
Residence Adjustment .........................................................................................................................................75
Commuting Patterns ...........................................................................................................................................76
Major Activities/Developments ...........................................................................................................................77
Stanton Springs Industrial Park ........................................................................................................................................ 77
Madison Lakes Development ........................................................................................................................................... 77
Joint Madison-Morgan Industrial Park............................................................................................................................. 78
Walker Rose Community ................................................................................................................................................. 78
Planned Housing Developments....................................................................................................................................... 78
Downtown Madison Redevelopment Projects.................................................................................................................. 78
Unique Activities.................................................................................................................................................78
Heritage Tourism.............................................................................................................................................................. 78
Camp Twin Lakes ............................................................................................................................................................ 78
Other Activities ...................................................................................................................................................79
Largest Employers ..............................................................................................................................................79
Economic Base Summary....................................................................................................................................79
2.2 LABOR FORCE ...................................................................................................................................................79
Employment by Occupation ................................................................................................................................79
City of Bostwick .............................................................................................................................................................. 82
Town of Buckhead ........................................................................................................................................................... 83
City of Madison................................................................................................................................................................ 85
City of Rutledge ............................................................................................................................................................... 86
Employment Status..............................................................................................................................................88
City of Bostwick .............................................................................................................................................................. 91
Town of Buckhead ........................................................................................................................................................... 92
City of Madison................................................................................................................................................................ 93
City of Rutledge ............................................................................................................................................................... 94
Unemployment Status .........................................................................................................................................94
2.3 LOCAL ECONOMIC DEVELOPMENT RESOURCES ................................................................................................96
Agencies..............................................................................................................................................................96
Madison/Morgan Chamber of Commerce ........................................................................................................................ 96
Four County Joint Development Authority ...................................................................................................................... 96
Madison Downtown Development Authority................................................................................................................... 96
Madison Convention and Visitors Bureau........................................................................................................................ 96
Madison Main Street Program.......................................................................................................................................... 97
Programs ............................................................................................................................................................97
Entrepreneurial Academy................................................................................................................................................. 97
Georgia Academy for Economic Development................................................................................................................ 97
Freeport Tax Exemption................................................................................................................................................... 97
Educational and Training Opportunities ............................................................................................................98
DeKalb Tech .................................................................................................................................................................... 98
Georgia Military College.................................................................................................................................................. 98
Gainsville College ............................................................................................................................................................ 98
Oxford College................................................................................................................................................................. 98
University of Georgia....................................................................................................................................................... 98
Georgia College and State University .............................................................................................................................. 98
2.4 ASSESSMENT OF ECONOMIC DEVELOPMENT NEEDS .........................................................................................99
General Economy ...............................................................................................................................................99
Commercial Development...................................................................................................................................99
Tourism ...............................................................................................................................................................99
Industrial Development.......................................................................................................................................99
Agriculture........................................................................................................................................................100
Small Business Development ............................................................................................................................100
Business Retention / Development of Existing Business ...................................................................................100
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Job Creation .....................................................................................................................................................100
Work Force Development .................................................................................................................................100
Community Development ..................................................................................................................................100
Public Infrastructure.........................................................................................................................................100
2.5 ECONOMIC DEVELOPMENT VISION STATEMENT .............................................................................................101
2.6 ECONOMIC DEVELOPMENT GOALS AND POLICIES ...........................................................................................101
CHAPTER 3 NATURAL AND HISTORIC RESOURCES ...............................................................................108
SECTION ONE: NATURAL RESOURCES ..................................................................................................................108
3.1 WATERSHEDS..................................................................................................................................................108
Inventory ...........................................................................................................................................................108
Assessment ........................................................................................................................................................108
3.2 GROUNDWATER RECHARGE ............................................................................................................................111
Inventory ...........................................................................................................................................................111
Assessment ........................................................................................................................................................111
3.3 WETLANDS .....................................................................................................................................................113
Inventory ...........................................................................................................................................................113
Assessment ........................................................................................................................................................113
3.4 RIVER CORRIDORS ..........................................................................................................................................115
Inventory ...........................................................................................................................................................115
Apalachee River ............................................................................................................................................................. 115
Oconee River/Lake Oconee............................................................................................................................................ 115
Little River ..................................................................................................................................................................... 115
Assessment ........................................................................................................................................................115
3.5 FLOODPLAINS .................................................................................................................................................118
Inventory ...........................................................................................................................................................118
Assessment ........................................................................................................................................................118
3.6 SOIL TYPES .....................................................................................................................................................120
Inventory ...........................................................................................................................................................120
Assessment ........................................................................................................................................................120
3.7 STEEP SLOPES .................................................................................................................................................122
Inventory ...........................................................................................................................................................122
Assessment ........................................................................................................................................................122
3.8 PRIME AGRICULTURAL SOILS .........................................................................................................................124
Inventory ...........................................................................................................................................................124
Assessment ........................................................................................................................................................124
3.9 PLANT & ANIMAL HABITATS ..........................................................................................................................126
Inventory ...........................................................................................................................................................126
Assessment ........................................................................................................................................................126
3.10 MAJOR RECREATIONAL AREAS .....................................................................................................................128
Inventory ...........................................................................................................................................................128
Hard Labor Creek State Park.......................................................................................................................................... 128
B.F. Grant and Redlands Wildlife Management Areas .................................................................................................. 128
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Lake Oconee................................................................................................................................................................... 128
Assessment ........................................................................................................................................................128
3.11 SCENIC VIEWS AND SITES .............................................................................................................................130
Inventory ...........................................................................................................................................................130
Potential Scenic Corridors.............................................................................................................................................. 130
Assessment ........................................................................................................................................................130
3.12 TREE COVER .................................................................................................................................................133
3.13 NATURAL RESOURCES GOALS AND POLICIES ...............................................................................................135
Greenspace and Open Space Goals and Policies .............................................................................................135
Water Resources Goals and Policies ................................................................................................................139
Wildlife/Habitat Goals and Policies .................................................................................................................141
Air, Noise, Light Goals and Policies.................................................................................................................142
Lake Oconee/Hard Labor Creek State Park Goals and Policies ......................................................................144
SECTION TWO: HISTORIC RESOURCES ..................................................................................................................146
3.13 HISTORIC RESOURCES ...................................................................................................................................146
National Register Historic Buildings................................................................................................................147
National Register Historic Districts .................................................................................................................149
Potential National Register Historic Properties...............................................................................................151
3.14 RESIDENTIAL RESOURCES .............................................................................................................................153
3.15 COMMERCIAL RESOURCES ............................................................................................................................153
3.16 INDUSTRIAL RESOURCES ...............................................................................................................................153
3.17 INSTITUTIONAL RESOURCES..........................................................................................................................153
3.18 RURAL RESOURCES (LANDSCAPES, ROADS, CROSSINGS) ..............................................................................153
3.19 HISTORIC, ARCHEOLOGICAL, AND CULTURAL SITES ....................................................................................154
3.20 PRESERVATION OF HISTORIC RESOURCES .....................................................................................................154
Organizations Involved.....................................................................................................................................154
The Madison Historic Preservation Commission .......................................................................................................... 154
Madison Main Street Program........................................................................................................................................ 155
Madison Convention & Visitors Bureau ........................................................................................................................ 155
Madison-Morgan Cultural Center .................................................................................................................................. 156
Madison-Morgan African-American Museum ............................................................................................................... 156
Northeast Georgia Regional Development Center Department of Historic Preservation ............................................... 156
Georgia Department of Natural Resources..................................................................................................................... 156
United States Department of the Interior........................................................................................................................ 156
3.21 EFFORTS TO DATE .........................................................................................................................................157
Regulations, Zoning and Incentives Used.........................................................................................................157
City of Madison Historic Preservation Ordinance.......................................................................................................... 157
Morgan County Zoning Regulations .............................................................................................................................. 157
Rehabilitation Tax Credit ............................................................................................................................................... 157
Georgia’s Historic Preservation State Tax Incentive Program ....................................................................................... 157
Georgia’s Main Street Program...................................................................................................................................... 157
Georgia Heritage 2000 Program..................................................................................................................................... 157
The Historic Preservation Fund...................................................................................................................................... 157
The Local Development Fund ........................................................................................................................................ 157
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3.22 CULTURAL AND TOURIST ATTRACTIONS IN MORGAN COUNTY ....................................................................158
3.23 ECONOMIC IMPORTANCE OF HERITAGE TOURISM .........................................................................................158
3.24 ADDITIONAL REFERENCE WORKS AND INFORMATION SOURCES ..................................................................159
3.26 HISTORIC RESOURCES NEEDS AND GOALS....................................................................................................160
CHAPTER 4 COMMUNITY FACILITIES AND SERVICES ..........................................................................163
4.1 TRANSPORTATION NETWORKS .........................................................................................................................163
4.1.1 Roads & Highways .................................................................................................................................163
Functional Classification System ................................................................................................................................... 163
Current and Proposed Road Projects in Morgan County................................................................................................ 167
Resurfacing and Widening of Roads .............................................................................................................................. 167
Dirt Roads ...................................................................................................................................................................... 168
City of Madison.............................................................................................................................................................. 169
4.1.2 Bridges ....................................................................................................................................................169
Morgan County, Bostwick, Buckhead, and Rutledge..................................................................................................... 169
City of Madison.............................................................................................................................................................. 170
4.1.3 Guardrails...............................................................................................................................................170
4.1.4 Other Identified Long Term Transportation Goals.................................................................................170
Morgan County Bostwick, Buckhead and Rutledge....................................................................................................... 170
City of Madison.............................................................................................................................................................. 171
4.1.5 Roadway Signage....................................................................................................................................171
Morgan County, Bostwick, Buckhead and Rutledge...................................................................................................... 171
City of Madison.............................................................................................................................................................. 171
4.1.6 Signalization ...........................................................................................................................................171
Morgan County, Buckhead, Bostwick, and Rutledge..................................................................................................... 171
City of Madison.............................................................................................................................................................. 172
4.1.7 Sidewalks ................................................................................................................................................172
Morgan County, Bostwick, Buckhead and Rutledge...................................................................................................... 172
City of Madison.............................................................................................................................................................. 172
4.1.8 Railroad Service......................................................................................................................................172
Inventory ........................................................................................................................................................................ 172
4.1.9 Public Transportation Service ................................................................................................................173
4.1.10 Airport...................................................................................................................................................174
4.1.11 Port Facilities .......................................................................................................................................174
4.2 WATER SUPPLY AND TREATMENT ..................................................................................................................175
City of Bostwick ................................................................................................................................................176
Town of Buckhead.............................................................................................................................................176
City of Madison.................................................................................................................................................177
City of Rutledge ................................................................................................................................................178
4.3 SEWAGE SYSTEM AND WASTEWATER TREATMENT ........................................................................................180
Morgan County and the Cities of Buckhead and Bostwick ...............................................................................180
City of Madison.................................................................................................................................................180
City of Rutledge ................................................................................................................................................181
4.4 SOLID WASTE MANAGEMENT ..........................................................................................................................181
Morgan County .................................................................................................................................................181
City of Bostwick and Town of Buckhead...........................................................................................................181
4.4.1 Recycling.................................................................................................................................................182
4.5 PUBLIC SAFETY AND EMERGENCY MEDICAL SERVICES ..................................................................................182
4.5.1 Law Enforcement ....................................................................................................................................182
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Morgan County, City of Bostwick, and Town of Buckhead .......................................................................................... 182
City of Madison.............................................................................................................................................................. 183
City of Rutledge ............................................................................................................................................................. 185
4.5.2 Detention Center.....................................................................................................................................185
4.5.3 Animal Control .......................................................................................................................................185
Morgan County, Bostwick, Buckhead, and Rutledge..................................................................................................... 185
City of Madison.............................................................................................................................................................. 185
4.5.4 Fire Protection........................................................................................................................................186
Morgan County, Bostwick, Buckhead, Rutledge ........................................................................................................... 187
City of Madison.............................................................................................................................................................. 193
4.5.6 Emergency Services ................................................................................................................................194
Emergency Management Agency................................................................................................................................... 194
911 / EMS ...................................................................................................................................................................... 195
4.6 HOSPITALS AND OTHER PUBLIC HEALTH FACILITIES ......................................................................................195
Department of Family and Children’s Services................................................................................................195
Morgan County Health Department .................................................................................................................195
Morgan County Mental Health Center .............................................................................................................196
Morgan Memorial Hospital ..............................................................................................................................196
Nursing Home Facilities ...................................................................................................................................197
4.7 PARK AND RECREATION FACILITIES ...............................................................................................................197
Municipal Parks................................................................................................................................................202
State Parks ........................................................................................................................................................203
4.8 GENERAL GOVERNMENT FACILITIES ..............................................................................................................206
Morgan County .................................................................................................................................................206
City of Bostwick ................................................................................................................................................208
Town of Buckhead.............................................................................................................................................208
City of Madison.................................................................................................................................................209
City of Rutledge ................................................................................................................................................211
4.9 EDUCATION .....................................................................................................................................................211
Public School System ........................................................................................................................................211
Head Start Program..........................................................................................................................................213
Private Schools .................................................................................................................................................213
Post-Secondary Schools....................................................................................................................................213
4.10 LIBRARIES AND OTHER CULTURAL FACILITIES .............................................................................................213
4.10.1 Libraries................................................................................................................................................213
4.10.2 Cultural Facilities and Activities ..........................................................................................................215
Morgan-Madison Cultural Center .................................................................................................................................. 215
Morgan County Historical Society – Heritage Hall........................................................................................................ 216
The Rogers House/Rose Cottage.................................................................................................................................... 216
Morgan County African-American Museum.................................................................................................................. 216
Steffen Thomas Museum & Archives ............................................................................................................................ 216
Antebellum Home Tours ................................................................................................................................................ 216
The Lion’s Club Fairgrounds ......................................................................................................................................... 216
Morgan County Agricultural Center............................................................................................................................... 217
Georgia State University Astronomical Observatory ..................................................................................................... 217
Susie Agnes Hotel .......................................................................................................................................................... 217
4.11 THE MORGAN COUNTY EXTENSION SERVICE ...............................................................................................217
4.12 COMMUNITY FACILITIES AND SERVICES GOALS AND POLICIES ....................................................................218
Transportation Goals and Policies ...................................................................................................................218
Water Supply and Treatment and......................................................................................................................219
Sewage System and Waste Water Treatment Goals and Policies .....................................................................219
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Solid Waste Management Goals and Policies ..................................................................................................220
Public Safety Goals and Policies ......................................................................................................................221
Education Goals and Policies...........................................................................................................................225
Morgan County Extension Service Goals and Policies ....................................................................................225
Libraries and Cultural Facilities Goals and Policies.......................................................................................226
Community Buildings & Government Services Goals and Policies..................................................................226
Health Services Goals and Policies ..................................................................................................................228
CHAPTER 5 HOUSING........................................................................................................................................229
5.1 HOUSING TYPES ..............................................................................................................................................229
Morgan County .................................................................................................................................................229
City of Bostwick ................................................................................................................................................231
Town of Buckhead.............................................................................................................................................232
City of Madison.................................................................................................................................................232
City of Rutledge ................................................................................................................................................233
5.2 AGE AND CONDITION ......................................................................................................................................233
Age ....................................................................................................................................................................233
Condition ..........................................................................................................................................................234
5.3 OWNER & RENTER OCCUPANCY CHARACTERISTICS ......................................................................................237
Morgan County .................................................................................................................................................237
City of Bostwick ................................................................................................................................................238
Town of Buckhead.............................................................................................................................................238
City of Madison.................................................................................................................................................239
City of Rutledge ................................................................................................................................................239
5.4 HOUSING COSTS..............................................................................................................................................241
Morgan County .................................................................................................................................................241
City of Bostwick ................................................................................................................................................242
Town of Buckhead.............................................................................................................................................242
City of Madison.................................................................................................................................................242
City of Rutledge ................................................................................................................................................243
5.5 FUTURE HOUSING TRENDS AND NEEDS ..........................................................................................................244
Morgan County .................................................................................................................................................244
City of Bostwick ................................................................................................................................................246
Town of Buckhead.............................................................................................................................................247
City of Madison.................................................................................................................................................247
City of Rutledge ................................................................................................................................................247
5.6 HOUSING GOALS AND POLICIES ......................................................................................................................249
CHAPTER 6 LAND USE.......................................................................................................................................253
SECTION ONE: EXISTING LAND USE .....................................................................................................................253
6.1 INVENTORY .....................................................................................................................................................254
Existing Land Use Distribution ........................................................................................................................256
Unincorporated Morgan County..................................................................................................................................... 256
City of Bostwick ............................................................................................................................................................ 260
Town of Buckhead ......................................................................................................................................................... 263
City of Madison.............................................................................................................................................................. 266
City of Rutledge ............................................................................................................................................................. 269
SECTION TWO: FUTURE LAND USE PLAN .............................................................................................................273
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6.4 FUTURE LAND USE NEEDS PROJECTIONS ........................................................................................................273
6.5 MORGAN COUNTY FUTURE LAND USE ...........................................................................................................276
Overview ...........................................................................................................................................................276
Future Land Use Plan Description...................................................................................................................279
Future Agriculture and Forestry Land Use..................................................................................................................... 279
Future Residential Land Use .......................................................................................................................................... 279
Future Commercial Land Use ........................................................................................................................................ 281
Future Industrial Land Use............................................................................................................................................. 281
Future Office/Professional Land Use ............................................................................................................................. 282
Future Public/Institutional Land Use.............................................................................................................................. 282
Future Transportation/Communication/Utility Land Use............................................................................................... 283
Summary of Future Land Use Classifications ..................................................................................................283
Greenprint Planning and the Comprehensive Plan ..........................................................................................285
Morgan County Growth Areas..........................................................................................................................285
Madison area to Madison Lakes..................................................................................................................................... 285
Rutledge area to Stanton Springs.................................................................................................................................... 286
Flat Rock Community .................................................................................................................................................... 286
Infrastructure Needs .........................................................................................................................................286
Sensitive Environments and Preservation.........................................................................................................286
Strategies ..........................................................................................................................................................286
6.6 CITY OF BOSTWICK FUTURE LAND USE ..........................................................................................................287
Future Land Use and Development ..................................................................................................................287
Infrastructure Needs .........................................................................................................................................287
Sensitive Environments and Preservation.........................................................................................................287
6.7 TOWN OF BUCKHEAD FUTURE LAND USE .......................................................................................................289
Future Land Use and Development ..................................................................................................................289
Infrastructure ....................................................................................................................................................289
Sensitive Environments and Preservation.........................................................................................................289
6.8 CITY OF MADISON FUTURE LAND USE ...........................................................................................................291
Future Land Use and Development ..................................................................................................................291
Growth Areas....................................................................................................................................................291
Infrastructure Needs .........................................................................................................................................291
Sensitive Environments and Preservation.........................................................................................................292
6.9 CITY OF RUTLEDGE FUTURE LAND USE ..........................................................................................................294
Future Land Use and Development ..................................................................................................................294
Infrastructure Needs .........................................................................................................................................294
Sensitive Environments and Preservation.........................................................................................................294
6.10 LAND USE GOALS AND POLICIES ..................................................................................................................296
CHAPTER 7 INTERGOVERNMENTAL COORDINATION ..........................................................................308
7.1 ADJACENT LOCAL GOVERNMENTS .................................................................................................................308
Municipalities ...................................................................................................................................................308
7.2 SCHOOL BOARDS ............................................................................................................................................308
Morgan County Board of Education.................................................................................................................308
7.3 INDEPENDENT DEVELOPMENT AUTHORITIES ..................................................................................................308
Four County Economic Development Authority and Industrial Authority .......................................................308
7.4 REGIONAL AND STATE ENTITIES .....................................................................................................................309
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Northeast Georgia Regional Development Center ...........................................................................................309
Regional Water Districts and Water Supply and/or Water Quality Protection Plans ......................................309
Georgia Department of Transportation ............................................................................................................309
Georgia Department of Natural Resources ......................................................................................................309
Georgia Department of Community Affairs......................................................................................................309
Governors Greenspace Program ......................................................................................................................310
7.5 FEDERAL ENTITIES ..........................................................................................................................................310
U.S Forestry Service .........................................................................................................................................310
U.S. Army Corps of Engineers ..........................................................................................................................310
7.6 PRIVATE ENTITIES...........................................................................................................................................310
Madison/Morgan Chamber of Commerce ........................................................................................................310
Georgia Power Company .................................................................................................................................310
National EMS....................................................................................................................................................311
7.7 SERVICE DELIVERY STRATEGY .......................................................................................................................311
Animal Control Agreement ...............................................................................................................................312
Fire Services Mutual Aid Agreements ..............................................................................................................312
Contract for Jail Services .................................................................................................................................312
Recreation Services Agreement ........................................................................................................................312
Morgan County and Madison SPLOST Agreement ..........................................................................................313
7.8 SUMMARY OF DISPUTE RESOLUTION PROCESS ...............................................................................................313
7.9 SERVICE PROVISION CONFLICTS OR OVERLAPS ..............................................................................................313
7.10 LAND USE .....................................................................................................................................................314
Compatibility of Land Use Plans ......................................................................................................................314
Land Use and Siting Facilities of Countywide Significance .............................................................................314
Developments of Regional Impact ....................................................................................................................314
Annexation ........................................................................................................................................................314
7.11 INTERGOVERNMENTAL COORDINATION GOALS AND POLICIES .....................................................................315
CHAPTER 8 IMPLEMENTATION.....................................................................................................................316
OVERVIEW .............................................................................................................................................................316
1. Morgan County Short Term Work Program Status Report 1999 - 2003
2. Morgan County Short Term Work Program 2004 - 2008
City of Bostwick Short Term Work Program Status Report 1999 - 2003
City of Bostwick Short Term Work Program 2004 - 2008
Town of Buckhead Short Term Work Program Status Report 1999 - 2003
Town of Buckhead Short Term Work Program 2004 - 2008
City of Madison Short Term Work Program Status Report 1999 - 2003
City of Madison Short Term Work Program 2004 - 2008
City of Rutledge Short Term Work Program Status Report 1999 - 2003
City of Rutledge Short Term Work Program 2004 - 2008
APPENDICIES
A.
Morgan County GreenPrint Plan
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LIST OF FIGURES
Chapter 1 Population
Figure 1.1 Morgan County, GA Population Growth 1980 - 2000 .................................................. 2
Figure 1.2 Morgan County and Georgia Growth Rates 1980 - 2000.............................................. 2
Figure 1.3 2000 Urbanized Areas and MSA’s................................................................................ 4
Figure 1.4 Population Trends in Morgan County and Other I-20 East Counties 1950 - 2000 ....... 5
Figure 1.5 Population Trends in Morgan County and Other Northeast Georgia RDC Counties
1950 - 2000.............................................................................................................................. 5
Figure 1.6 Population Growth in NE Georgia 1990 – 2000 ........................................................... 6
Figure 1.7 Population Growth in NE Georgia 1990 -2000............................................................. 7
Figure 1.8 Town of Bostwick Population Growth 1980 - 2000 .................................................... 8
Figure 1.9 City of Bostwick Population Density ............................................................................ 9
Figure 1.10 Town of Buckhead Population Growth 1980 – 2000............................................... 10
Figure 1.11 City of Buckhead Population Density ....................................................................... 11
Figure 1.12 City of Madison Population Growth 1980 - 2000 .................................................... 12
Figure 1.13 City of Madison Population Density ......................................................................... 13
Figure 1.14 City of Madison Population Growth 1980 - 2000 ..................................................... 14
Figure 1.15 City of Rutledge Population Density......................................................................... 15
Figure 1.16 Population Trend in Morgan County 1950 - 2000 .................................................... 19
Figure 1.17 Future Population Projections for Morgan County 2000 – 2050 based on Annualized
Growth Trends 1950 - 2000................................................................................................... 20
Figure 1.18 Population Trends in Morgan County and Surrounding Counties 1950 - 2000........ 23
Figure 1.19 Population Trend in Morgan and Surrounding Counties 1950 -2000 ....................... 24
Figure 1.20 Morgan County Georgia Population Age Distribution 1980 - 2000 ......................... 27
Figure 1.21 Morgan County Population by Age Distribution 2000 - 2020 .................................. 29
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Figure 1.22 Bostwick Population Distribution by Age 1980 - 2000 ............................................ 30
Figure 1.23 Buckhead Population Distribution by Age 1980 - 2000 ........................................... 31
Figure 1.24 Madison Population Distribution by Age 1980 - 2000 ............................................. 32
Figure 1.25 Rutledge Population Distribution by Age 1980 - 2000 ............................................. 33
Figure 1.26 Morgan County Black Population as Percentage of Block Total.............................. 35
Figure 1.27 Morgan County Hispanic Population as Percentage of Block Total......................... 36
Figure 1.28 Morgan County White Population as a Percentage of Block Total........................... 37
Figure 1.29 City of Bostwick Black Population as Percentage of Block Total............................ 39
Figure 1.30 City of Bostwick White Population as Percentage of Block Total ........................... 40
Figure 1.31 City of Bostwick Hispanic Population as Percentage of Block Total ....................... 41
Figure 1.32 Town of Buckhead White Population as Percentage of Block Total ........................ 43
Figure 1.33 Town of Buckhead Black Population as Percentage of Block Total......................... 44
Figure 1.34 Town of Buckhead Hispanic Population as Percentage of Block Total.................... 45
Figure 1.35 City of Madison White Population as Percentage of Block Total............................. 47
Figure 1.36 City of Madison Black Population as Percentage of Block Total ............................. 48
Figure 1.37 City of Madison Hispanic Population as Percentage of Block Total ........................ 49
Figure 1.38 City of Rutledge White Population as Percentage of Block Total ............................ 51
Figure 1.39 City of Rutledge Black Population as Percentage of Block Total............................. 52
Figure 1.40 City of Rutledge Hispanic Population as Percentage of Block Total........................ 53
Figure 1.41 Income Distribution Comparison for Morgan County and Cities 2000 .................... 64
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LIST OF MAPS
Chapter 3 Natural and Cultural Resources
Map 3.1 Morgan County Major Watersheds ....................................................................... 110
Map 3.2 Morgan County Groundwater Recharge Areas ..................................................... 112
Map 3.3 Morgan County Wetlands...................................................................................... 114
Map 3.4 Morgan County River Corridors............................................................................. 117
Map 3.5 Morgan County Floodplains................................................................................... 119
Map 3.6 Morgan County Soil Types..................................................................................... 121
Map 3.7 Morgan County Topography – Steep Slopes.......................................................... 123
Map 3.8 Prime Agricultural Soils ......................................................................................... 125
Map 3.9 Morgan County Plant, Animal and Wildlife Habitats by USGS Quads................ 127
Map 3.10 Major Recreation Areas in Morgan County ......................................................... 129
Map 3.11 Morgan County Scenic Roads .............................................................................. 132
Map 3.12 Morgan County Tree Cover.................................................................................. 134
Map 3.13 National Register Historic Properties in Morgan County .................................... 148
Map 3.14 National Register Historic Districts in Morgan County ....................................... 150
Map 3.15 Historic Resources and Potential Candidate Sites in Morgan County ................. 152
Chapter 4 Community Facilities
Map 4.1 Road Network.........................................................................................................166
Map 4.2 Morgan County Water Service Areas.....................................................................175
Map 4.3 Bostwick Water Service Area.................................................................................176
Map 4.4 Buckhead Water Service Area................................................................................177
Map 4.5 Madison Water and Sewer Service Areas ..............................................................178
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Map 4.6 Rutledge Water and Sewer .....................................................................................179
Map 4.7 Madison Parks .........................................................................................................199
Chapter 6 Land Use
Map 6.1 Morgan County Existing Land Use
..................................................................258
Map 6.2 City of Bostwick Existing Land Use ......................................................................261
Map 6.3 Town of Buckhead Existing Land Use...................................................................264
Map 6.4 City of Madison Existing Land Use .......................................................................267
Map 6.5 City of Rutledge Existing Land Use.......................................................................270
Map 6.6 Morgan County Future Land Use............................................................................277
Map 6.7 City of Bostwick Future Land Use .........................................................................288
Map 6.8 Town of Buckhead Future Land Use.......................................................................290
Map 6.9 City of Madison Future Land Use ...........................................................................293
Map 6.10 City of Rutledge Future Land Use.........................................................................295
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LIST OF TABLES
Chapter 1 Population
Table 1.1 Morgan County GA Population 1980-2000………………………………………1
Table 1.2 Georgia Population 1980 - 2000.................................................................................... 1
Table 1.3 City of Bostwick Population 1980 - 2000 ...................................................................... 8
Table 1.4 Town of Buckhead Population 1980 - 2000 ................................................................. 10
Table 1.5 City of Madison Population 1980 – 2000..................................................................... 12
Table 1.6 City of Rutledge Population 1980 – 2000 .................................................................... 14
Table 1.7 Morgan County Population Projections to 2025........................................................... 16
Table 1.8 Morgan County and State of Georgia Population Projections 2000–2025................... 16
Table 1.9 Rate of Population Growth 2000–2025 ........................................................................ 16
Table 1.10 Population Projections for Morgan Co. based on Morgan Co. Historic Population
Counts.................................................................................................................................... 18
Table 1.11 Population Projections for Morgan Co. based on Morgan and Surrounding Counties
2000 Population..................................................................................................................... 22
Table 1.12 Projected Morgan County Population 2000-2025 ...................................................... 25
Table 1.13 Projected Bostwick Population 2000 - 2025............................................................... 25
Table 1.14 Projected Buckhead Population 2000 - 2025.............................................................. 25
Table 1.1.5 Projected Madison Population 2000 - 2025............................................................... 25
Table 1.16 Projected Rutledge Population 2000 - 2025 ............................................................... 26
Table 1.17 Morgan County: Number of Households.................................................................... 26
Table 1.18 Comparison of Average Household Sizes .................................................................. 26
Table 1.19 Morgan County Population by Age ............................................................................ 27
Table 1.20 Morgan County: Projected Age Distribution.............................................................. 28
Table 1.21 Bostwick Population by Age ...................................................................................... 29
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Table 1.22 Buckhead Population by Age ..................................................................................... 30
Table 1.23 Madison Population by Age ....................................................................................... 31
Table 1.24 Rutledge Population by Age ....................................................................................... 32
Table 1.25 Morgan County Population by Race........................................................................... 34
Table 1.26 Morgan County: Projected Racial Composition......................................................... 34
Table 1.27 City of Bostwick Population by Race......................................................................... 38
Table 1.28 Town of Buckhead Population by Race ..................................................................... 42
Table 1.29 City of Madison Population by Race.......................................................................... 46
Table 1.30 City of Rutledge Population by Race ......................................................................... 50
Table 1.31 Morgan County, GA: Educational Attainment ........................................................... 54
Table 1.32 Morgan County and Georgia Education Statistics...................................................... 55
Table 1.33 City of Bostwick Educational Attainment .................................................................. 56
Table 1.34 Town of Buckhead Educational Attainment............................................................... 56
Table 1.35 City of Madison Educational Attainment ................................................................... 57
Table 1.36 City of Rutledge Educational Attainment................................................................... 57
Table 1.37 Jasper County Educational Attainment....................................................................... 58
Table 1.38 Oconee and Walton Counties Educational Attainment .............................................. 58
Table 1.39 Putnam and Newton Counties Educational Attainment ............................................. 59
Table 1.40 Greene County Educational Attainment ..................................................................... 59
Table 1.41 Morgan County and Georgia Education Statistics...................................................... 60
Table 1.42 Per Capita Income 1980 - 2025 ................................................................................. 61
Table 1.43 Morgan County and Georgia Average Household Income ........................................ 62
Table 1.44 Morgan County Household Income Distribution ....................................................... 62
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Table 1.45 City of Bostwick Household Income Distribution ..................................................... 63
Table 1.46 Town of Buckhead Household Income Distribution .................................................. 63
Table 1.47 City of Madison Household Income Distribution....................................................... 63
Table 1.48 City of Rutledge Household Income Distribution ...................................................... 64
Table 1.49 Morgan County and Georgia Household Income Distribution (%)............................ 65
Chapter 2 Economic Development
Table 2.1 Morgan County Employment by Sector ....................................................................... 69
Table 2.2 Morgan County Employment by Sector (%) ................................................................ 69
Table 2.3 Georgia Employment by Sector (%)............................................................................. 70
Table 2.4 Unite States Employment by Sector (%) ...................................................................... 71
Table 2.5 Morgan County Earnings by Sector (%)....................................................................... 72
Table 2.6 Georgia Earnings by Sector (%) ................................................................................... 72
Table 2.7 Morgan County Average Weekly Wages ..................................................................... 74
Table 2.8 Georgia Average Weekly Wages.................................................................................. 74
Table 2.9 Morgan County Income by Type (%)........................................................................... 75
Table 2.10 Residential Adjustment for Morgan and Surrounding Counties ................................ 75
Table 2.11 Morgan County Commuting Patterns ......................................................................... 76
Table 2.12 County of Residence for Persons Commuting to Morgan County for Work ............. 76
Table 2.13 Morgan County Residents Commuting Out of the County for Work......................... 77
Table 2.14 Morgan County Large Employers .............................................................................. 79
Table 2.15 Georgia Employment by Occupation ......................................................................... 80
Table 2.16 Georgia Employment by Occupation (%) .................................................................. 80
Table 2.17 Morgan County Employment by Occupation............................................................. 81
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Table 2.18 Morgan County Employment by Occupation (%)...................................................... 81
Table 2.19 Bostwick Employment by Occupation ....................................................................... 82
Table 2.20 Bostwick Employment by Occupation (%) ................................................................ 83
Table 2.21 Buckhead Employment by Occupation ...................................................................... 84
Table 2.22 Buckhead Employment by Occupation (%) ............................................................... 84
Table 2.23 Madison Employment by Occupation ........................................................................ 85
Table 2.24 Madison Employment by Occupation (%) ................................................................. 86
Table 2.25 Rutledge Employment by Occupation........................................................................ 87
Table 2.26 Rutledge Employment by Occupation (%)................................................................. 87
Table 2.27 Morgan County Labor Force Participation................................................................. 88
Table 2.28 Georgia Labor Force Participation ............................................................................. 89
Table 2.29 United States Labor Force Participation..................................................................... 90
Table 2.30 Bostwick Labor Force Participation ........................................................................... 91
Table 2.31 Buckhead Labor Force Participation .......................................................................... 92
Table 2.32 Madison Labor Force Participation ............................................................................ 93
Table 2.33 Rutledge Labor Force Participation............................................................................ 94
Table 2.34 Morgan County Labor Statistics ................................................................................. 95
Table 2.35 Georgia Labor Statistics.............................................................................................. 95
Table 2.36 United States Labor Statistics ..................................................................................... 95
Table 2.37 Labor Statistics for Surrounding Counties................................................................. 95
Chapter 4 Community Facilitiles
Table 4.1 Morgan County Road Mileage ....................................................................................163
Table 4.2 Roadway Classifications in Morgan County ...............................................................165
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Table 4.3 Morgan County Dirt Roads in Priority Order..............................................................169
Table 4.4 Projected Water Demand Based on Current Use Rate ................................................180
Table 4.5 Morgan County Sheriff’s Department .........................................................................182
Table 4.6 City of Madison Police Department ............................................................................184
Table 4.7 Station No. 1 Apalachee Volunteer Fire Department ..................................................188
Table 4.8 Station No. 2 Central Station 2 Fire Department.........................................................188
Table 4.9 Station No. 3 Bostwick Volunteer Fire Department....................................................189
Table 4.10 Station No. 4 Buckhead Volunteer Fire Department.................................................189
Table 4.11 Station No. 5 Godfrey Volunteer Fire Department....................................................190
Table 4.12 Station No. 6 Fairplay Volunteer Fire Department....................................................190
Table 4.13 Station No. 7 Clack’s Chapel Volunteer Fire Department ........................................191
Table 4.14 Station No. 8 Bethany Volunteer Fire Department....................................................191
Table 4.15 Station No. 9 Rutledge Volunteer Fire Department ..................................................192
Table 4.16 Station No. 10 Sugar Creek Firefighter’s Association ..............................................192
Table 4.17 Georgia Forestry Commission Morgan-Walton County Unit ...................................193
Table 4.18 Morgan County Fire Office .......................................................................................193
Table 4.19 Madison Fire Department ..........................................................................................194
Table 4.20 Recreation Programs Offered by Morgan-Madison Rec.Dept. .................................198
Table 4.21 Hill Park.....................................................................................................................199
Table 4.22 Wellington Park .........................................................................................................200
Table 4.23 Municipal Park...........................................................................................................200
Table 4.24 Heritage Park .............................................................................................................201
Table 4.25 Morgan County Schools Facilities.............................................................................201
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Table 4.26 Town of Buckhead Parks and Recreation Facilities ..................................................202
Table 4.27 City of Rutledge Parks and Recreation Facilities ......................................................202
Table 4.28 City of Bostwick Parks and Recreation Facilities .....................................................202
Table 4.29 City of Madison Parks and Recreation Facilities.......................................................202
Table 4.30 Hard Labor Creek State Park .....................................................................................203
Table 4.31 Facility Assessent ......................................................................................................204
Table 4.32 2010 Facilities Assessment........................................................................................204
Table 4.33 2020 Facilities Assessment........................................................................................205
Table 4.34 Morgan County Government Buildings ....................................................................206
Table 4.35 Bostwick Government Buildings...............................................................................208
Table 4.36 Buckhead Government Buildings..............................................................................208
Table 4.37 Madison Government Buildings................................................................................210
Table 4.38 Rutledge Government Buildings ...............................................................................211
Table 4.39 Current Capacity for Morgan County Schools ..........................................................211
Table 4.40 Number of Volumes Maintained by Library .............................................................214
Table 4.41 Number of Periodicals Maintained by Library ..........................................................214
Table 4.42 Library Square Footage per Capita............................................................................215
Table 4.43 Hours of Operation ....................................................................................................215
Chapter 5 Housing
Table 5.1 Morgan County Housing by Type ...............................................................................230
Table 5.2 Georgia Housing by Type............................................................................................230
Table 5.3 United States Housing by Type ...................................................................................231
Table 5.4 Bostwick Housing by Type .........................................................................................231
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Table 5.5 Buckhead Housing by Type.........................................................................................232
Table 5.6 Madison Housing by Type...........................................................................................232
Table 5.7 Rutledge Housing by Type ..........................................................................................233
Table 5.8 Morgan County Houses Built Before 1939 .................................................................233
Table 5.9 Georgia and US Houses Built Before 1939 .................................................................234
Table 5.10 Bostwick Houses Built Before 1939..........................................................................234
Table 5.11 Buckhead Houses Built Before 1939.........................................................................234
Table 5.12 Madison Houses Built Before 1939...........................................................................234
Table 5.13 Rutledge Houses Built Before 1939 ..........................................................................234
Table 5.14 Morgan County Housing Conditions.........................................................................235
Table 5.15 Bostwick Housing Conditions ...................................................................................235
Table 5.16 Buckhead Housing Conditions ..................................................................................235
Table 5.17 Madison Housing Conditions ....................................................................................235
Table 5.18 Rutledge Housing Conditions....................................................................................236
Table 5.19 Morgan County Occupancy Characteristics ..............................................................237
Table 5.20 Georgia Occupancy Characteristics...........................................................................238
Table 5.21 Bostwick Occupancy Characteristics.........................................................................238
Table 5.22 Buckhead Occupancy Characteristics........................................................................239
Table 5.23 Madison Occupancy Characteristics..........................................................................239
Table 5.24 Rutledge Occupancy Characteristics .........................................................................240
Table 5.25 Morgan County Housing Costs..................................................................................241
Table 5.26 Georgia Housing Costs ..............................................................................................241
Table 5.27 Bostwick Housing Costs............................................................................................242
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Table 5.28 Buckhead Housing Costs ...........................................................................................242
Table 5.29 Madison Housing Costs .............................................................................................243
Table 5.30 Rutledge Housing Costs.............................................................................................243
Table 5.31 Projected Housing Unit Needs for Morgan County...................................................245
Table 5.32 Morgan County Historic Housing Costs....................................................................245
Table 5.33 Projected Housing Unit Needs for Bostwick.............................................................246
Table 5.34 Projected Housing Unit Needs for Buckhead ............................................................247
Table 5.35 Projected Housing Unit Needs for Madison ..............................................................247
Table 5.36 Projected Housing Unit Needs for Rutledge..............................................................248
Chapter 6 Land Use
Table 6.1 Morgan County Total Acreage ....................................................................................253
Table 6.2 Land Use in Unincorporated Morgan County .............................................................256
Table 6.3 Land Use Change in Unincorporated Morgan County 1993 - 2002...........................256
Table 6.4 Breakdown of Residential Land in Unincorporated Morgan County..........................257
Table 6.5 Change in Residential Land Use in Unincorporated Morgan County .........................257
Table 6.6 Land Use in City of Bostwick......................................................................................262
Table 6.7 Land Use Change in Bostwick 1993 - 2002 ................................................................262
Table 6.8 Breakdown of Residential Land Use in Bostwick .......................................................262
Table 6.9 Change in Residential Land Use in Bostwick ............................................................263
Table 6.10 Town of Buckhead Land Use ....................................................................................265
Table 6.11 Change in Buckhead Land Use 1993 - 2002 ............................................................265
Table 6.12 Breakdown of Residential Land Use in Buckhead ...................................................265
Table 6.13 Change in Residential Land Use in Buckhead...........................................................266
Table 6.14 City of Madison Land Use.........................................................................................268
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Table 6.15 Land Use Change in Madison 1993 - 2002 ...............................................................268
Table 6.16 Breakdown of Residential Land Use in Madison ......................................................268
Table 6.17 Change in Residential Land Use in Madison 1993 - 2002 ........................................269
Table 6.18 City of Rutledge Land Use ........................................................................................271
Table 6.19 Change in Rutledge Land Use 1993 - 2002...............................................................271
Table 6.20 Breakdown of Residential Land Use in Rutledge......................................................271
Table 6.21 Change in Rutledge Residential Land Use ................................................................272
Table 6.22 Morgan County Projected Land Use Needs ..............................................................274
Table 6.23 Unincorporated Morgan County Projected Land use Needs .....................................274
Table 6.24 City of Bostwick Projected Land Use Needs.............................................................275
Table 6.25 Town of Buckhead Projected Land Use Needs .........................................................275
Table 6.26 City of Madison Projected Land Use Needs..............................................................275
Table 6.27 City of Rutledge Projected Land Use Needs .............................................................276
Table 6.28 Morgan County Future Land Use Distribution..........................................................278
Table 6.29 Comparison of Land Use Acreage Distribution ........................................................278
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