Leave it for the SPLOST
Driving north on US 41 out of Kennesaw towards the Paulding County line, you'll pass two Super Wal-Marts, a Super Target and countless strip malls filled with national retail chain stores. Each intersection is covered with signs enticing passersby to visit hundreds of new neighborhoods in various stages of development close by.
It wasn't like this a few short years ago. The area used to feature bait and tackle stores, flea markets and acres of kudzu patiently working to devour vacant buildings sprinkled throughout the landscape.
It's now a thriving upscale community and the focus of Z-164, one of the hottest zoning battles going on in the county.
Soon, the vacant strip of land at the intersection of US-41 and Awtrey Church Road will feature a new church (being built by Johnson's Ferry Baptist Church) and a WellStar hospital - along with office space filled with medical specialists. A major concern with this development is that it will lie within 1500 feet of Lake Allatoona and the land upon which it will be built contains a stream that empties into the lake. Lake Allatoona is one of only two sources of drinking water for Cobb County.
The cast of characters involved in this matter reads like a Who's Who of Cobb County. John Moore, the dean of the development community, represents Johnson's Ferry Baptist Church and the developers. Helen Goreham, who rose from the ranks of the activist community to claim her seat on the Board of Commissioners, represents the area. Joe Lee Thompson, who is facing a tough re-election battle, represents the land upon which Johnson's Ferry Baptist Church sits. Former Commissioner Bill Byrne has been retained by area homeowners to fight for their interests.
When the issue first came before the Board of Commissioners (after numerous planning commission hearings) it was obvious that Commissioner Goreham had done her homework. She called upon William Higgins, Cobb Stormwater Management Division Manager, to help explain the effects of the development on the lake.
We seldom get rain, but when we do it can have devastating effects. A few short years ago, much of south Cobb County was flooded by a single storm. Higgins' presentation was truly informative and showed that the county learned valuable lessons from that horrific flood.
The developers deserve credit for the lengths to which they went to protect the quality of water to be discharged into Lake Allatoona by the development. The retention ponds contained within the plan are oversized and include much vegetation to remove engine fluids and other waste from the development's parking surfaces.
According to Higgins, though, the plan would harm the streambed running through the property due to the increased amount of water runoff and cause silt to build up in Lake Allatoona.
With this insight, the all-star cast went back to work and crafted an agreement which not only protected the streambed and lake - but included an agreement by the developer to help defray the costs of improvements to existing infrastructure and streambed to the tune of around a half million dollars.
If the story ended here, it would be a good one. A church, a hospital and needed medical services would be added to a growing community. Natural resources and infrastructure would have been considered and dealt with.
In stepped Commissioner Joe Lee Thompson. He doesn't represent the community in which the development will occur; he represents Johnson's Ferry Baptist Church - the community that wants the development to be built.
Commissioner Joe Lee Thompson offered a substitute motion eliminating the agreement, which passed with support from Commissioners Annette Kesting and Tim Lee.
Thompson said, "I'm in favor of the hospital, I'm in favor of the church. But I'm not in favor of putting stipulations in that will prevent them from building or cause them to walk away."
Over the past few years we've seen a number of gimmicks discussed and enacted that help the county find funds to maintain infrastructure. Gimmicks such as impact fees, the "Rain Tax" - the SPLOST.
Perhaps these wouldn't be needed if the board followed Commissioner Goreham's lead and considered all costs when developments are built.
Commissioner Goreham deserves much credit for looking at all costs for development. The stream through which water from this development flows eventually will need to be repaired, eventually silt will need to be removed to the lake. I'll be watching to see if it shows up on any list justifying a SPLOST.