Proposed Northern Arc divides neighbor from neighbor, Southside from Northside

Atlanta Journal-Constitution ^ | 02/04/02 | Julie Hairston

[FreedomFriend]

CTD:............

[FreedomFriend]

After Barnes' announcement last year of the initiative to speed up new transportation projects statewide, the commission approved its first request from the Georgia Department of Transportation for the project, $25 million for engineering.

Just months later, the DOT returned to the commission for a whopping $207.7 million to acquire right of way as well as money for construction. At the time, DOT officials were projecting that the first segment of the Arc would be open to traffic in 2006.

Commission staff persuaded DOT officials to withdraw their construction funding request, but the right-of-way acquisition request is already the top topic at public hearings now under way around the region.

Homeowners unite|

A recent weekend meeting of homeowners in Forsyth County, called by a group that discovered its upscale subdivisions lie directly in the Arc's path, drew more than 700 people to a middle school auditorium. Two congressmen, Reps. Bob Barr (R-Ga.) and John Linder (R-Ga.), as well as state legislators also came to talk about the Arc.

"If you surveyed the people out here, we would vote it down, hands down," said Jeff Anderson, an Ernst & Young health care consultant who is working with the Forsyth County Northern Arc Task Force. "There are 90,000 residents here [in Forsyth], and we are very upset."

Last week, the Forsyth County Board of Commissioners took its stand, voting 4-1 for a resolution opposing the Northern Arc. The Cherokee County Board of Commissioners voted 3-2 in favor of the Arc in December.

The Roswell City Council is on record opposing the Arc. Roswell Mayor Jere Wood has been an ardent adversary of the road, arguing that the $2.4 billion could be better spent on local road improvements that would have a more immediate effect on traffic flow.

Cherokee Commissioner J.J. Biello said he once opposed the Northern Arc but changed his mind as the county began to convert from an agrarian settlement to a suburban bedroom community.

"It's imperative to the county's ability to attract industry and jobs," Biello said.

Gridlock threatens to hobble development efforts and creates obstacles to commerce that range from delayed deliveries to missed appointments.

"You can't maintain quality of life without giving some relief from traffic congestion. It's hard to imagine not building some new road capacity," said Gwinnett County Chamber of Commerce President Richard Tucker, also a member of the Georgia Regional Transportation Authority board. "You have to provide capacity. Regardless of what the environmental extremists say, the single-occupancy vehicle is still a transportation option."

Concerns about the Arc's effect on metro Atlanta are also emerging far south of the counties it will actually pass through. These concerns have more to do with fears that the Arc will not only take existing traffic from other roads but will generate its own traffic from new subdivisions and office parks springing up along its path.

Some worry that this would not only increase Atlanta's air and water pollution woes, but it also would continue a northward drift that will leave the city and its southern suburbs economically abandoned.

The South Fulton Chamber of Commerce approved a resolution opposing the Arc last year. According to the resolution, the road will perpetuate unhealthy development patterns on the city's Northside and widen the existing north-south investment gulf.

The Atlanta City Council also approved a resolution in November opposing the Northern Arc. New Atlanta Mayor Shirley Franklin said through a spokesman she has been too preoccupied with the city's budget woes to frame a personal position.

A spokesman for Fulton County Commission Chairman Mike Kenn said the chairman is "generally supportive" of the road, but "he believes that there are numerous other traffic needs [like the arterial streets in Fulton County] that should be a much higher priority."

Franklin, Kenn and DeKalb Chief Executive Vernon Jones are members of the ARC and will vote on funding for the Northern Arc in September.

Tucker's GRTA board colleague, Georgia Conservancy President John Sibley, has made halting construction of the Northern Arc his top priority for 2002. "This is not about just another big road," Sibley said.

CTD............

[FreedomFriend]

Atlanta's headlong rush for economic prosperity has eaten away the natural abundance that has long made the region attractive. Air quality has deteriorated, water resources are becoming increasingly precious and satellite photos show the region is losing 50 acres of trees a day. The moment has arrived, Sibley said, for a re-examination of how we live and travel.

"One of my notions is that there's still a chance to change it, but now's the time," Sibley said. "The ship of sprawl is headed for the rocks, but there's still time to turn the ship. If we don't, sooner or later, we're going to cruise past the opportunity. The Northern Arc is the defining decision on which way we're going to go."

The Georgia Conservancy president frequently predicts a devastating effect on Lake Allatoona from the Arc and the development it is likely to spur. With silt from construction sites and runoff from the road, parking lots and driveways pouring into Allatoona's tributaries, the Arc will deliver the coup de grace to the environmentally challenged lake, according to Sibley.

'Nothing new'|

To the business interests and frustrated commuters who want the Northern Arc to be built, Sibley, the Sierra Club and other environmental advocates are knee-jerk naysayers, Luddites standing in the way of necessary growth, commerce and mobility.

"The Northern Arc is nothing new. It really isn't any different than any other road, but it's a big project that's easier for these environmental extremists to talk about," said Terry Lawler, president of Georgians for Better Transportation, an organization of real estate developers, highway contractors, utilities, government agencies and others with an ardent interest in road construction and other transportation issues.

Lawler is the most visible spokesman for the Arc's construction. He said the road is badly needed to take truck traffic off Ga. 20 and I-285, which are currently the only alternatives to trucks, especially those from the carpet manufacturers in Dalton and poultry processors in Gainesville needing to cross between I-75 and I-85.

"In those communities that have another limited-access highway, you will have east-west access you've never had before," Lawler said.

Jeffrey Humphreys, director of the Selig Center for Economic Development at the University of Georgia, said the Arc is essential to Atlanta's ability to compete with other cities nationwide for new business. Traffic congestion, according to Humphreys, "is the biggest threat to growth in the Atlanta region."

The Arc "will function as a developmental highway," Humphreys said. "Companies are always demanding new green-field sites, and they like to have a lot to choose from."

Economic windfalls from the Arc will extend far beyond the $2.4 billion that will be spent on the engineers, designers, pavers and providers of materials and equipment required to build it. The road will also create a wealth of opportunties for the land speculation that precedes construction of new homes, offices and malls on land that is suddenly a tolerable drive from the city and other suburban centers.

To the environmental advocates, homeowners and others who oppose the Northern Arc, those pushing the road are greedy, misguided, self-centered or co-opted. Many Arc opponents attribute Barnes' support for the road to his need for re-election campaign contributions.

"We know this will not benefit local traffic," said Hoyt LeCroy, a retired music teacher and school administrator who maintains an anti-Arc Web site from his Cherokee County home. "The only reason for the road is for these contributors to Barnes' campaign to benefit."

The governor has built a $13 million war chest for this year's re-election effort. Developers, highway contractors and many others who could profit from the construction of the Northern Arc populate his donor list.

And while Barnes' support for the road has generated a lot of money with which to court voters, it has simultaneously created a sizable pool of voters looking for an alternative candidate.

"I think it will become a partisan political issue" in the governor's race, said Web site architect LeCroy. "The Republicans would be very remiss in missing such a waste of taxpayers' money."

The cells of opposition to the road are growing and reaching out to each other. Several Gwinnett County homeowners attended the Forsyth County meeting and are forming their own task force.

"We are going to try to get every county, so we can put together a grass-roots effort," said Forsyth Task Force spokesman Anderson.

And environmental groups are reaching out to the homeowners to offer information, support and advice. A recent Sierra Club meeting gathered homeowners groups and environmental activists to chart an opposition strategy. More meetings are planned.

"There's a commitment from a broad range of groups to work together to stop this," said the Georgia Sierra Club's Bryan Hager, anti-sprawl campaign director. "This is a bad project, and we've got to work together to stop it."

Stopping major road projects in Georgia has never been easy. The DOT and the multimillion-dollar businesses it supports have historically wielded extraordinary political muscle in state government. But Hager and his allies are optimistic that a new day is dawning in the state's approach to transportation.

"This is an incredibly unpopular project, and ultimately the people will have their way," Hager said.

Map of Northern Arc:

[FreedomFriend]

Though I normally find the Sierra Club to be extreme in their take, I agree with them in regards to the Northern Arc.

This project will be bad for the Atlanta area, and it will only continue to allow more of Georgia's beautiful forests to be toppled for a quick buck.

We're not talking about a few miles outside of downtown, but another I-285 30-40 miles from the center of downtown, depending on the location. Go out a little further and you're in the mountains.

Yes, growth is inching up and around the Northern Arc's proposed route. However, building such a road will only encourage more bulldozing of forests. What I like about the countryside is that it's the countryside. The natural beauty and tranquility of it. When we're talking about giving an impetus for massive amounts of suburban development, already taking place, this far out, I believe that it's a bad investment all the way around. The quality of life will go down because of this.

I used to be a pro-Arc person, but the more I began camping and getting out in the "great outdoors", the more I realized that we need to protect what we have. I'm all for private property rights, and I dislike the measures of the environmental extremists, but this highway will later be given the go ahead for extending it all the way around Atlanta. That was the original plan, called the "Outer Perimeter". It was to be a massive 200+ mile highway around Atlanta. They scaled back the proposal to the Northern Arc, but I have the belief that if the Arc is built, the entire highway will eventually be built. What we're talking about is all of Northern Georgia being gobbled up into a suburban-like atmosphere.

Many people don't realize how massive Atlanta's physical size is. Of all the metropolitan areas I've been to, it ranks right up at the top.

Anyway, what's your opinion?

[Tazlo]

I drive Ga. 20 every day. It's a treacherous road--curves, hills, tractor rigs, and deer, and a cell-phone dead spot. I can't wait for the Northern Arc (and a few cells towers) to be added. While I'm sure that it will spur additional development, there is a lot of development already there and it must be dealt with.

[FreedomFriend]

While I know that parts of Georgia 20 have heavy traffic, I don't believe that the arc is the solution. I've driven the entire length of Ga. 20, during rushhour, from the Cartersville area, all the way over to Buford/Sugar Hill. From Cartersville to Canton, the area is almost entirely rural, and the traffic is not that bad. From Canton to Cumming, though the area is seeing a lot of new subdivisions, traffic is not that bad. The very bad traffic of Ga. 20 is from Cumming to Sugar Hill, and that is because it is much heavily populated. However, the solution would be to widen the road. If you'll notice, the vast majority of that stretch is two-lane. That's the problem.

Building the Northern Arc is unnecessary, in my opinion. It will destroy what you enjoy about the area, and you'll later regret that it was built. Would you like having another I-285 in your backyard within 10-20 years?

[FreedomFriend]

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[FreedomFriend]

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[FreedomFriend]

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[okie01]

Beauty is in the eye of the beholder. For every Gumbert family, who have retired to the area in their dream home, there are several Gimbel (name to be determined) families who bought cheap, as an investment, in order to make their own fortunes when development came. As it inevitably does, in a growing market.

Yes, once one was established, it would be nice if all the development was re-directed away into the gravel pits and bottomland swamps. But that ain't the way life works...

Where would you have the next generation of Atlantans make their home?

[FreedomFriend]

Where would I have the next generation of Atlantans make their home?

Give me a break. We're talking about rolling hills and forests. Only the northeastern trek from Cumming to the Mall of Georgia would I agree with. The rest, well, is nothing but about greed for our governor and business interests.

Okie, I ask you where you live. If you live in a part of the country that doesn't have many forests, say Oklahoma, it might not mean much to you. However, I've seen phenomenal growth within the past ten years. In the early 90s, the growth went only up to Roswell (CHECK MAP). Today, it's right over into South Forsyth, with a linear line up to Cumming, and southeastward to the Mall of Georgia. Give it another ten years, and there won't be many forests, minus National Forest land, north of Atlanta.

There's a lot more land available on the southside. There are large tracts of land within twenty miles of downtown that are still available. on the northside, you have to go out roughly 30 to 35 miles to have the same amount of land available.

Furthermore, it's not as if traffic will get better. It may for a few years, but it will only encourage new growth. Then traffic will return even worse than it is now. What, do you not value forests? I don't get some people. If you've lived anywhere in northern Georgia, you'd realize that they are dissapearing very fast. Much, much faster than anywhere else in the country. I'm not talking about mild growth (2-5 miles extension) that you have seen in other cities, I'm talking about 20 additional miles on the northside within the past ten years. On the southside, ten miles have been gobbled up.

If you ask me, there are other cities that people can move to. Atlanta has turned into a massive land gobbler. It's sad to see beautiful, pristine forests bulldozed for the same old homes you see everywhere else.

[max61]

Much of Atlanta's traffic woes would be resolved by simply teaching people how to drive in a lane other than the left most lane.

---max

[okie01]

"There's a lot more land available on the southside. There are large tracts of land within twenty miles of downtown that are still available. on the northside, you have to go out roughly 30 to 35 miles to have the same amount of land available."

I lived in Dallas and its suburbs for about twenty years. I'm quite familiar with the kind of growth you are referring to. I'm also familiar with Atlanta, so the names you're mentioning aren't foreign to me.

The market is moving north because there is more money to made there than by moving south. Otherwise, the city would move south...or east...or west. Rolling forest land has a high residential real estate value. If people didn't want to move there, there wouldn't be so much development. People in the development and construction business want to build homes where they can sell them.

I suspect the perceived quality of the school districts to the north vs the south are also a factor. Probably a major factor.

Look at it this way, if you own a home there, you can make some nice bucks on your real estate...and move a little further out. I moved to Plano, TX in 1971...and Dallas development has now reached McKinney -- 35 miles out. Which I've solved by moving 85 miles out.

You are tilting at windmills. Growth is going to happen and it is good for your market. Your choice is to either profit from it, or get out of its way.

Don't mistake my view as an argument for the Northern Arc. I've no idea whether or not its justified.

[FreedomFriend]

Yeah, like Dallas has rolling forest land. Scraggly, sparse trees don't count.

You go onto talk about residential value. Fine. However, the southside has a lot of rolling forest land, though they're not as high in elevation.

Peachtree City is one of the most liveable cities to live in Georgia, and it is on the southside. Henry County is seeing lots of growth down to McDonough, 25 miles out.

What gets me is we act like this is good. Yes, it's good up to a point, where a city is a city. That is, a city is identifiable from its adjacent rural land. However, it's getting where there is almost as much urban land as rural.

Another thing. Look how big Texas is. There's a lot more land left within your state, regardless of how big Dallas is getting. In regards to Atlanta, what are we to develop over into Alabama, the Carolina's or Tennessee?

[FreedomFriend]

Oh, I forgot to mention that development is spreading west into Carrol County. On the east side into Walton and Newton Counties. There's not going to be much left within twenty years.

[okie01]

"Yeah, like Dallas has rolling forest land. Scraggly, sparse trees don't count."

When I lived in Plano, I lived in what might've been the only grove of trees between Highland Park and the Red River. Had a fifty foot elm tree on my lot. Which was really, really great (until it shed a limb, thru the roof and into my bedroom during the ice storm on New Year's Day, 1979).

Point is, development moves in whatever direction the market wants to move. In Atlanta, the property is generally prettier as you go north. As you go south (and I've been to Peachtree City), the pretty places are fewer and further between. Are they not?

For whatever reason, people want to live thre. And people with SUVs and schoolage chilrun are voting with their pocketbooks, apparently, to prove my point.

Y'know, if you don't like the way it's working out, you can always try to reverse the tide. Move to the south side. You might even try starting a development of your own...

[okie01]

Forgot to add: confound 'em all and move to Fayetteville. That is one neat little town. Home of Ferroll Sams, one of my favorite authors, too.

"I forgot to mention that development is spreading west into Carrol County. On the east side into Walton and Newton Counties. There's not going to be much left within twenty years."

Lived in Carrollton, as well. Many, many years ago. Actually, about five mile northwest, out toward Mt. Zion.

All of the sunbelt cities are spreading out. And, when the time comes that they've reached some kind of economic and transportational critical mess, it will suddenly become cool to live in Cleveland.

Or even further out in the country. Pull a Sidney Lanier and head for the valleys of Habersham and Hall. We may, at some time in the not too distant future, discover that the internet, computer and technology still to come have made the modern city obsolete. And we're nowhere close to running out of land.

Only two things have been constants in America since she was founded. Growth. And change.

[FreedomFriend]

Actually, Fayette County is very attractive to new homebuyers. The city of Peachtree City is one of the wealthiest median income cities in the entire state. They have walking and jogging trails, golf courses, seperate villages, lakes and ponds for swimming and fishing, etc. Great town.

Now, I don't consider the southside to be unattractive. In fact, the terrain on Atlanta's southside is by far more attractive than anything Dallas has to offer. Those frontage roads in Dallas are quite an eyesore.

I suppose the difference between the northside and southside is that on the northside, the hills are more steep, and the foliage is predominately hardwood, interspersed with a few pines. On the other hand, the southside is dominated by smaller hills, and a much greater percentage of pine trees, perhaps a 50-50 ratio of hardwood to pine.

[FreedomFriend]

Actually, Fayette County is very attractive to new homebuyers. The city of Peachtree City is one of the wealthiest median income cities in the entire state. They have walking and jogging trails, golf courses, seperate villages, lakes and ponds for swimming and fishing, etc. Great town.

Now, I don't consider the southside to be unattractive. In fact, the terrain on Atlanta's southside is by far more attractive than anything Dallas has to offer. Those frontage roads in Dallas are quite an eyesore.

I suppose the difference between the northside and southside is that on the northside, the hills are more steep, and the foliage is predominately hardwood, interspersed with a few pines. On the other hand, the southside is dominated by smaller hills, and a much greater percentage of pine trees, perhaps a 50-50 ratio of hardwood to pine.

[FreedomFriend]

Actually, Fayette County is very attractive to new homebuyers. The city of Peachtree City is one of the wealthiest median income cities in the entire state. They have walking and jogging trails, golf courses, seperate villages, lakes and ponds for swimming and fishing, etc. Great town.

Now, I don't consider the southside to be unattractive. In fact, the terrain on Atlanta's southside is by far more attractive than anything Dallas has to offer. Those frontage roads in Dallas are quite an eyesore.

I suppose the difference between the northside and southside is that on the northside, the hills are more steep, and the foliage is predominately hardwood, interspersed with a few pines. On the other hand, the southside is dominated by smaller hills, and a much greater percentage of pine trees, perhaps a 50-50 ratio of hardwood to pine.