the cobb county greenway - 2cg

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The Cobb County Greenway

Michael A. LeBrun

Director

ToSeeGee.Org

1930 Rand Ridge Court

Marietta, GA 30062

[email protected]

678-223-3040

mailto:[email protected]

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The Cobb County Greenway – “2CG”

I. Proposed

The development of a series of walking and biking paths, collectively called the “Cobb County

Greenway” or “2CG”, running the through the heart of Cobb County, with terminations including the Hyde

Farm/Morgan Falls Dam, Mars Hill Road, Barrett Parkway, Kennesaw State University, the cities of Acworth

and Kennesaw, South Cobb County, the access to parks such as Hyde Farms and Green Meadows Preserve,

and providing connections to the Silver Comet Trail and the trail systems of the Chattahoochee River National

Park and Kennesaw Mountain Battle National Park.

The revolutionary concept for the 2CG would be that it would follow power transmission right-of-ways,

which are natural thoroughfares. These easements, a resource is underutilized in the Atlanta metropolitan

area, would then become public green space. Though suburban, Cobb County has a high population density

(2101 people per square mile) and open space is at a premium. Thus, utilization of power line easements,

which traverse the county and are available, makes sense. Furthermore, acquisition of the property entails

less expense due to this property type’s unique characteristics.

The 2CG would improve such easements, lessening the elevation grade as necessary, providing paving

as the budget would allow, building bridges to span picturesque lakes, streams, washes and highways, and

incorporating the development of “pocket parks” when such land could be acquired.

As proposed, the 2CG is separated into six different “byways.” These byways terminate or originate at

“terminals,” join together at particular points of called “junctions,” and are connected at a midpoint referred

to as “connectors.” Terminal and junctions are major points of entry for the byways, incorporating a small

park and auto parking. However, any street that a byway crosses would offer the same for purely human-

powered traffic. Here are the primary terminals and junctions:

1. Hyde Farm/Morgan Falls Dam Junction [“Hyde Farm”]

2. Johnson Ferry North (Chattahoochee National Park)Terminal [“Johnson Ferry”]

3. Barrett Junction (just south of Barrett Parkway). Located just west of a major electric substation

which is south of the Barrett Parkway shopping corridor, and accessed via Noonday Church Road.

4. Old 41 Junction (at the southwest corner of Barrett Parkway and Old US 41)

5. Acton Due West Junction (at Stillsboro Road)

6. Mars Hill Road Terminal

7. Silver Comet Trail Junction – Green Byway

8. Silver Comet Trail Junction – Gold Byway

9. Cheatam Hill/Kennesaw Mountain Military Park Terminal

10. Kennesaw Village Park Junction

11. Kennesaw State University Terminal

12. Lake Acworth Terminal

13. Downtown Kennesaw Terminal

14. Atlanta Road Terminal

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A summary description of the Byways:

ORANGE Byway

The Orange Byway is located primarily inside Chattahoochee River National Park and follows a sewer

line easement from that park’s Johnson Ferry North Parking lot to Hyde Farm two miles away.

RED Byway

The Red Byway runs east/west from Hyde Farm and Morgan Falls Dam (and could extend to Morgan

Falls Park in Sandy Springs via a proposed bridge), through Barrett Junction, Old 41 Junction, Acton Due

West Junction to Mars Hill Road Terminal. The Red is the main east to west byway, following a power line

easement for almost its entire length of runs 19.5 miles

BLUE Byway

Paralleling and approximately 2 miles south of the Red Byway for almost its entire length, the Blue

Byway runs 9.35 miles from Hyde Farm to Kennesaw Village Park Junction. The Blue’s path is slightly more

variable as it follows power line easements, secondary roads, and flood plains.

RED to BLUE Connector

Approximately two miles from the Blue Byway’s termination, the Red to Blue Connector runs north/south for nearly two miles through both Merritt and Rebel Ridge Park. BLACK Byway Running from Kennesaw State University south to its juncture at Atlanta Road Terminal (and connection of to the Kennesaw Mountain to Chattahoochee River Trail that is already present), the Black extends just over 10 miles in length, following power lines for just over half of its length. It also connects users to Barrett Road shopping, Red and Blue Byways at Barrett and Kennesaw Village Park Junctions respectively, and Atlanta Road bike paths. GOLD Byway The Gold Byway follows a power line easement for the majority of its 14 mile length. Running from the city of Kennesaw south to its connection to the Silver Comet Trail, the Gold parallels the western edge of the Kennesaw Mountain National Battle Park. Because of this proximity, the Gold Byway will offer superior access to that park’s trail system and amenities. GREEN Byway

The longest and most western positioned thoroughfare, the Green Byway extends from Lake Acworth in the north to its termination at the Silver Comet Trail at Powder Springs. The trail is 19.6 miles long and generally follows a power line easement. GOLD to GREEN Connector This connector spans a 4.3 mile distance between these two byways and splits west Cobb in half.

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Total Mileage for the 2CG – 81 miles

See attachments for a map of the entire system.

The trail system could go further. The Orange Byway, by connecting onto the Chattahoochee National

Park trail system, would then gain access to the Silver Comet Trail Cumberland Connector. When incorporated

with the Green and Gold Byways, the 2CG/Silver Comet Trail would produce a full loop of the County.

Furthermore, the Red Byway could continue west almost uninterrupted to Aragon, GA, which is 20 miles away,

and then east to Sandy Springs, Lawrenceville, and even Athens, some 60 miles away. Other counties could

easily be connected into the system as well.

Again, the power line right of ways would be used in approximately 85% of the 2CG. If such cannot be

utilized, the byways utilized already constructed trails, secondary roads, and park lands.

II. Right of Ways, Easements, and Property Ownership

All property where power lines are located is not equal. “Distribution lines” are the most common

power transmission facility, run from substations to homes and businesses. The facility is located on a 30 foot

wide strip of land and might be collocated with telephone, cable, water, and gas lines. Distribution lines run

across private property upon which the property owner has given a right of access in perpetuity.

“Transmission lines” are high capacity power lines that run from generating stations into communities.

These are the location of the tall metal towers upon which the high tension transmission lines ride. The lines

themselves are not insulated; rather they depend on air for insulation so therefore they need to be high. The

real estate for these right of ways, which depending on the voltage of the facility, might be anywhere from 60

to 200 feet wide, may be owned by either the power transmission company or utility or privately, with an

easement right for the utility to enter for construction, repair, and maintenance.

As described herein, most of the 2CG is located on property that contains transmission lines. That is

not to intimate that it is not on private property. Certainly some of the transmission line right of ways

contemplated here are on privately owned property. However, some of the property cannot be developed at

all due to the limiting characteristics of the power facility present.

Georgia Power, along with Georgia Transmission Company [“GTC”], the Municipal Electric Authority of

Georgia [“MEAG”], and the City of Dalton own 16,000 miles of right of ways in Georgia. Most of Cobb County

is serviced by Cobb Electric Membership Corporation [Cobb EMC], Marietta Power and Water, and Georgia

Power.

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III. Use

Recreation and transportation. The 2CG would join together local and National Parks, and would allow

for the possibility of new parks to be established on land that today is not easily accessible. (Example – inside

the north wall and contiguous to GA 120 Loop, which in some Cobb County published information is called

“the Sope Creek Greenway”), neighborhoods, shopping areas, places of employment, and schools would be

interconnected in a way that they are not today.

The 2CG Gold and Green Byways both connect to the Silver Comet Trail and give also give users access

to Kennesaw Mountain National Battlefield trails. The Red and Blue Byways would connect to the trails

located in the Chattahoochee River National Recreation Area and in fact, the proposed Orange Byway is in that

park.

The following schools would either have a port right on the 2CG or would be within 1000 feet of a

byway:

Mt. Bethel Elementary

Dodgen Middle School

Walton High School

Dickerson Middle School

East Side Elementary School

Wheeler High School

East Cobb Middle School

Kennesaw Mountain High School

Pine Mountain Middle School

Hayes Elementary School

Milford Elementary School

Smitha Middle School

Hillgrove High School

Lovinggood Middle School

McEachern High School

Hollydale Elementary School

Due West Elementary

Harrison High School

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Lost Mountain Middle School

Frey Elementary School

Durham Middle School

The Walker School

Mt. Bethel Christian School

Using the 2CG, students would be better able to safely ride a bicycle to school, something that is quite

impossible today.

Additionally, the 2CG passes near shopping and employment facilities, meaning that shoppers and

workers could ride to their destination instead of driving.

East Cobb County is almost totally devoid of dedicated biking facilities. The roads are narrow and busy

and bike lanes are not marked. Bikers and runners must share the road with vehicles, whose drivers can be

impatient and unwilling to give an inch of road. A number of senseless fatalities have occurred. Furthermore,

there is very little or no alternative to auto transportation in the area. As the cost of transportation rises,

many people could utilize peddle power to get around, but the lack of proper thoroughfares would prevent

this from occurring.

Finally, Cobb County has 220,000 acres and 90% is developed. Therefore, the area is nearly built-out and there

is little land that can become green space. Doesn’t it make sense to use land that is handy, available, and

underutilized like power line right-of-ways?

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IV. Utilization of Power Line Easements

It is certainly not unprecedented that power line easements could be used for green space. Below are

pictorial examples of such use.

Jefferson County Open Space,

Denver, CO area

Marjorie Harris Carr Cross Florida Greenway

South of Ocala, FL

Long Branch Trail at Four Mile Run

Arlington, VA

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Of the examples, the Marjorie Harris Carr Cross Florida Greenway has an apt moniker - it extends from

the St. Johns River to the Gulf of Mexico, a distance of 110 miles.

In Houston, the Parks Board there has calculated that using utility easements could net the city 180

miles of trails. Similarly, the Dallas, TX area has numerous power line easement trails, such as the Northaven

Trail, while San Jose, CA has used power line corridors for the Albertson Parkway and the Lower Silver Creek

Trail.

V. Private property as part of or contiguous to power line easements

Certainly, in many cases, the land of the power lines contemplated for the 2CG are already being used.

Some neighborhoods have constructed recreational facilities below them (tennis courts are very popular). In

other places, property owners have extended fences across the easement. Finally, many houses are simply

built very close to the easements. In construction of the 2CG, every effort would be made to accommodate

the neighborhoods, facilities, and families, giving them all the advantages of the 2CG and little of the

disadvantages.

From those families who are located closely to the 2CG, there may be a concern as to the effect of

property values and crime. Numerous studies have been done now that demonstrate that urban greenway

trails do not increase crime, and in fact, are considered as an improvement to adjacent property owners.1 In

fact, in a number of incidents, it has been shown that houses adjacent to greenway bike ways sell for more and

sell faster than others in the area.2

“Realizing the selling power of greenway, developers of the Shepherd’s Vineyard housing development in Apex, North Carolina added $5,000 to the price of 40 homes adjacent to the regional greenway. Those homes were the first to sell.”3 “It may not have sand and crashing waves, but the Monon Trail [a rail-to-trail development] is the equivalent of beachfront property in the Indianapolis area.”

Bill Ruthhart, Indianapolis Star, November 23, 2003; commenting on how housing prices near the Monon Trail command greater prices.

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VI. Estimated Cost Of course, acquisition of the property would be of primary expense, effecting hundreds of property owners. The 2CG byways will be at least 12 feet wide to allow two-way traffic. Thus, many property owners will be asked to donate or to sell a strip of land of this size. In some cases, neighbors would share this burden as the power line easements run through the boundaries of backyards of neighborhoods. In these instances, each neighbor would give up six feet, which for some folks, might be inconsequential. Where it is impossible to utilize the easement, the 2CG will route around that property, but never straying too far from the power line right-of-way, established park land, or in some rare instances, flood plains. When necessary, property might be obtained through a condemnation proceeding. Cost estimations for land cost

Suppose that all the land upon which the 2CG would be located were purchased at market (and not donated or negotiated), though one must remember that the land being purchased neither is contiguous acreage nor is it prime developmental property. Rather, the uses for property below power lines is rather limited. Typically, this is land that is being used as part of a lawn, neighborhood green space or recreational facility, as pasture, a parking lot, or not at all. Nevertheless, the 2CG would use a piece of property that, at a minimum, is 81 miles long and 12 feet wide:

o 5280 feet x 81 miles = 427,680 feet long x 12 feet wide = 5,132,160 square feet of property o There are 43,560 square feet in an acre. Therefore the 2CG would need nearly 118 acres.

The average acreage cost of the type of property in Cobb County is strictly a guess. But saying that the land is worth $10000/acre would mean that

o 118 acres x $10,000/acre = $1,180,000 for strictly bike/pedestrian path land

With the development of “pocket parks” and small parking lots for automotive access at junctions and terminals and the creation of other green space along the 2CG route would mean that this price could easily be doubled. For our purposes here, we’ll say that such is true. Therefore, the budget for 2CG land acquisition would be $2,000,000.00. It is worth mentioning that the average homeowner, who shares a 150 foot backyard right of way with a neighbor behind him, would receive about $200.00 for his 6 foot strip (as he would only be contributing half the property and his neighbor would contribute the other half). It should also be noted that of the 81 miles of the system, some of it is passing through park land, some is utilizing utility owned property, and some of the system is located in a street’s right of way. This effect has not been worked into the calculation of land acquisition cost. Cost estimation for path construction The cost of the trail material varies by material itself. Concrete is the hardest material, lasts the longest (25+ years), and is the most expensive at $300K - $500K/mile. Asphalt has good utility, able to easily be used by all kinds of traffic (foot, bicycle, skating) except for equestrians. It lasts 7 – 15 years and costs $200K - $300K/mile

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Crushed/Granular stone can hold up well under heavy traffic and can be used by all types of traffic except inline skaters as long as the surface is prepared and the material compacted properly. The cost of this material is $80k - $120K/mile. Boardwalk is used in wetlands and is the most expensive at $1.5M - $2M/mile Natural earth, which is simply the removing of vegetation, fixing drainage problems, and repairing erosion, is the cheapest at $50-70,000 per mile. This surface can be built by volunteers.4 It is proposed that for the most part, the 2CG would be made of

Asphalt in some subdivisions (might be more amenable and less dusty), near junctions and terminals because of the amount of traffic, and where there are great elevation gains to prevent washouts.

Crushed/Granular stone Much of the Chattahoochee National Park trail system, particularly Lower Johnson Ferry area, is made of this product and holds up well under very heavy use.

Some boardwalk on bridges and trestles If the 2CG were 50% asphalt, 48% crushed stone, and 2% boardwalk, the total cost of materials for the system would be approximately $16.85 million. If the entire system were simply made of the crushed stone material (with the exception of bridges which are counted as boardwalk), the cost of the system would be approximately $10.78 million. Similarly, if the whole system were asphalt with exception of bridges, the cost would be $22.7 million. Other costs and total Running the 3CG through neighborhoods will mean moving fences, laying sod, and general beautification. Parking and facilities will need to be built at various terminals and junctions. An estimate for total cost would need to include 10% in engineering and administration costs.

With all expenses in mind, the 2CG would cost approximately $23 million, a number that is reached by totaling the land acquisition, construction (using the proportions of surface material proposed), improvements, and other associated expenses. The total cost is an estimate obviously. Many factors could result in millions of dollars either way. For example, the surface paving of the 2CG can make a huge difference as could the property acquisition costs.

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VII. Challenges

1. Funding. In this day and age, what project doesn’t have a funding challenge? However, there are Federal funds available for projects that encourage alternative transportation. Certainly 2CG would qualify. In addition, there are private grants available and corporate sponsorship would be pursued. Imagine a “Coca-Cola” pavilion at Barrett Junction.

2. Recalcitrant property owners

a. Property owners who don’t want the path on or near their property b. NIMBY

In this instance, we will attempt to show that it is in the property owner’s best interest, both financially and recreationally, to associate with the trail system.

3. Topography. The 2CG generally follows an East-West direction (with the exception of the Gold and

Green Byways which are north/south). For the most part, this is “against the grain” of the general topography of the region, as the ridgelines run generally SE – NE. For example, the power line towers are built at the top of the ridgelines. Thus, to make the 2CG system enjoyable, some places will have to have significant grading, and might include trestles and switchbacks. However, while making an enjoyable bike and footpath will be an engineering challenge, the advantage of such topography is that it will make the trail diverse and interesting, something that is not always true in power line easement trails.

VIII. Objections A. Why not just utilize bike lanes adjacent to roadways? According to a recent study on pedestrian and bicycling planning, there are five major categories of bicycle facilities: 1. Bike paths and trails (Class I bicycle facilities). These are completely separate from a roadway 2. Bike lanes (Class II). The portion of a road striped for bicycles

3. Bike routes (Class III). Roads that are simply deemed “suitable” for cycling. Usually low traffic speeds (25 mph or less) or low traffic volumes (less than 3000 cars per day. 4. “Other” roadway improvements such as wide, paved shoulders, level joint and utility covers, safe drain grates, smooth railroad crossings, frequent sweeping, bicycle sensitive traffic sensors, high traction paint, etc.

5. Destination facilities such as parking, showers, and clothes lockers. Class I is considered by many as safer to use while others prefer Class II facilities because such lead to more destinations. 5 While cycling deaths have fallen over the last ten years, cycling accounts for just under two percent of all traffic fatalities but only equals one percent of all trips.6 The plain fact is that the 2CG incorporates bike lanes, existing, programmed, and planned to further the mission of greater transportation and recreation capabilities in Cobb County. However, what the 2CG plan really does is take property that is unused or underutilized and harvest it for the betterment of all.

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B. Why spend money for biking facilities? First and foremost, the 2CG is not just about bike paths. It is about green space. It is not about 12 feet of path, it is about utilization of property that cannot be used for development, but could be improved upon to allow for public enjoyment. The bike/pedestrian paths of the 2CG are a bonus as they allow access to this new green space AND they connect points of interest across the county.

It is true that the 2CG would indeed offer a safe alternative for transportation. By combining the 2CG’s right of way paths – which would be akin to primary arteries or highways for strictly human powered transportation – and the combination of current street-side bike lanes, which would deliver the necessary “local” service to such users, we reach a concept of a “parallel but largely separate” transportation facility. Amazingly, the use of power line easements already present allows this to come to fruition. IX. Conclusion

In a time and place where

public green space is becoming more and more rare,

where car transportation is becoming more expensive,

where bicyclists share the road with drivers who are stressed from the traffic, creating a dangerous situation, and

where public recreational facilities are expensive to acquire,

Doesn’t an idea like the 2CG just make sense?

Produced by

Michael A. LeBrun ToSeeGee.org

1930 Rand Ridge Court Marietta, GA 30062

[email protected] 678-223-3040

1 Schneider, Todd, “Bike Path Phobia: Selling Skeptics on Urban Greenway Bike Paths,” Parks and Recreation 2000.

2 Della Penna, Craig, “Home Sales Near Two Massachusetts Trails,” Jan 25, 2006.

3 “Economic Benefit of Trails and Greenways,” Rails-to-Trails Conservancy, 2004.

4 Quoted from Rails-to-Trails.org.

http://www.railstotrails.org/ourwork/trailbuilding/toolbox/informationsummaries/trail_surfaces.html 5 Litman, Todd; Blair, Robin; Demopoulos, Bill; Eddy, Nils; Fritzel, Anne; Laidlaw, Danelle; Maddox, Heath; Forster,

Katherine, “Pedestrian and Bicycle Planning, A Guide To Best Practices,” Victoria Transport Policy Institute. www.vtpi.org, March 20, 2012. 6 Bicyclinginfo.org

mailto:[email protected]

http://www.railstotrails.org/ourwork/trailbuilding/toolbox/informationsummaries/trail_surfaces.html

http://www.vtpi.org/

2CG Overview

This map is a user generated static output from an Internet mapping site and is for general reference only. Data layers that appear on this map may

or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION.

2CG Red & Blue Byways East



2CG Red & Blue Byways Central



2CG Black Byway North



2CG Black Byway South



2CG Gold Byway Central 1/North



2CG Gold Byway Central 2



2CG Gold Byway South



2CG Green Byway N



2CG Green Byway Central



2CG Green Byway Central 2



2CG Green Byway South



Cobb County - Power Right of Ways



Byways Mileagedescriptions are east to west are north to south

The RED Byway

Hyde Farm Junction to The Avenues Shopping Area (Roswell Road): 2.75

The Avenues to Walton High School: 1

Walton High School to Holly Springs Road 2.25

Holly Springs Road to Scufflegrit Road 1.75

Scufflegrit to Canton Road Connector 1.5

Canton Road Connector to I-75 1.5

I-75 to “Barrett Parkway Junction” 0.5

Barrett Junction to Cobb Pkwy 1

Cobb Parkway to Old U. S. 41 Junction 1

Old U. S. 41 Junction to Kennesaw Mountain High School 1.5

Kennesaw Mountain High School to Paul Samuel Road 2

Paul Samuel to Acworth Due West Road 1

Acworth Due West to Mars Hill Road Terminal (with Green Byway) 1.75

Total Red Byway Mileage 19.5

The GREEN Byway

Lake Acworth Terminal to Cobb Parkway 1

Cobb Parkway to Mars Hill Terminal 3

Mars Hill Port to Acworth Due West Junction (with Red Byway) 1.7

Acworth Due West Junction to Paul Samuel/Hardeway 1

Paul Samuel/Hardaway to Burnt Hickory Road Turnoff 1.3

Burnt Hickory Road Turnoff to Harrison High School 0.6

Harrison High School to Due West Road 0.7

Due West to Green Meadows Park 1

Green Meadows to Ward Recreation Park 2

Ward Recreation to Hillgrove High School 1.75

Hillgrove H.S. to Villa Rica 0.75

Villa Rica to Macland Road 1.1

Macland Road to McEachern High School 0.9

McEarchern to Varner Elementary 0.9

Varner Elementary to Silver Comet Trail (including Lucille Beeson Trail) 1.9

Total Green Byway Mileage 19.6

The GOLD Byway

Kennesaw Terminal to Kennesaw Mountain High School 1.5

(via Kennesaw Due West Rd)

Kennesaw Mountain High School to Noonday Creek Park 1.75

Old U. S. 41 Junction to Noonday Creek Park 1

Noonday Creek Park to Barrett Parkway "Switch" 0.5

Barrett Parkway "Switch" (just south of Barrett Pkwy & Old US 41)

Switch to Dallas Highway 2

Dallas Highway to John Ward Road 1

(Side Path – east to Cheatham Hill Parking – Kennesaw Battleground – ½ mile)

John Ward Road to Battlefield Road 0.5

Battlefield Road to Powder Springs Road 1.35

Powder Springs to Hurt Road 3.15

Hurt Road to Tramore Park 0.75

Tramore Park to Silver Comet Trail Junction 0.5

Total Gold Byway Mileage 14

The GOLD to GREEN Connector

Gold Byway (at John Ward Road) to Irwin Road 1.2

Irwin Road to Villa Rica Road 1.1

Villa Rica Road to Bullard Road (and Green Byway) 2

Total Gold to Green Connector Mileage 4.3

The BLUE Byway

Hyde Farm Junction to Johnson Ferry/Lower Roswell Road 1.25

Johnson Ferry Road to Indian Hills CC “Go Around”* 0.75

Indian Hills “Go Around” to Fuller’s Park* 2

Fuller’s Park to Old Canton Road Easement Crossing (@ Robinson Road) 1

Old Canton/Robinson to Holt Road 1

Holt Road to Loop 120 1.25

Loop 120 to I75 1.35

I75 to Kennesaw Village Park Junction 0.75

Total Blue Byway Mileage 9.35

RED to BLUE Connector

Red Byway to Rebel Ridge Park 1

Rebel Ridge Park to Merritt Park (and Blue Byway) 0.8

Total Red to Blue Connector Mileage 1.8

The BLACK Byway

Kennesaw State University Terminal to Town Point Pkwy 0.9

Town Point Pkwy to Barrett Parkway 1.9

Barrett Parkway to Barrett Junction 1

Barrett Junction to Bells Ferry Road 1.25

Bells Ferry to Kennesaw Village Park 2

Kennesaw Village Park to Aviation Park 2

Aviation Park to Atlanta Road Teminal 1

Total Black Byway Mileage 10.05

The ORANGE Byway

Hyde Farm Junction to Johnson Ferry Road (North Parking) 2

TOTAL 2CG 80.6 miles

the cobb county greenway - 2cg

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