Cherokee Citizens for Property Rights, LLC
Protecting Property Rights of Cherokee County Land Owners
Protecting Property Rights of Cherokee County Land Owners
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Land-use map not
representative
Dear Editor,
Cherokee County is developing a new
land-use map and the draft has many
wondering, "whose map is this?"
State regulations mandate that county
governments ensure "adequate public
and stakeholder involvement" in the
development of a "community vision,"
which is expressed through a land-use
map.
As a property rights advocate, I am afraid
that the adequacy of "public and
stakeholder involvement" may be lacking
in Cherokee County's process. The map
was shaped by a Board of
Commissioners-appointed steering
council, which largely consisted of
slow-growth advocates with no longtime
ties to the county.
The council included no lifelong
residents, no cities, no agriculture
representatives, few business owners
and few large landowners. How could the
exclusion of these groups possibly result
in a map that reflects an accurate
community vision? I submit that it does
not.
The most votes received by any one of our
commissioners in a primary election
(which decides races in this county) was
slightly over 9,000 votes-that is less than
5 percent of our estimated population of
200,000. How can less than 5 percent of
the population be a mandate for slow
growth? This leaves one to suspect that
the other 95 percent of our citizens may
have a different community vision than
that expressed by the council.
In reviewing the proposed map, the state
government should take a close look at
how this alleged vision for Cherokee
County was developed. Failing to do so
will force a one-sided map down our
collective throats, and the taste will be
bitter.
J.C. Hill
representative
Dear Editor,
Cherokee County is developing a new
land-use map and the draft has many
wondering, "whose map is this?"
State regulations mandate that county
governments ensure "adequate public
and stakeholder involvement" in the
development of a "community vision,"
which is expressed through a land-use
map.
As a property rights advocate, I am afraid
that the adequacy of "public and
stakeholder involvement" may be lacking
in Cherokee County's process. The map
was shaped by a Board of
Commissioners-appointed steering
council, which largely consisted of
slow-growth advocates with no longtime
ties to the county.
The council included no lifelong
residents, no cities, no agriculture
representatives, few business owners
and few large landowners. How could the
exclusion of these groups possibly result
in a map that reflects an accurate
community vision? I submit that it does
not.
The most votes received by any one of our
commissioners in a primary election
(which decides races in this county) was
slightly over 9,000 votes-that is less than
5 percent of our estimated population of
200,000. How can less than 5 percent of
the population be a mandate for slow
growth? This leaves one to suspect that
the other 95 percent of our citizens may
have a different community vision than
that expressed by the council.
In reviewing the proposed map, the state
government should take a close look at
how this alleged vision for Cherokee
County was developed. Failing to do so
will force a one-sided map down our
collective throats, and the taste will be
bitter.
J.C. Hill
‘Fantasy’ land-use plan will devalue
land, cost millions
Dear Editor,
The proposed Cherokee County land-use plan will
unquestionably accomplish five things:
* Devalue the undeveloped land in most of Cherokee by as
much as 40 percent.
* Ignore the forces of the market, by attempting to "pick and
choose" the areas acceptable for commercial development.
* Worsen the traffic situation on our roads from daily
shoppers having to drive unreasonable distances for the
most basic necessities.
* Increase already unreasonable property taxes for the lack of
an adequate commercial tax base.
* Finally, it will create more frivolous lawsuits and wastes of
court time costing the county, and consequently the taxpayers
hundreds of thousands of dollars.
My question is simply, why? The answer is the unrealistic
mentality that still prevails amongst our elitist leaders who
choose not to serve the best interests of the majority of county
residents but to pander to the unreasonable whims of
armchair, hobby planners and no-growth zealots.
We need growth because growth is good. A county that isn't
growing is dying. We have county projects already planned
that are supposed to be paid for by the financial gains from
growth. This administration has done everything it possibly
can to stop growth and restrict development and taxpayers
will have to foot the bill. We have existing bills that will have to
be paid from the proceeds of growth or will be paid for by the
already overburdened Cherokee County taxpayer. I choose
growth to pay these debts.
You can stop this derailing train by standing now with those
that have organized against a "fantasy" land-use plan that will
do nothing for Cherokee but hurt us and cost us millions.
Charles Horton
land, cost millions
Dear Editor,
The proposed Cherokee County land-use plan will
unquestionably accomplish five things:
* Devalue the undeveloped land in most of Cherokee by as
much as 40 percent.
* Ignore the forces of the market, by attempting to "pick and
choose" the areas acceptable for commercial development.
* Worsen the traffic situation on our roads from daily
shoppers having to drive unreasonable distances for the
most basic necessities.
* Increase already unreasonable property taxes for the lack of
an adequate commercial tax base.
* Finally, it will create more frivolous lawsuits and wastes of
court time costing the county, and consequently the taxpayers
hundreds of thousands of dollars.
My question is simply, why? The answer is the unrealistic
mentality that still prevails amongst our elitist leaders who
choose not to serve the best interests of the majority of county
residents but to pander to the unreasonable whims of
armchair, hobby planners and no-growth zealots.
We need growth because growth is good. A county that isn't
growing is dying. We have county projects already planned
that are supposed to be paid for by the financial gains from
growth. This administration has done everything it possibly
can to stop growth and restrict development and taxpayers
will have to foot the bill. We have existing bills that will have to
be paid from the proceeds of growth or will be paid for by the
already overburdened Cherokee County taxpayer. I choose
growth to pay these debts.
You can stop this derailing train by standing now with those
that have organized against a "fantasy" land-use plan that will
do nothing for Cherokee but hurt us and cost us millions.
Charles Horton
Land use plan omits tax benefits
Dear Editor,
Dr. Jeffrey Dorfman, Professor of Agricultural and Applied Economics at UGA, recently asked, “What is
the minimum lot size for septic in Cherokee?” Commissioner Hubbard stated “27,000 square feet.” Dr.
Dorfman said, “that should be your County minimum lot size where sewer is not available.” Two-acre
lot minimums will devour the countryside faster than anything and create a sub-urban sprawl
nightmare. Dorfman also stressed the need for retail commercial centers near county lines to pull tax
dollars from neighboring counties.
Our new land use plan calls for minimum lot sizes in three-fourths of undeveloped Cherokee to be over
80,000 square feet – three times the minimum septic requirement. Can anyone say sprawl?
Neighboring counties all have minimum requirements half the size of ours. Why are we so different?
Our new land use plan does not strategically place substantial commercial nodes on state highways
at county lines. Our only substantial commercial nodes are in the cities and extreme south along I-575.
This means those of us living near county lines will be shopping in our neighboring counties who are
placing commercial near our county lines. We will get all the negative aspects of the commercial
centers, i.e. run-off, traffic, etc., but none of the tax benefits. We need the tax benefits!
Doesn’t sound like smart planning to me. It sounds more like an attempt to build The Great Wall of
Cherokee. Walls are expensive, and they always fall. When it falls, we will all pay for their mistakes with
higher taxes.
Chad Milford
Free Home
Dear Editor,
Dr. Jeffrey Dorfman, Professor of Agricultural and Applied Economics at UGA, recently asked, “What is
the minimum lot size for septic in Cherokee?” Commissioner Hubbard stated “27,000 square feet.” Dr.
Dorfman said, “that should be your County minimum lot size where sewer is not available.” Two-acre
lot minimums will devour the countryside faster than anything and create a sub-urban sprawl
nightmare. Dorfman also stressed the need for retail commercial centers near county lines to pull tax
dollars from neighboring counties.
Our new land use plan calls for minimum lot sizes in three-fourths of undeveloped Cherokee to be over
80,000 square feet – three times the minimum septic requirement. Can anyone say sprawl?
Neighboring counties all have minimum requirements half the size of ours. Why are we so different?
Our new land use plan does not strategically place substantial commercial nodes on state highways
at county lines. Our only substantial commercial nodes are in the cities and extreme south along I-575.
This means those of us living near county lines will be shopping in our neighboring counties who are
placing commercial near our county lines. We will get all the negative aspects of the commercial
centers, i.e. run-off, traffic, etc., but none of the tax benefits. We need the tax benefits!
Doesn’t sound like smart planning to me. It sounds more like an attempt to build The Great Wall of
Cherokee. Walls are expensive, and they always fall. When it falls, we will all pay for their mistakes with
higher taxes.
Chad Milford
Free Home
Public hearing on land draws full house
By Ashley Fuller Published: 01/17/2008
A full house turned out for the public hearing on Cherokee County's comprehensive plan
update to voice their opinions on future land use.
The Cherokee County Board of Commissioners, along with leaders from Ball Ground and
Waleska, held the hearing Tuesday night as required to submit the updated plan to the state
Department of Community Affairs and the Atlanta Regional Commission for review.
Due to concerns raised by residents at the hearing, the board decided to delay its vote.
"Let's use the opportunity not to rush this and take these comments, consider them and
consider any changes that might, could or should be done," board Chairman Buzz Ahrens said.
The board next will meet at 6 p.m. on Feb. 5 at the Justice Center.
Every 10 years, local governments are required by the state government to update their plans,
which include a future land-use map, policies and strategies that outline how the county
should grow in the future.
Once the plan is sent to the state, it will go through a 60- to 90-day review process to make
sure it meets requirements, County Planning Director Jeff Watkins said. It will then be sent
back to the board for final approval. The approved plan then must be sent to the state by its
October deadline.
One concern mentioned several times during the hearing is the intersection of Beavers Road
and Highway 20 in Macedonia, which is designated on the future land-use map as a
neighborhood village center, which allows 50,000 square feet of retail space. Several
residents asked for a lower density at the intersection.
"It will dramatically increase traffic and ruin the rural lifestyle that we came here for," Mary
Catarineau of Macedonia, a former county planning commission and comprehensive plan
steering council member, said of the proposed land use.
Brenda Sexton of Woodstock, who served on the steering council, said she generally supports
the plan. She did suggest the county require a water system capacity analysis for any project
that requires a Development of Regional Impact review. Large developments are required to
do through a DRI review by the ARC and Georgia Regional Transportation Authority before
being approved by local governments.
County Planning Commission member Debra Haynes of Hickory Flat, who also served on the
steering council, spoke about the need to have protection in the plan so the highest use
allowed in a character area will not be used each time. The map breaks the county into
character areas, which allow a range of zonings within the area.
Speakers also voiced concerns about two-acre minimum lots, which are required in the plan
for much of the northern and eastern parts of the county.
Jerald Hill of the Clayton community, who served on the steering council, read part of a letter
from Jeffrey Dorfman, a University of Georgia economics professor and land-use planning
expert.
In the letter, Dorfman was critical of two-acre minimum lots, saying it is more expensive to
provide services to less dense areas.
"Let's leave their options open," Hill said of zoning for property owners in those areas of the
county.
Nate Cochran of the Holbrook community, chairman of the Cherokee Citizens for Property
Rights, said more commercial opportunities also should be provided in the plan.
"Without businesses to pay taxes, the burden falls on homeowners," he said.
By Ashley Fuller Published: 01/17/2008
A full house turned out for the public hearing on Cherokee County's comprehensive plan
update to voice their opinions on future land use.
The Cherokee County Board of Commissioners, along with leaders from Ball Ground and
Waleska, held the hearing Tuesday night as required to submit the updated plan to the state
Department of Community Affairs and the Atlanta Regional Commission for review.
Due to concerns raised by residents at the hearing, the board decided to delay its vote.
"Let's use the opportunity not to rush this and take these comments, consider them and
consider any changes that might, could or should be done," board Chairman Buzz Ahrens said.
The board next will meet at 6 p.m. on Feb. 5 at the Justice Center.
Every 10 years, local governments are required by the state government to update their plans,
which include a future land-use map, policies and strategies that outline how the county
should grow in the future.
Once the plan is sent to the state, it will go through a 60- to 90-day review process to make
sure it meets requirements, County Planning Director Jeff Watkins said. It will then be sent
back to the board for final approval. The approved plan then must be sent to the state by its
October deadline.
One concern mentioned several times during the hearing is the intersection of Beavers Road
and Highway 20 in Macedonia, which is designated on the future land-use map as a
neighborhood village center, which allows 50,000 square feet of retail space. Several
residents asked for a lower density at the intersection.
"It will dramatically increase traffic and ruin the rural lifestyle that we came here for," Mary
Catarineau of Macedonia, a former county planning commission and comprehensive plan
steering council member, said of the proposed land use.
Brenda Sexton of Woodstock, who served on the steering council, said she generally supports
the plan. She did suggest the county require a water system capacity analysis for any project
that requires a Development of Regional Impact review. Large developments are required to
do through a DRI review by the ARC and Georgia Regional Transportation Authority before
being approved by local governments.
County Planning Commission member Debra Haynes of Hickory Flat, who also served on the
steering council, spoke about the need to have protection in the plan so the highest use
allowed in a character area will not be used each time. The map breaks the county into
character areas, which allow a range of zonings within the area.
Speakers also voiced concerns about two-acre minimum lots, which are required in the plan
for much of the northern and eastern parts of the county.
Jerald Hill of the Clayton community, who served on the steering council, read part of a letter
from Jeffrey Dorfman, a University of Georgia economics professor and land-use planning
expert.
In the letter, Dorfman was critical of two-acre minimum lots, saying it is more expensive to
provide services to less dense areas.
"Let's leave their options open," Hill said of zoning for property owners in those areas of the
county.
Nate Cochran of the Holbrook community, chairman of the Cherokee Citizens for Property
Rights, said more commercial opportunities also should be provided in the plan.
"Without businesses to pay taxes, the burden falls on homeowners," he said.
Cherokee land-use map could drive up taxes
Ashley Fuller, Cherokee Tribune, August 15, 2007
Cherokee County's proposed future land-use map needs more commercial and high-density growth to
keep property taxes from rising, according to a growth and development expert.
Jeffrey Dorfman, a University of Georgia economics professor, made a presentation Monday to the
Cherokee Citizens for Property Rights group on his study of the county's draft comprehensive plan and
map update.
The Cherokee County Board of Commissioners is expected to review both this fall before sending them
to the state Department of Community Affair for approval, as is required every 10 years.
Dorfman during the meeting held at Canton City Hall shared what he considered positive and negative
aspects of the plan and map, which outlines how the county should grow in the future.
Positives in the plan, he said, included efficient use of infrastructure, encouragement of infilling, higher
density in some parts of the county and a business-attraction strategy.
Bad parts of the plan, according to Dorfman, include expensive street standards, limited connectivity and
too little high-density development.
He added there are too few commercial areas and they are too concentrated in the southern end of the
county.
"Businesses bring in taxes. If there are not enough shops here, people will shop someplace else," he
said. "If Forsyth puts in the businesses and Cherokee doesn't, they will get your tax dollars."
Dorfman also voiced his opposition to the plan's minimum lot sizes and its lack of conservation
subdivisions. Minimum lot sizes, he said, prohibit developers from providing housing the market wants.
"Does that mean the entire county will (be on small lots)? No," he said of removing minimum lot sizes
and allowing more dense housing. "Homebuilders are smart enough to know that there is a demand for
all kinds of housing. By restricting land use by type, location and density, the plan makes choices
instead of consumers."
Dorfman also outlined the financial impact of different types of development, noting that a house in
Cherokee needs to be priced at $200,000 or more to "break even" on services provided by the county
government.
To pay for public schools, he said a family with one child needs to live in a $517,000 house to break
even, with the minimum for a two-child family topping $1 million.
Dorfman said - based on the current housing market and proposed future development map - it did not
appear to him the county government would need to increase taxes, but the school district might need to.
Jerald Hill, who represented the property rights organization on the steering council, was among the
several hundred people who attended Monday's meeting.
Hill said he liked what he heard from Dorfman.
"I thought he made sense. He has confidence in the marketplace," he said.
County officials said Dorfman's comments will be helpful when they review the comprehensive plan
update and land-use map.
"I respect his views. He provides us with more input from an expert in the field, which will help us," said
Buzz Ahrens, chairman of the board of commissioners, who attended the meeting.
Commissioner Jim Hubbard, who also attended the meeting, said he agreed with most of Dorfman's
points including the placement of higher density development where infrastructure exists and lower
density where there is no infrastructure.
"He gave us the raw material to work from. We have some additional information to take into
consideration," he said.
Ashley Fuller, Cherokee Tribune, August 15, 2007
Cherokee County's proposed future land-use map needs more commercial and high-density growth to
keep property taxes from rising, according to a growth and development expert.
Jeffrey Dorfman, a University of Georgia economics professor, made a presentation Monday to the
Cherokee Citizens for Property Rights group on his study of the county's draft comprehensive plan and
map update.
The Cherokee County Board of Commissioners is expected to review both this fall before sending them
to the state Department of Community Affair for approval, as is required every 10 years.
Dorfman during the meeting held at Canton City Hall shared what he considered positive and negative
aspects of the plan and map, which outlines how the county should grow in the future.
Positives in the plan, he said, included efficient use of infrastructure, encouragement of infilling, higher
density in some parts of the county and a business-attraction strategy.
Bad parts of the plan, according to Dorfman, include expensive street standards, limited connectivity and
too little high-density development.
He added there are too few commercial areas and they are too concentrated in the southern end of the
county.
"Businesses bring in taxes. If there are not enough shops here, people will shop someplace else," he
said. "If Forsyth puts in the businesses and Cherokee doesn't, they will get your tax dollars."
Dorfman also voiced his opposition to the plan's minimum lot sizes and its lack of conservation
subdivisions. Minimum lot sizes, he said, prohibit developers from providing housing the market wants.
"Does that mean the entire county will (be on small lots)? No," he said of removing minimum lot sizes
and allowing more dense housing. "Homebuilders are smart enough to know that there is a demand for
all kinds of housing. By restricting land use by type, location and density, the plan makes choices
instead of consumers."
Dorfman also outlined the financial impact of different types of development, noting that a house in
Cherokee needs to be priced at $200,000 or more to "break even" on services provided by the county
government.
To pay for public schools, he said a family with one child needs to live in a $517,000 house to break
even, with the minimum for a two-child family topping $1 million.
Dorfman said - based on the current housing market and proposed future development map - it did not
appear to him the county government would need to increase taxes, but the school district might need to.
Jerald Hill, who represented the property rights organization on the steering council, was among the
several hundred people who attended Monday's meeting.
Hill said he liked what he heard from Dorfman.
"I thought he made sense. He has confidence in the marketplace," he said.
County officials said Dorfman's comments will be helpful when they review the comprehensive plan
update and land-use map.
"I respect his views. He provides us with more input from an expert in the field, which will help us," said
Buzz Ahrens, chairman of the board of commissioners, who attended the meeting.
Commissioner Jim Hubbard, who also attended the meeting, said he agreed with most of Dorfman's
points including the placement of higher density development where infrastructure exists and lower
density where there is no infrastructure.
"He gave us the raw material to work from. We have some additional information to take into
consideration," he said.
Commissioners See Red
at LUP Hearing
On January 15th the Cherokee County Board of
Commissioners held a hearing on the proposed
Land Use Plan draft. The Jury Assembly room of the
Justice Center was filled to near capacity, mostly by
folks in red shirts who are members of Cherokee
Citizens for Property Rights (CCPR).
When Chairman Ahrens opened the floor for
comments on the plan, supporters were first. The
slow growth advocates spoke in support, but many
added their special requests to tighten up the plan in
their neighborhoods.
Once the floor was opened to the opposition, several
CCPR members spoke about problems with the
plan.
First, Angelo Panzarella spoke eloquently about his
frustrations with the plan and its shortcomings.
Nate Cochran thanked the BOC for the positive
changes that have been made in the plan, and
reminded them that CCPR is not going away, but will
continue to closely monitor the BOC.
Jerald Hill read excerpts from a letter by planning
expert Dr. Jeffrey Dorfman stating a powerful
argument against 2- acre minimum lots for 2/3 of the
county (see below, "What's so bad about 2-acre
minimum lot sizes?").
Raliegh Morgan looked at the plan from the
engineering perspective, saying if this was a plan for
an airplane, "it would never get off the ground."
Cleve Hill asked, "Whose plan is it anyway?" and
expressed his doubts that the plan meets the DCA
requirement of community input.
After each speaker, there was much applause, and
even a standing ovation after Cleve Hill's comments.
Rather than vote on sending the plan to the DCA
/ARC "as is," the BOC decided to postpone the vote
until February 5 to allow time to consider citizens'
concerns.
at LUP Hearing
On January 15th the Cherokee County Board of
Commissioners held a hearing on the proposed
Land Use Plan draft. The Jury Assembly room of the
Justice Center was filled to near capacity, mostly by
folks in red shirts who are members of Cherokee
Citizens for Property Rights (CCPR).
When Chairman Ahrens opened the floor for
comments on the plan, supporters were first. The
slow growth advocates spoke in support, but many
added their special requests to tighten up the plan in
their neighborhoods.
Once the floor was opened to the opposition, several
CCPR members spoke about problems with the
plan.
First, Angelo Panzarella spoke eloquently about his
frustrations with the plan and its shortcomings.
Nate Cochran thanked the BOC for the positive
changes that have been made in the plan, and
reminded them that CCPR is not going away, but will
continue to closely monitor the BOC.
Jerald Hill read excerpts from a letter by planning
expert Dr. Jeffrey Dorfman stating a powerful
argument against 2- acre minimum lots for 2/3 of the
county (see below, "What's so bad about 2-acre
minimum lot sizes?").
Raliegh Morgan looked at the plan from the
engineering perspective, saying if this was a plan for
an airplane, "it would never get off the ground."
Cleve Hill asked, "Whose plan is it anyway?" and
expressed his doubts that the plan meets the DCA
requirement of community input.
After each speaker, there was much applause, and
even a standing ovation after Cleve Hill's comments.
Rather than vote on sending the plan to the DCA
/ARC "as is," the BOC decided to postpone the vote
until February 5 to allow time to consider citizens'
concerns.
Never Get off the
Ground
Dear Editor,
Reviewing the new proposed Land Use Map
it looks as if we have a population of less that
50 thousand and south east Cherokee is
nothing but horse farms. It does not show
existing zonings, little infrastructure, or current
businesses. You would have to have zoning
maps, tax maps, and planned infrastructure
maps to begin to make heads or tails of what
the county really looks like.
Considering the money we paid to generate it
we did not get a useful tool for planning. It is
at best someone's dream of what they would
like to have and it bears no resemblance to
reality. I come from the Engineering world
and a "plan" is an accurate representation of
the product you want to build with all the
details.
If this Map was a plan to build an airplane I
would not want to fly in it. But, it would never
get off the ground anyway.
Raliegh Morgan
Free Home
Ground
Dear Editor,
Reviewing the new proposed Land Use Map
it looks as if we have a population of less that
50 thousand and south east Cherokee is
nothing but horse farms. It does not show
existing zonings, little infrastructure, or current
businesses. You would have to have zoning
maps, tax maps, and planned infrastructure
maps to begin to make heads or tails of what
the county really looks like.
Considering the money we paid to generate it
we did not get a useful tool for planning. It is
at best someone's dream of what they would
like to have and it bears no resemblance to
reality. I come from the Engineering world
and a "plan" is an accurate representation of
the product you want to build with all the
details.
If this Map was a plan to build an airplane I
would not want to fly in it. But, it would never
get off the ground anyway.
Raliegh Morgan
Free Home
January 12, 2008 Dear Buzz and Jerald: I am writing to share my thoughts on minimum lot sizes and the proposed zoning in much of Cherokee County in the new proposed LUP. In particular, much of the undeveloped acreage in the county will be zoned with 2-acre minimum lot sizes. In my opinion, from both an economic and a character preservation point of view, this is not the best way to zone rural areas of the county. From an economic point of view, larger lots are more expensive to provide with services, with service costs rising at half the rate of land use. So 2-acre lots will be 50% more expensive to serve than 1-acre lots. My common recommendation is to allow lot sizes as small as possible, with the only restrictions being those necessitated by infrastructure considerations. Given small minimum lot sizes, some developers will still build at lower densities due to demand for a variety of housing products. Thus, the areas do not all end up at the maximum allowable density. However, the average population density is certainly increased and the county’s average service cost decreases. This helps keep tax rates low. From a character preservation standpoint, DCA recommends (either formally or informally) counties consider 15- or 25-acre minimums if they wish to preserve rural character. A 2-acre lot is not consistent with rural character; it is a low-density subdivision. I know because I live in one and my neighbors are really not that far away. Nobody would mistake my neighborhood for being “out in the country.” Cherokee County is an attractive place to live and people will continue to move there. While I firmly support people’s right to live on a 2-acre lot if they so choose, not everybody wants to make that choice. The more people that live on 2-acre lots, the more land will be developed given the same population increase. Thus, the larger the minimum lot size, the faster you lose your undeveloped land. I hope these points help in your current consideration of the proposed new LUP. Since I am not a citizen of Cherokee County, it is up to you to decide whether these thoughts are worth considering. I do believe that allowing density where appropriate will in the long run result in much more of the county retaining a rural, low-density character. Sincerely, Jeffrey H. Dorfman Dorfman Consulting LLC |
| What's so bad about 2-acre lot minimums? |
Dr. Dorfman is a professor of economics at UGA and a consultant on all facets of the economics of land use,
growth, and development. He has published two books, over 50 journal articles, and numerous popular press
pieces including op‐ed columns in the Atlanta Journal‐Constitution. He has consulted with counties, cities, school
boards, non‐profits, and Fortune 500 companies on economics and statistical issues. In particular, he consults
widely with local governments and developers on the economic and fiscal impact of growth and land use patterns.
He has worked with eight of the twenty fastest growing counties in the U.S.
growth, and development. He has published two books, over 50 journal articles, and numerous popular press
pieces including op‐ed columns in the Atlanta Journal‐Constitution. He has consulted with counties, cities, school
boards, non‐profits, and Fortune 500 companies on economics and statistical issues. In particular, he consults
widely with local governments and developers on the economic and fiscal impact of growth and land use patterns.
He has worked with eight of the twenty fastest growing counties in the U.S.
| Actions Speak Louder Than Words Anti-Growth advocates say, "We must slow growth to give infrastructure improvements a chance to catch up." But it is clear the Cherokee Coalition for Responsible Growth, better known as CCRG, will do anything to stop construction of the new Northeast Cherokee Sewer Plant. The plant has been in the works for a while, yet county planners and the slow-growth majority intentionally left no trace of the proposed sewer in the new Land Use Plan (LUP). Now they say, since it isn't in the LUP, it should not happen at all. There's a Catch-22 for you! And while there has been a lot of talk about the need for commercial and industrial growth in the I-575 corridor, when it comes down to the infrastructure to support it, the anti-growth crowd just says "NO!" Besides a door to door misinformation campaign, our friends at the CCRG have brought in some extra muscle from the City of Milton to fight the sewer plant. Together they made enough noise that the EPD decided to have a hearing about the permitting of the sewer plant. Cherokee County is in great need of this new sewer treatment facility in the Northeastern area. If you agree, please mark your calendar for March 18, at 7:00 pm at the Canton City Hall, for the public hearing being held by the EPD. It is time for folks in NE Cherokee to let the EPD know, by our words and actions, that we want the benefits of sewer. |
Why we need the
Northeast
Cherokee Sewer
Plant
According to the Georgia Water
Coalition:
More than 50% of the growth in
outer Metro District counties occurs
on septic systems, rather than
sewers. Septic systems don’t return
water to rivers, for others to use, as
promptly as sewers do, resulting in
reduced flows on rivers and streams.
In fact, more houses and
businesses use septic systems to
dispose of water in Metro Atlanta
than any other comparable area in
the country...
“Water ought to be returned the
rivers where it can be available to
downstream communities and
wildlife,” said Sally Bethea, Upper
Chattahoochee Riverkeeper...
Georgia communities need to find a
way to get homes and businesses
off septic systems and on to sewer
lines.”
Northeast
Cherokee Sewer
Plant
According to the Georgia Water
Coalition:
More than 50% of the growth in
outer Metro District counties occurs
on septic systems, rather than
sewers. Septic systems don’t return
water to rivers, for others to use, as
promptly as sewers do, resulting in
reduced flows on rivers and streams.
In fact, more houses and
businesses use septic systems to
dispose of water in Metro Atlanta
than any other comparable area in
the country...
“Water ought to be returned the
rivers where it can be available to
downstream communities and
wildlife,” said Sally Bethea, Upper
Chattahoochee Riverkeeper...
Georgia communities need to find a
way to get homes and businesses
off septic systems and on to sewer
lines.”
On July 15, we can stop the Insanity!
In 2006, the self described, "Slow Growth" contingency took control of the BOC. Many people
objected to the heavy handed approach of some Commissioners, saying where was the
mandate to support such behavior? We've been saying, "It was a low turnout, an off year
election and anything but a true mandate for the restrictive policies of the new majority."
That was then, this is now. Nobody can say they were lulled into a deep sleep for the past two
years. If Jim Hubbard is re-elected, and the Slow Growth majority holds, then there will be no
place for the familiar cry of "we was robbed." The new cry will be, "We may be a minority, but
don't we still have rights?"
On the other hand, if sanity prevails and Hubbard is cast aside, then it will be time for the
anti-growth special interest groups that have called all the shots for the last two years to cry, "it
was a low turnout and we was robbed!"
You see, it's all about who shows up on election day. The choice is yours. Call and email your
friends and family. Let them know who you support, or just sit on your laurels and watch them
run this county into the ground for two more years.
It's time to put up or shut up!
objected to the heavy handed approach of some Commissioners, saying where was the
mandate to support such behavior? We've been saying, "It was a low turnout, an off year
election and anything but a true mandate for the restrictive policies of the new majority."
That was then, this is now. Nobody can say they were lulled into a deep sleep for the past two
years. If Jim Hubbard is re-elected, and the Slow Growth majority holds, then there will be no
place for the familiar cry of "we was robbed." The new cry will be, "We may be a minority, but
don't we still have rights?"
On the other hand, if sanity prevails and Hubbard is cast aside, then it will be time for the
anti-growth special interest groups that have called all the shots for the last two years to cry, "it
was a low turnout and we was robbed!"
You see, it's all about who shows up on election day. The choice is yours. Call and email your
friends and family. Let them know who you support, or just sit on your laurels and watch them
run this county into the ground for two more years.
It's time to put up or shut up!
Tribune, WLJA to conduct
debate
Published: June 25, 2008
The first debate of Cherokee County's campaign
season is planned for next month.
The Cherokee Tribune and WLJA 101.1 FM will
present a candidates' debate on Monday, July 7, at
Canton City Hall at 151 Elizabeth St. in downtown
Canton.
The debate will begin at 7 p.m. and should
conclude by 9:30 p.m. The doors will open at 6 p.m.
The debate will feature the candidates for the two
county commission posts and the sheriff's race. All
three elections will be decided by the July 15
Republican primary, as there are no Democratic
contenders.
Incumbent Cherokee Sheriff Roger Garrison of
Canton faces a challenge from Nicole Ebbeskotte of
Woodstock, a former sheriff's office employee.
Post 2 Commissioner Jim Hubbard of Hickory Flat
is opposed by Quentin Thomas of Woodstock, a
retired Air Force colonel and former assistant city
manager.
Post 3 Commissioner Karen Mahurin of BridgeMill
is running for re-election against Joel Calhoun, an
accountant from southwest Cherokee.
For each race, the candidates will be allowed short
opening and closing statements. The organizers are
planning for eight questions per race with
responses from both candidate. Rebuttals will be
allowed at the moderator's discretion.
The questions will asked by two journalists, Tribune
Managing Editor Barbara Jacoby and WLJA
newsman Michael Searcy. WLJA co-owner Byron
Dobbs will serve as moderator.
The questions will be a mix of those written by the
journalists and those submitted by the public.
The public is invited to submit questions between
now and at 6:30 p.m. on July 7. Submitted questions
will be reviewed by the journalists and some will be
among the questions asked for each race.
Questions may be e-mailed to
bjacoby@cherokeetribune.com until 5 p.m. on July
7. Questions may be submitted in writing in person
at the debate between 6 and 6:30 p.m.
Copyright 2008, Cherokee Tribune. All Rights
Reserved.
debate
Published: June 25, 2008
The first debate of Cherokee County's campaign
season is planned for next month.
The Cherokee Tribune and WLJA 101.1 FM will
present a candidates' debate on Monday, July 7, at
Canton City Hall at 151 Elizabeth St. in downtown
Canton.
The debate will begin at 7 p.m. and should
conclude by 9:30 p.m. The doors will open at 6 p.m.
The debate will feature the candidates for the two
county commission posts and the sheriff's race. All
three elections will be decided by the July 15
Republican primary, as there are no Democratic
contenders.
Incumbent Cherokee Sheriff Roger Garrison of
Canton faces a challenge from Nicole Ebbeskotte of
Woodstock, a former sheriff's office employee.
Post 2 Commissioner Jim Hubbard of Hickory Flat
is opposed by Quentin Thomas of Woodstock, a
retired Air Force colonel and former assistant city
manager.
Post 3 Commissioner Karen Mahurin of BridgeMill
is running for re-election against Joel Calhoun, an
accountant from southwest Cherokee.
For each race, the candidates will be allowed short
opening and closing statements. The organizers are
planning for eight questions per race with
responses from both candidate. Rebuttals will be
allowed at the moderator's discretion.
The questions will asked by two journalists, Tribune
Managing Editor Barbara Jacoby and WLJA
newsman Michael Searcy. WLJA co-owner Byron
Dobbs will serve as moderator.
The questions will be a mix of those written by the
journalists and those submitted by the public.
The public is invited to submit questions between
now and at 6:30 p.m. on July 7. Submitted questions
will be reviewed by the journalists and some will be
among the questions asked for each race.
Questions may be e-mailed to
bjacoby@cherokeetribune.com until 5 p.m. on July
7. Questions may be submitted in writing in person
at the debate between 6 and 6:30 p.m.
Copyright 2008, Cherokee Tribune. All Rights
Reserved.
| When it comes pay raises, is turnabout fair play? CCRG says NO! In 2006, CCRG's candidate, Buzz Ahren's, stated, "My opponent allowed the Board to vote themselves 100% salary increase. Was that the right thing to do? Everyone I have spoken to says NO." In 2006, CCRG's founder and president described the raise as "exorbitant." So what's the problem? Mike Byrd voted against the raise and Jim Hubbard voted for it. Now the CCRG leadership is backpedaling faster than Lance Armstrong in reverse. To see for yourself, click on the YouTube links below. Double your Salary in 60 Seconds CCRG founder speaks against raise |
Post 2 Commissioner, Jim Hubbard
Post 2 Challenger, Quentin Thomas
will face off with Jim Hubbard, July
7th, 7PM at Canton City Hall.
will face off with Jim Hubbard, July
7th, 7PM at Canton City Hall.
Reserved |