Bond will only be used for park land

From the Marietta Daily Journal on Monday, October 30, 2006, by MDJ columnist Don McKee

Let's clear up any misconceptions about the proposed $40 million bond issue for buying more land for parks in Cobb County.

Some citizens have told me of concerns that not all the money would be spent on greenspace or that somehow Commission Chairman Sam Olens could ignore or circumvent the wishes of the voters - which he couldn't do legally at any rate.

No way, my friends. Check the language on the ballot, Page 10B of Sunday's MDJ:

"Shall Cobb County, Georgia, for the purpose of providing funds to acquire land located in Cobb County for use as public parks in perpetuity, issue bonded debt in the aggregate principal amount not to exceed $40,000,000?"

For the record:

Sam Olens has no desire, intention or inclination to do anything other than what is proposed - to buy more land for parks.

He made it crystal clear when I asked specifically if all the bond proceeds would go to purchasing land for parks.

"All goes to acquire park land," Sam Olens informed me Saturday.

And get this, if you don't trust our government even with a clear mandate, as the Cobb Parks Coalition points out:

"The money will be allocated for appropriate land identified first by a citizens committee. Each commissioner will appoint three citizens who will step forward to find the land, assess relative park land value and help negotiate price before presenting its findings to the BOC (Board of Commissioners) for a final decision.

"The citizens committee will add a layer of 'checks and balances' to the process otherwise lacking in most county government decisions. People have trouble trusting their government in today's political climate. It's too easy for a politically connected land owner to 'work a deal' and pass off some undevelopable parcel as a potential park. That won't happen. The Cobb Parks Coalition has worked from day one to address this issue."

The coalition is led by blue-ribbon conservationists, including Paul Paulson and John Cissell, whose credentials and commitment are unquestionable. They and others working with them in the coalition would not think about supporting this initiative if it were not being done right in the best interests of the people of Cobb County.

This is the same kind of proposal that Smyrna voters approved 4-1 last year with a $22 million bond issue for park land, park redevelopment and recreation centers.

Mayor Max Bacon of Smyrna said the city made an extensive study of its financial condition and determined the bond issue could be supported without a tax increase, same as can be done in Cobb.

Sam Olens recently told the MDJ:

"There is no hidden agenda here. - This bond gives us the opportunity for a significant increase in park land without any additional millage.
"The agenda here is to acquire park land before it's too late. God's not making more land. We've got to get it before it's developed because then it will cost that much more."

Clearly, Cobb voters should approve this bond issue.

CNN.com features OUR bond referendum!

Posted on CNN online at 8:30 p.m. edt on Wednesday, October 25, 2006 by Jeff Green of CNN.com

Red and blue states weigh billions worth of green space

ATLANTA, Georgia (CNN) -- Suburban Cobb County faces what officials say is an urgent problem, and as with scores of other communities nationwide, voters are being asked to help fix it in November.

The problem is expanding development and too little parkland for a growing population. A measure on the ballot in Cobb will test a national trend over the last two decades for bipartisan support on government-funded land conservation.

The county just northwest of Atlanta is solidly Republican, and county voters have shown skepticism on government spending, rejecting a proposed sales tax increase in 2000 that would have earmarked $45 million for green space.

But officials say the county is almost 90 percent developed and that existing parkland has been trampled by overuse. That includes the Kennesaw Mountain National Battlefield Park and parts of the Chattahoochee River National Recreation Area.

So, the County Commission voted unanimously to try again this year, asking residents to support a $40 million bond to buy land for parks. This year's measure would not require a tax increase.

"It was felt that if property was not acquired in the short term for green space, we frankly would have lost that opportunity forever," said County Commission Chairman Sam Olens, a Republican.

The Cobb measure is one of at least 123 tax or bond initiatives on ballots nationwide in November at the state level or lower, according to research compiled by the Trust for Public Land, a California-based nonprofit group.

Nearly $6 billion for land conservation is at stake. And unlike other questions facing voters, partisanship plays only a minimal role in the voting, according to the trust, which has analyzed such votes going back to 1988.

That's about when local and state funding for land conservation began to overtake federal funding, said Ernest Cook, director of the trust's conservation finance program.

Of the 1,862 initiatives tracked since then, 1,422 -- or 76 percent -- have passed. In 2004, voters approved about 75 percent of the 219 measures, worth a total of $4.1 billion.

"Many communities are trying to cope with the impact of sprawling development," Cook said. "They're concerned about losing their farms and forests and quality of life."

"People across the political spectrum care equally about quality of life in their communities," he said.

While the 123 measures are spread across 23 states this year, the largest sums are up for grabs in California, New Jersey, New York, Florida and Oregon. Of those, only Florida voted majority Republican in 2004.

Time running out

With the U.S. population continuing to expand -- reaching the 300 million milestone this month -- the clock is ticking for some parts of the country.

"There is quite a bit of interest in protecting land in the faster-growing areas," Cook said.

But for many communities, he said, "the response is often too little, too late." The trust urges communities to plan "to make sure that development is guided to the right place."

The longer communities wait to buy parkland, the more expensive it gets, Cook said. And that's only in the cases where it remains available.

"You pay for it once and you've saved it forever," he said.

Additional development can often cost local governments more money than it generates, he said.

"Often, communities will use protection of open spaces as a means to avoid having to extend sewer lines, and build new schools and infrastructure," Cook said.

With land conservation, he said, "generally a whole community benefits because it gives people access to nature. It helps to keep energy costs down; it can improve the air quality and it can avoid or at least minimize traffic congestion."

But that might not be enough to convince voters in California to support the largest measure at stake in November, which Cook said is "a difficult one to call."

About $2.3 billion of a $5.4 billion bond would be dedicated to land conservation. But voters will also be presented with a separate bond package of about $37 billion for various uses. That, Cook said, "is asking a lot of the voters of California."

Despite the historically high rate of approval, Cook said, "I have never seen any indication that people feel the job is done."

"On the contrary, I've seen counties and towns that have gone back repeatedly to get voter approval for additional funding because the job wasn't finished the first time around," he said.

That includes Nassau County, New York. Voters in the Long Island community approved a $50 million bond in 2004 to purchase open space and protect water quality.

"Nassau County found that $50 million in a large urban county didn't go very far and are going to go back to the voters this year for $100 million," he said.

'Culture of conservation'

In the trust's opinion polls, the top reason people give for opposing the ballot measures is concern that governments won't spend wisely or in the manner promised, Cook said.

That's the primary reason that David Chastain, co-founder of the Cobb County Taxpayers Association, said he plans to vote against the county's measure.

"The same people who want the $40 million to buy green space are the same people who are asphalting and providing zoning variances for all this development that takes away the green space and the trees to begin with," he said.

Chastain, the chairman of the Cobb County Libertarian Party, said he would prefer to see property tax rates rolled back further than the commission has already done.

"I'm just concerned this thing is going to backfire and that it's going to end up that the general fund is going to be squeezed," he said.

"What bothers me is the majority of Cobb County voters will not be fully informed."

But Olens said support has come from both ends of the political spectrum.

"It definitely transcends partisan politics," he said. "I think there's a common feeling that the environment is important, that it's too important to not lose too much of the tree canopy, and that we need places to relax, to enjoy."

Cobb has been at the heart of the growth that made the Atlanta region one of the poster children for the national anti-sprawl movement, exploding in population from 196,793 in 1970 to 654,900 in 2006.

The county of 340 square miles, or more than 217,000 acres, has about 5,000 acres of park space. That means just over 2 percent of the land is set aside for green space, and Olens said half of that is leased and not guaranteed forever.

Olens said he would like to see Cobb acquire 2,000 more acres of park space for a total of 7,000. But $40 million will likely buy less than 500 acres.

Like Nassau County, Cobb is following the trust's advice by starting relatively small. "It's considered a great first step," Olens said.

Cook said the next step could be easier. He sees "a real culture of conservation growing," one that is gaining support again at the federal level.

"It's a ball that really is rolling, and I expect it to be gathering steam," he said.

Find this article at:
http://www.cnn.com/2006/POLITICS/10/23/greenspace.measures

MDJ endorses parks bond!

From the Marietta Daily Journal on Sunday, October 22, 2006

Support for Cobb parks bond a no-brainer

What little open space there is left in Cobb County is going fast - and it will disappear even faster if county voters fail to pass the $40 million bond referendum for parkland acquisition that will be on the Nov. 7 General Election ballot.

Years ago, consensus opinion in the county was that we had little need to acquire parkland because of the presence here of federally owned Kennesaw Mountain National Battlefield Park and its 3,000-plus acres. Yet even though it is not primarily a recreation park, it is bursting at the seams these days, as are the Chattahoochee River National Recreation Area and nearly all of the county's other parks. Of course, the reason for that is that the county's population has trebled and quadrupled in recent decades, and is still growing.

Now, county voters are looking at what likely is their last, best chance to save significant open space to turn into parks, courtesy of the aforementioned bond referendum.

And the timing of the referendum is not the only good thing about it. It also makes plenty of economic sense as well.

• First of all, the $40 million in question will be paid off in just 10 years. That's nothing in terms of bonds, and a much shorter time than most of us will spend paying off our mortgage debt.
• Second, thanks to its gleaming bond rating (one of only 20 counties in the country with a "AAA" rating), Cobb can borrow the money at close to 4 percent interest.

The combination of short bond-term and low interest rate translates to a better bargain for taxpayers than a "pay-as-you-go" approach that a few critics are advocating. Of course, with a pay-as-you-go-approach, by the time you had saved the money to buy that piece of Cobb real estate you had been coveting, it probably would have been snapped up by someone else. Using the "pay-go" approach to buy parkland makes no more sense than using it to try to buy a house. Who in his right mind would try to save enough money to pay up front for the entire purchase price of a house?

Here are some other reasons to vote for the parks referendum:

• The $40 million can only be used to acquire land for parks - not for right of way or for easements or for roads
• It will not be a liability on future generations
• Any land purchased will have to remain parkland forever, not be converted for some other use down the road
• The money Cobb voters approve may be matched by federal, state or private dollars
• No land will be condemned for parks, and it will be purchased only from willing sellers
• The county will have to publicize an annual audit of how the money is spent.

If the bond is approved, the county will set up a citizens' advisory committee, made up of three people from each commission district, which will recommend potential sites for acquisition. The county plans to ensure that a fair share of the bond proceeds are used to acquire parkland in Cobb's six cities as well.

There's also no question that having adequate - or more than adequate - parkland is crucial when it comes to considering a community's quality-of-life issues.

We've all heard of bond referendums through the years that were less than clear-cut in their ambitions and funding methods, but the upcoming Cobb parks referendum is as close to a no-brainer as you'll ever see. And we would encourage you to vote in favor of it on Nov. 7.

Choose Cobb parks, not more McMansions

From the Marietta Daily Journal, on Tuesday, October 17, 2006, Letters to the Editor

DEAR EDITOR:

I remember just a few years ago when east Cobb residents were so desperate for some park space that they raised the money and bought 15 acres on Roswell Road themselves. It was only after the land had been purchased that the county stepped in and created the park. Nowadays there are so many people using the Friends of East Cobb Park you can hardly find a space to leave your car.

If you drive anywhere near Kennesaw Mountain National Battlefield Park on the weekends, you know cars fill every parking lot and are lined up for miles on Burnt Hickory Road and Stilesboro Road. As more and more people move into Cobb County, more and more people use the park, and park officials are concerned for its well being.

Using the financing that is already in place is a painless way for the county to acquire some land for parks. By voting "Yes," the county will be able to compete with the development community when properties become available.

McMansions or parks? Which do you choose?

Andrea Coleman

Marietta

AJC's Mike King endorses parks bond referendum

An excerpt from Mike King's opinion column in the Atlanta Journal Constitution, Thursday, October 19, 2006

Don't make me do the math

If Cobb County voters pass the $40 million bond referendum to acquire new land for parks, will they be increasing their tax burden? Not really.

Here's why: The county's current bonded indebtedness for parks is inconsequential, but if the bond referendum is rejected, the property taxes going toward the old bonds would eventually go down a tiny bit. That would happen in 2017, when a 1996 bond issue expires. But taxes would only decrease by about $4 a year on a $200,000 home. Because of the timing, homeowners wouldn't feel much of a difference if they voted for a new bond issue.

Bottom line: It makes all the sense in the world to pass this modest bond issue.

Cobb boasts low debt, high credit score

From the Marietta Daily Journal on Thursday, October 19, 2006, by MDJ staff writer Amanda Casciaro

County's rating places it in Georgia's top three

Despite road improvements throughout Cobb and expensive priorities such as the arts, public safety and parks, Cobb has maintained an outstanding debt of less than $40 million - one of the lowest in the state.

Taxpayers are subject to a lower millage rate than any other urban county in metro Atlanta, and Cobb is only one of 20 counties in the country with a Triple AAA credit rating, given by independent credit agencies.

As of fiscal year 2006-07, Gwinnett County and the State of Georgia are the only other governments in the state with a Triple AAA, and Cobb's millage rate is about 15 percent lower than Gwinnett's.

"It speaks to the quality of our employees and the fact that the leadership, to expressly include elected officials and the county manager, have made those tough decisions in the past that have served our taxpayers very well," Cobb Commission Chairman Sam Olens said.

Cobb owes about $19.6 million on a 1996 parks bond and about $19.5 million on a 1993 bond to build the Cobb County Jail on County Services Parkway in Marietta.

The outstanding bonds only account for about 1.35 percent of an eligible debt of $2.88 billion, Cobb Finance Director Brad Bowers said.

"Throughout the history of Cobb County, we have not issued a whole lot of debt," Bowers said. "One of the reasons for that is back in the 1970s, a lot of infrastructure put in for the water and sewer systems for treatment plants used grant money. While we did borrow a portion of it, we did receive a lot of funding from the federal government to build that. I think probably 75 percent came from that."

State and federal grant money, which Cobb actively seeks, along with four Special Purpose Local Option Sales Tax issues have allowed Cobb commissioners to "have a practice of constantly keeping up with our needs rather than letting them get out of hand," Olens said.

The SPLOSTs, approved by voters in 1985, 1990, 1994 and 2005, have predominantly helped finance road improvements. The most recent also earmarks money for 800 MHz radio upgrades for public safety officers and construction of a new courthouse annex.

Because of voter approval and surpluses the past couple years, "we are fully up-to-date on maintenance of our existing buildings," Olens said. "For example, our elevators, our roofs, our (heating and air-conditioning units) are on a current schedule whereas in other governments that's the last thing that's budgeted. We're in a good financial state."

Public-private partnerships such as what helped fund the Cobb Energy Performing Arts Centre also have helped maintain a low level of debt while providing services residents want and need, Olens said.

Debt limits are determined by the total of real and personal property values throughout the county, more commonly known as the tax digest. Those values usually increase each year based on home reassessments and new construction, Bowers said.

In 2005, Cobb was eligible for about $2.6 billion in debt and only used about $45 million of it. This year, the debt limit increased to about $2.88 billion.

Because Cobb uses such a small amount of its limit and has never defaulted on a payment, independent credit agencies such as Moody's have awarded the county a Triple AAA credit rating. The rating helps Cobb borrow money at low interest rates.

Only 19 other county governments in the United States have earned that distinction including Gwinnett County, Palm Beach County, Fla.; Mecklenburg County, N.C.; Greenville County, S.C.; Monmouth County, N.J.; Fairfax County, Va.; and Arlington County, Va.

A top credit ratingCobb was awarded Triple AAA for its general obligation bonds in 1997, and its water and sewer system, which is paid using fees, in 2001.

"We were the first county in the state of Georgia with a Triple AAA," Bowers said. "You get the best interest rate, and therefore it saves you money whenever you do borrow.

"Plus, because these ratings are given by outside agencies, it's an outside confirmation that you're doing what you're supposed to be doing. We were the first water and sewer system in the nation with the Triple AAA, and we're one of three in the nation with Triple AAA for our water and sewer system now."

On a 20-year bond issue, which typically is what governments obtain, a good interest rate could "easily" save several million dollars, Bowers said.

Of the outstanding debt Cobb maintains, its jail bond will expire in 2010 and the park bond, used to buy land and develop parks, will expire in another 10 years.

Because the county's fiscal year ends before property taxes are collected, Tax Anticipation Notes are implemented, but it's paid off in less than a year, Bowers said.

"We collect our property taxes at the end of the fiscal year (in October), so there's a cash flow need in the middle of our year," Bowers said. "We borrow money for less than one year, generally in the beginning of April, and it has to be paid back by the end of December that same year."

If voters approve a new park bond that appears on the Nov. 7 ballot, the debt percentage would essentially double, given the plan calls for $40 million to purchase land for future parks throughout Cobb.

The measure is a general obligation bond, which is paid back using property taxes as opposed to revenue generated through a particular system.

But, according to Olens, that's the only area where Cobb isn't on top.

"Where we haven't kept up is, frankly, more park land," he said. "With the passage of the SPLOSTs, that was the one glaring concern."

Benefits of parks bond undeniable

From the Marietta Daily Journal, on Tuesday, October 17, 2006, Letters to the Editor

DEAR EDITOR:

With the upcoming Nov. 7 elections, we have a unique opportunity to vote in favor of a $40 million parks bond issue, without increasing taxes, which benefits all concerned. This initiative will enable Cobb County to properties now for future development.

Apathy, negativity, and procrastination, however, could doom this effort at an enormous cost to all. If we wait longer, appropriate lands will either not be available or become twice as expensive. One only needs to look at the escalating prices per acre of land values in both East and West Cobb. We must act now and vote on Nov. 7.

Each and every resident of Cobb County benefits by having more open green space, preserved forever, to enjoy recreationally and to enhance the value of living and owning property in Cobb. Individual or family property owners that have, or are contemplating, large properties for sale also benefit financially by selling their properties for park purposes, rather than only considering commercial development offers.

This can be accomplished by selling for "preservation/conservation purposes", resulting in significant tax benefits to the seller(s), thereby returning essentially the same after tax compensation for the property as if it were sold at a commercial price per acre. Wouldn't individuals or families, owning significant acreage for sale, find this financially attractive?

If family properties could live on forever, perhaps with park land named for the family, wouldn't this be a viable alternative rather than selling for commercial purposes which would ultimately result, 20 years from now, in another "tired and worn" mall/retail complex?

Additionally, the benefit to Cobb County is undeniable. Cobb has been one of the fastest-growing counties in the country, but parkland purchases have not kept pace. In order to be attractive for relocation purposes, by either individuals or businesses, Cobb needs to provide these open-space, recreational options, as drafted in the Cobb 2030 Comprehensive Plan Policy Document for the future. We must act now before it's too late.

For the above reasons, there is no reason for elected officials of Cobb County to agree to change, or negotiate away in mediation, large parcels of low-density zoning in favor of higher-density commercial zoning. Potential parklands will disappear forever, unless we protect them now.

Jim Dugan
Powder Springs

Thank you, Cobb Chamber

From the Marietta Daily Journal on Friday, October 13, 2006, Letters to the Editor

DEAR EDITOR:

Kudos to the Cobb Chamber of Commerce for recognizing the business impact of greenspace and parks for our community. As Chamber leader David Connell pointed out in Friday's MDJ, it's important that we all learn the economic facts and benefits of providing parks for people. After all, employers based or branched in Cobb benefit from the talents of Cobb citizens. It seems logical that we'd all want to create a community that will continue to be attractive to both families and singles, and the old and young alike. Parks and greenspace are important contributors to livability. Employers know that and are drawn to communities that draw people.

In the coming weeks, let's all follow the chamber's lead: Carefully weigh the benefits of providing more parks for our children and grandchildren into the future against the cost of a low-interest rate loan that we'll pay off in 10 years without a tax-rate increase.

Friends, as citizens and stewards of this community, let's not allow political rhetoric to cloud our judgment on this important community decision.

Joni H. Cope

East Cobb

Education key to parks bond win

From the Marietta Daily Journal on Friday, October 13, 2006 by MDJ staff writer Amanda Casciaro

Supporters of a $40 million bond to buy land for parks have stepped up efforts to educate residents before Cobb voters cast a decision on the issue Nov. 7.

Because language scheduled to appear on the ballot doesn't address the absence of a tax increase, the Cobb Parks Coalition and county officials are battling misinformation and conflicting reports on the issue before voters head to the polls in less than a month.

Although approving the bond will not lead to a tax increase, rejecting it could save owners of a $200,000 home about $13.60 each year - but not until after 2010.

At that time, Cobb will retire its debt on a separate $39 million bond issued in 1993 to build the county's jail.

The reduction would save homeowners less than $14 each year until the parks bond is retired in 2017 or 2018, said Rogert Quigley, Cobb communications director.

Because the proposed general obligation bond for park land would use existing debt, property owners would not see a spike in their tax bills.

The savings would be minimal, Commission Chairman Sam Olens said Thursday, and it's nothing new.

"There is no hidden agenda here," Olens said. "I just reduced the millage (rate) last year. There is no tax-stash fee that's more despised by local governments than millage, and this bond gives us the opportunity for a significant increase in park land without any additional millage. It's an existing tax."

No matter what, the potential savings has to be weighed with the benefits of increased park land, he said.

"I think the important issue is that the county is becoming built out, and that we're running short of possible park land," Olens said. "The agenda here is to acquire park land before it's too late. God's not making more land. We've got to get it before it's developed because then it will cost that much more."

Paul Paulson, head of the Cobb Parks Coalition, has teamed with David Connell of the Cobb Chamber of Commerce to educate voters through flyers, yard signs, letters and even a booth at the North Georgia State Fair last month.

"Right now the only battle we've been facing is people perceive this as an issue for only west Cobb folks," Paulson said in a recent interview. "It's important that people understand it's an issue for everywhere. There are tracts left in east Cobb. There are tracts left in south Cobb."

Although west Cobb does have the most undeveloped acreage in Cobb, Olens said, there are small parcels of land everywhere that could add to communities through small "pocket parks."

"They'll be predominantly passive use as we already have plans at other locations for additional active use," Olens said. "In Vinings, if we were able to find property it would probably be a pocket park. In west Cobb, it would be a larger park. In Oakdale, it would be a smaller park. You've got to take into account the available space in other parts of the county."

Success in Smyrna

The bond, which Cobb commissioners approved for the November ballot in July, is similar to a $22 million bond Smyrna voters approved in March 2005.

City voters approved the measure by a 4-1 margin as a means to purchase park land, redevelop existing parks and build recreation centers.

"We did not raise taxes," Smyrna Mayor Max Bacon said. "We had done a very extensive study of our financial condition and we felt like we could support the bond issue without a tax increase. We just committed to the public rather than wait and do these improvements and acquire property over the next 10 or 20 years, we ought to go ahead and do it now. The public was really supportive of it."

Several projects planned under the bond are under way.

The largest, $6 million in improvements to Brawner Hospital, a former mental institution, are expected for completion in August 2007.

Part of the old hospital has been demolished to make way for renovations such as trails, a pavilion, outdoor gardens, and a lake and water feature. The old building will be renovated to include a combination of meeting rooms, class and craft rooms, and office space, said Steve Ciaccio, Smyrna parks and recreation director.

"Because of its proximity to downtown, the Brawner Campus may potentially become the most visible park (out of every project)," Ciaccio said. "I know the community is very anxious for it, and Atlanta Road is an extremely busy corridor for the city."

Other projects include an additional park on North Cooper Lake Road, Burger Field Dog Park, which Ciaccio said is "by far" the most anticipated facility; renovations to Church Street Senior Aquatic Center, Brinkley Park, Church Street Adult Recreation Center and design of Jonquil Park, which John Benson and Associates will complete.

"I think bringing green spaces into an urban environment and providing choices and options for people absolutely makes for an improvement to their lives," Ciaccio said. "By example, what prompted this bond referendum was the development of a needs assessment, and a parks and recreation master plan back in 2002. When we did that needs assessment, we learned this is what people want."

Smyrna officials agree if they had relied on a tax increase to fund park improvements and land acquisition, voters most likely would have rejected it.

Much like Cobb voters, residents start "weighing the issues" when a tax increase is involved, Bacon said.

"I think for us it was just convincing the public for us to go ahead and make the improvements now instead of saying next year or we'll do this in 10 years," Bacon said. "It's just a good way of taking immediate action on your needs right now."

Education key to parks bond win

From the Marietta Daily Journal on Friday, October 13, 2006 by MDJ staff writer Amanda Casciaro

Supporters of a $40 million bond to buy land for parks have stepped up efforts to educate residents before Cobb voters cast a decision on the issue Nov. 7.

Because language scheduled to appear on the ballot doesn't address the absence of a tax increase, the Cobb Parks Coalition and county officials are battling misinformation and conflicting reports on the issue before voters head to the polls in less than a month.

Although approving the bond will not lead to a tax increase, rejecting it could save owners of a $200,000 home about $13.60 each year - but not until after 2010.

At that time, Cobb will retire its debt on a separate $39 million bond issued in 1993 to build the county's jail.

The reduction would save homeowners less than $14 each year until the parks bond is retired in 2017 or 2018, said Rogert Quigley, Cobb communications director.

Because the proposed general obligation bond for park land would use existing debt, property owners would not see a spike in their tax bills.

The savings would be minimal, Commission Chairman Sam Olens said Thursday, and it's nothing new.

"There is no hidden agenda here," Olens said. "I just reduced the millage (rate) last year. There is no tax-stash fee that's more despised by local governments than millage, and this bond gives us the opportunity for a significant increase in park land without any additional millage. It's an existing tax."

No matter what, the potential savings has to be weighed with the benefits of increased park land, he said.

"I think the important issue is that the county is becoming built out, and that we're running short of possible park land," Olens said. "The agenda here is to acquire park land before it's too late. God's not making more land. We've got to get it before it's developed because then it will cost that much more."

Paul Paulson, head of the Cobb Parks Coalition, has teamed with David Connell of the Cobb Chamber of Commerce to educate voters through flyers, yard signs, letters and even a booth at the North Georgia State Fair last month.

"Right now the only battle we've been facing is people perceive this as an issue for only west Cobb folks," Paulson said in a recent interview. "It's important that people understand it's an issue for everywhere. There are tracts left in east Cobb. There are tracts left in south Cobb."

Although west Cobb does have the most undeveloped acreage in Cobb, Olens said, there are small parcels of land everywhere that could add to communities through small "pocket parks."

"They'll be predominantly passive use as we already have plans at other locations for additional active use," Olens said. "In Vinings, if we were able to find property it would probably be a pocket park. In west Cobb, it would be a larger park. In Oakdale, it would be a smaller park. You've got to take into account the available space in other parts of the county."

Success in Smyrna

The bond, which Cobb commissioners approved for the November ballot in July, is similar to a $22 million bond Smyrna voters approved in March 2005.

City voters approved the measure by a 4-1 margin as a means to purchase park land, redevelop existing parks and build recreation centers.

"We did not raise taxes," Smyrna Mayor Max Bacon said. "We had done a very extensive study of our financial condition and we felt like we could support the bond issue without a tax increase. We just committed to the public rather than wait and do these improvements and acquire property over the next 10 or 20 years, we ought to go ahead and do it now. The public was really supportive of it."

Several projects planned under the bond are under way.

The largest, $6 million in improvements to Brawner Hospital, a former mental institution, are expected for completion in August 2007.

Part of the old hospital has been demolished to make way for renovations such as trails, a pavilion, outdoor gardens, and a lake and water feature. The old building will be renovated to include a combination of meeting rooms, class and craft rooms, and office space, said Steve Ciaccio, Smyrna parks and recreation director.

"Because of its proximity to downtown, the Brawner Campus may potentially become the most visible park (out of every project)," Ciaccio said. "I know the community is very anxious for it, and Atlanta Road is an extremely busy corridor for the city."

Other projects include an additional park on North Cooper Lake Road, Burger Field Dog Park, which Ciaccio said is "by far" the most anticipated facility; renovations to Church Street Senior Aquatic Center, Brinkley Park, Church Street Adult Recreation Center and design of Jonquil Park, which John Benson and Associates will complete.

"I think bringing green spaces into an urban environment and providing choices and options for people absolutely makes for an improvement to their lives," Ciaccio said. "By example, what prompted this bond referendum was the development of a needs assessment, and a parks and recreation master plan back in 2002. When we did that needs assessment, we learned this is what people want."

Smyrna officials agree if they had relied on a tax increase to fund park improvements and land acquisition, voters most likely would have rejected it.

Much like Cobb voters, residents start "weighing the issues" when a tax increase is involved, Bacon said.

"I think for us it was just convincing the public for us to go ahead and make the improvements now instead of saying next year or we'll do this in 10 years," Bacon said. "It's just a good way of taking immediate action on your needs right now."

AJC explains parks bond tax burden

The following information appeared as a sidebar in the Atlanta Journal Constitution on Thursday, October 12, 2006 in the article "Parks Proposal: Ballot unclear on tax burden" by AJC staff writer Craig Schneider

• In 2007, 2008: The county would borrow $40 million for the parks. That would cost a homeowner of a $200,000 home on average $11.50 a year for the 10 years of the bond, though the cost in the early years would be just a few dollars. Cobb officials said the growth of the county tax base, among other things, would cover that cost so existing homeowners wouldn't see a bump in their tax bill because of the park issue.

• In 2010: Cobb will retire the debt on a 1993 bond to build a jail. The total on that was $39 million. The remaining debt is $19.5 million. In 2011, the savings to taxpayers of paying off that amount would be $13.60 a year on a home appraised at $200,000. That savings would go to pay off the new parks issue.

• In 2017: The county will retire a 1996 bond for $30 million for parks. That has $19.4 million left on it. That would save that homeowner $4 more, which also would be used to pay off the parks issue.

Parks Proposal: Ballot unclear on tax burden

From the Atlanta Journal Constitution on Thursday, October 12, 2006 by AJC staff writer Craig Schneider

If Cobb County voters reject a $40 million parks initiative on Election Day, their property tax bills could go down a bit.

However, if they approve borrowing the money, Cobb officials say, their tax bills won't go up. That's because the county plans to take on the new debt as it pays off old debt, nearly balancing off the two.

Supporters gathered in support of the parks proposal Sunday said they're frustrated that the ballot language doesn't explicitly tout the fact that tax bills won't increase.

"It doesn't say anything about no taxes," lamented Paul Paulson, head of the Cobb Parks Coalition, which started the grass-roots effort to preserve more county green space.

Added David Connell, representing the local Chamber of Commerce, "It very much implies you're voting for a tax."

That's because you are, in the sense that you are voting to pay taxes for these parks. Over the course of the 10 years of the $40 million parks bond, Cobb residents will pay $51 million in interest and principal.

If the parks measure doesn't pass, the expiring debt could lead to a slight dip in tax bills, officials said.

"It's going to be a close vote," Connell said.

These jitters come less than a month before the vote, and they added to the group's urgency to muster support for the measure. By the end of the meeting, they grabbed up 200 lawn signs. Some said they would speak up in church. Connell said he is sending out 300 letters to business leaders.

Other people, though, still need convincing. They criticize the lack of specifics in the ballot, which doesn't say where the money would be spent, what kind of parks would go in, or how big the parks would be.

"There's just too much I do not know," said David Chastain, chairman of the Cobb Libertarian Party. "I'm going to vote against it."

John Osborne, who unsuccessfully ran for a County Commission seat this year, said he would prefer the county not borrow the money and instead reduce people's taxes. Osborne, who retired last year from the county Finance Department, said the county owns many open acres that it could make into parks.

Board of Commissioners Chairman Sam Olens addressed some of the concerns at the Sunday meeting and during a subsequent interview.

He acknowledged that Cobb has about 450 acres that could become parkland. But he said the great majority of that property already is spoken for. A few hundred acres in Pitner Road Park in northwest Cobb will become a mix of active and passive parks. And land along U.S. 41 near Acworth is slated primarily for soccer fields.

Olens said the commission has not decided what property the county might buy, but he assured the group that no land would be forcibly taken from property owners through eminent domain.

And he said the land predominantly would hold passive parks for nature walks, not ball fields.

Olens also tried to explain why the ballot does not say there will be no increase in overall property taxes. He said finding the exact legal language to explain the balance of debt could cause more confusion, with its talk of debt millage rates and such.

Olens said open land ranges in price from $100,000 an acre to more than $300,000. That means the money could buy anywhere from 133 to 400 acres.

Not every park must be huge, Olens said. He envisions "pocket parks" in areas that might include east Cobb County, Vinings and Oakdale.

To the parks supporters who gathered Sunday, failure is not an option.

They noted a study that said Cobb County loses about 7 acres a day of green space to development.

"As the land disappears, the urgency increases," said Roberta Cook of east Cobb.

Chamber leaders back Parks Coalition

From the Marietta Daily Journal on Friday, October 6, 2006 by MDJ staff writer Amanda Casciaro

A former Cobb Chamber of Commerce chairman Thursday drafted a letter urging financial support from business leaders for a $40 million ballot measure to buy more parkland in the county.

David Connell, an executive with Georgia Power Company who served as chairman of the Cobb Chamber in 2005, sent the letter to west Cobb's Paul Paulson of the Cobb Parks Coalition, and 280 chamber members to "educate citizens of Cobb on the issue," he said.

Paulson heads up the volunteer campaign effort to pass the $40 million general obligation bond issue that appears on Cobb's Nov. 7 ballot. Cobb officials would use the money to buy land throughout the county for future parks without raising taxes.

"There's no question there's a direct correlation in providing appropriate space for parks, and we're running out of time in terms of locking down space," Connell said. "Cobb is just becoming completely developed. We've got just a few options on property and not much time left."

Connell said because the bond does not call for a tax increase, chamber leaders decided to support the issue without first taking a position with the Chamber's Board of Directors. The letter did not clearly articulate an endorsement from the Chamber.

"We want to do our part to make sure the citizens in our community are educated on this issue," Connell said. "Since it's not a vote that will end up raising people's taxes, we're going to lend our support to it."

Connell, Chamber Board Chairman Kessel Stelling, President Bill Cooper and Chief Operating Officer Don Beaver decided to take an active role to help distribute literature to educate voters about the issue. He said the Chamber has not donated money to the cause.

Paulson welcomed the support.

"There's been frustration and anger about so much development taking place, but people didn't know what to do," Paulson said. "All of a sudden, along comes this bond initiative - and people have started expressing themselves. They're thrilled there's a chance to save something and slow things down."

Paulson said Cobb Commission Chairman Sam Olens suggested volunteers lobby the county to use general obligation bonds to secure land without raising taxes. Each commissioner has since voiced support for the bond.

County officials have yet to specify what properties they plan to buy if voters approve the bond.

"We think it's important that we as a community take advantage of this opportunity to secure some parcels of land so our kids and our grandkids have parks to enjoy in Cobb County," Connell said.

And in addition, when companies look at moving to an area, they think about what's important to their employees in a community setting. Parks are extremely vital to improving quality of life."

Of the 5,075 acres of parkland in Cobb, about half is leased from the Army Corps of Engineers. About 824 acres remain undeveloped because it either sits on a floodplain or is reserved for events such as the North Georgia State Fair.

acasciaro@mdjonline.com

Coalition building support for bond

From the Marietta Daily Journal on Friday, September 29, 2006 by MDJ staff writer Amanda Casciaro

With advance voting just a month away, Paul Paulson and the Cobb Parks Coalition are busy mustering support to pass a $40-million bond issue to buy land for future parks, and they're doing it everywhere.

Paulson and coalition members have set up an information booth at the North Georgia State Fair in west Marietta to distribute information and bolster excitement about expanding parkland in Cobb.

So far, it's working.

The group has attracted attention from residents across Cobb, even in districts outside west Cobb where development now shrouds much of the last remaining slivers of green space.

"I've been to two events within the past two weeks. On Sept. 16 I helped with the east Cobb Parade, and there were about 2,000 people there. Every person we talked to was in favor of this, tremendously enthusiastic about it," said Morning Washburn, an East Cobb resident and participant of Cobb Parks Coalition. "Here at the fair, at least eight or nine-and-a-half people out of 10 have been in favor of it."

Paulson, a longtime community activist and west Cobb businessman, said the desire to save green space for children and the environment, and the benefit of doing so without raising taxes has attracted people to the grassroots movement.

"I moved here 38 years ago from a place that was totally developed (in) northern New Jersey, and when I came here it was like Shangri-La, the Garden of Eden," Paulson said. "It was so pleasant and beautiful to me, and we still have a chance to hang onto some of this beauty. This has shown us that even government has a soul and understands what's being lost."

This spring, Cobb Commission Chairman Sam Olens suggested Paulson and others lobby to get a question on the November ballot for $40 million in general obligation bonds that Cobb could use to fund land for future parks without raising taxes. Since then, each of the commissioners has supported the idea.

"This is important to the county because it's important to the citizens," said Commissioner Helen Goreham, who represents west Cobb. "It's a quality-of-life issue, and it's a possible way to improve quality of life for our citizens by providing additional green space."

The Cobb Parks Coalition has bought several signs and pamphlets to distribute with the small amount of money it has raised. Recently, the coalition received a commitment from the Trust for Public Land to match every dollar it raises, Paulson said.

"You can just look at the Beltline Project in Atlanta to see why we need to do this," said volunteer Magda Gomez, a real estate agent from Mableton. "They built it too much and now they don't have that much green space. After all these years they're spending all this money to go in and reverse what they did so they can beautify the Atlanta area.

"We don't want Cobb County to be so deprived and the density so high that we don't have green to enjoy. It's important to our children and our health."

Cobb owns 5,075 acres of parkland, of which 4,251 is developed. Most of the remaining undeveloped land, 823 acres, cannot be developed because it's used for events such as the North Georgia State Fair or it sits on a floodplain.

acasciaro@mdjonline.com