Tallulah Gorge, Phase 1 : TG1, a joint planning venture by Georgia Power Company, North Georgia Mountains Authority

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an assessment of the development potential of land owned by the Georgia Power Company at Tallulah Gorge in northeast Georgia, prepared under the direction of the planning staff of the North Georgia Mountains Authority
September 1, 1971
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TALLULAHGORGE-PHASE 1
a joint planning venture by:
GEORGIA POWER COMPANY NORTH GEORGIA MOUNTAINS AUTHORITY

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August 16, 1971

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EXECUTIVE SECRETARY

Honorable Amilee C. Graves, Chairman North Georgia Mountains Authority Helen, Georgia 30545
Dear Mrs. Graves:
My congratulations to the North Georgia Mountains Authority, as well as the officials of the Georgia Power Company, for completing the study of Georgia Power land around Tallulah Gorge.
This unusual effort between the public and private sectors to seek a solution to the wise use of some of Georgia's most magnificant land is an example of the type of "new approach" we must have if we are to build a better future for our state.
Please keep me informed of developments concerning this joint-venture effort. It will have my continued interest.
JC/slh

--e,'impnt station p.o. box 256 helen, georgia 30545
August 15, 1971

Mr. Harold Mc Kenzie Vice President Georgia Power Company P.O. Box 4545 Atlanta, Georgia 30303

Dear Harold:
The most important thing I can say to you in this letter of transmittal is that this study should be only but the beginning of a new, exceptional way for a public utility company and an instrumental ity of the state to begin working in earnest for the benefit of the public good.
It may seem strange that a uti Ii ty company in bus iness to generate and sell power is under pressure to become a recreation developer, and that a development authority, instituted to develop public recreation areas, has no land to develop. Yet this paradox of institutional plight---and idenity---brought our two organizations together.
And perhaps this is good, if only to substantiate the growing bel ief that an environmental problem of the magnitude Georgia Power faces in the Tallulah Gorge matter is clearly outside the boundary of anyone institution's control, if not responsibility.

This is not to imply your company can't act, or shouldn It. The facts of this study indicate Georgia Power must. But it is to say, that while Georgia Power has the initiative in th is matter, there must be a will ingness, even a sense of urgency, on the part of other institutions, publ ic and private, to come forth and participate with us in finding an optimum solution to the Tallulah Gorge matter.

Why? Because Tallulah Gorge is so spectacular, so scenic, and so unique as to belong to the ages. Whatever happens to it, or doesn't happen to it, will be the results, correspondingly, of what we do or don't do to insure its destiny.

The matter is squarely before us, and with the completion of this study, we are at the starting point.

It is now time for some Twentieth Century environmental stewardsh ip .

With every kind wish, I am

~ Sincerely, J {tj~. ~~ ~ T. Delaporte
Director

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region
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This study is a joint-venture of the Georgia Power Company and the North Georgia Mountains Authority, an instrumentality of the State of Georgia.
It was undertaken because Georgia Power Company officials wanted to give serious, professional attention to formulating corporate policy regarding its considerable land holdings in Northeast Georgia. The Authority joined with the Power Company in this venture because of its mandate to further optimum environmental policies within the Georgia mountains, especially those related to land use for leisure/recreation purposes.
The need to do this study first became obvtous in July of 1970 when Georgia Power Company's Habersham and Raybun County properties were used as the site for the high-wire walk of Karl Wallenda across Tallulah Gorge.

Great expectations were attendant to that production. Promoters hoped to generate interest in the Gorge as a tourist attraction, and they planned to take proceeds from the walk and construct an ampitheater on the edge of the Gorge. In the end, however, the Wallenda Walk was not as financially successful as had been hoped, although it did serve to point up one very immediate need: a study to determine just what development should occur at the Gorge, if anything at all . And Georgia Power, being the major land owner in the area, realized the importance of commissioning a detailed study of the immediate Tallulah Gorge area as well as giving concurrent consideration to their other land holdings in the so-called Six Lake area, Tallulah Gorge, Burton, Yonah, Seed, Rabun, and Tugalo.
Thus the Power Company and the Authority entered into contract to instigate this study, and further agreed, if an acceptable development option emerged, the two parties would work in concert to detail a master plan for a specific development strategy, perhaps eventually establishing a relationship whereby the Authority could assist or be a partner with the Power Company in the implementation of a plan

In undertaking Phase I, this study, the Power Company and the Authority agreed upon several mutual objectives: to strive for the protection of the beauty and the ecology of the area; to seek positive and orderly economic growth for the area, and permit the citizens to participate in the direction of that growth; to examine the possibilities of public use of Georgia Power1s land for leisure/recreation purposes; to try and package a deve Iopment opt ion econom ica II y vi ab Ie to the Power Company, the Authority, and other participants, public and private; and finally, to develop a new model of land planning, management, and development between a quasi -private and quasi -public corporation, i.e., the Power Company and the Authority.
Thi s study then is the result of five months of intensive research and analysis of Tallulah Gorge and the Six Lake area. While it necessarily focuses on what is ecologically suitable and economically feasible for development at the Gorge and within the Six Lake region, the real challenge is tied to the means to development--how to accomplish what is thought to be the best development plan.

And at this point the mechanism and modus operandi for effectuating orderly development at the Gorge, at whatever magnitude or level, remains at best unclear, if not uncertain. (Although the eventual development scheme in and of itself influences the means to accomplish it.)
This is so because time, events, and circumstances have brought to bear on Georgia Power, as a public uti! ity company, certain complex legal and administrative encumberances which make formidable the task of finding a quick and simple solution to ascertaining a development vehicle. Too, even if Georgia Power's role in any development scheme were easily discernable at this time, the participation of the public sector, state and federal governments, is equally clouded by complex and exacting financial, legal and administrative limitations.

Nevertheless, such constraints and limitations notwithstanding, pressure from the publ ic to lido something with the Gorge II continues, if only protecting it from random intrusion of the curious. (The option to do nothing is rejected out of hand. One has only to see the Gorge and its natural beauty or walk through the surrounding area, reflecting at the same time upon the hard facts of area population growth patterns, proposed highway extensions, and development pressures to realize that Tallulah Gorge will not be bypassed by haphazzard development and growth----and all the consequences thereof.)
With this study complete, and viable options at hand, and with no lessening interest from the public in the area, a very central question emerges: How does Georgia Power translate pressures and perceived societal needs into legitimate corporate operating practices, especially when the existing structures (legal and administrative) are so firmly fixed they are not apt to change dramatically in the near future?

It will take a willingness and patience to do so, of course. And while Georgia Power must make the initial commitment to proceed, all the while feeling the myriad pressures to do so, the opportunity manifest in the scale and scope of the following development options clearly suggest a task for us all----the Authority, the state and federal governments, and the private sector----to determine a mechanism whereby we can achieve results.
And rightly so. Because the problems of the environment, of economic and social rural re-development, of providing for the leisure/recreation needs of our citizens, and of dealing with the tradeoffs inherent in optimum versus maximum development----these are challenges, if gone unmet, deprive us all, and if courageously dealt with, benefit us equally.
So the challenge is the means. And the solution will not be found easily or quickly. But it can be found.

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This study was accomplished through the multidisciplinary efforts of a team of professional organizations, firms, and individuals, These different disciplines were drawn upon not just to provide necessary expertise from individual fields, but also to participate in the conceptualization and evolution to the different options at every point in the study's development. The intent was to be both comprehensive and thorough, integrating the disciplines in a manner that would obviate the possibility of anyone of them performing outside the parameters--the givens and constraints----which defined the basic problems and illuminated the opportunities.
Thus, the attempt was to widen yet integrate the respective disciplines in a way they dynamically influenced each other, gave balance to the whole, and generally kept the study's rationale in balance and perspective.
The people and organizations who ultimately contributed to the evolution of this study are listed in APPENDIX B, along with their respective discipl ines.
The planning process resulting from this multidisciplinary approach is diagrammed on the opposite page, and may be folded out as the study is read. It is referenced to the chapters which follow in the study.

The broader alternatives are shown at their various levels by circles on the chart on the opposite page. Boxes are used to designate the several background studies and informational inputs required to arrive at these alternatives.
The diagram outlines a planning approach which is essentially linear, with decisions at one level setting the context for decisions at the next, along with additional analysis and inputs. In reality the actual study process was cyclical in nature. With ma,y events occuring simultaneously there was a continuous flow of information and professional opinion, and this provided the study with recurring "feedback" or self evaluation.
It should be remembered the specific intent of this study is to present development options for Georgia Power1s land immediate to Tallulah Gorge. However, in arriving at those options it was necessary to pursue a comprehensive examination of the so-called Six Lake region and a conceptualization of general manageme"t approaches to regional development. No posture or assumptions about development at the Gorge was made unti I the broader implications had been investigated and finalized. In essence, decisions had to be formulated and confirmed at a greater scale than the Gorge----in terms of ecology,

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economics, and corporate policy of Georgia Power----before the Gorge could receive legitimate consideration for development.
It should be emphasized that this process refers only to Phase One of a much larger proposed planning effort for Tallulah Gorge. While the objective for this phase has been to assemble relevant data for management decisions, Phase Two wi II be the actual Master Plan development of the study area, and Phase Three ,:onsists of the implementation of a selected first stage of design and construction.
Finally, though the process described ha"s sought to be objective, relying on hard data and a good deal of computer analysis, many important decisions occured owing to the dynamics of the study team's group judgement. There has been a wi II ingness to look past the data when necessary. It is felt, then, that the final outcome represents a certain reasonableness which goes beyond the discipline of scientific method.

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OVERVIEW
This study looks at development possibilities for a 2/000 acre tract of land owned by the Georgia Power Company in the northeast corner of Georgia encompassing a unique land feature known as Tallulah Gorge. This tract of land is but one of several owned by the Power Company in the region, all of which comprise the Northeast Georgia Power Project consisting of six reservoirs. These additional lands will also be considered by the study / though in less detail .
The Six Lakes area Iies at the southern end of the Southern Highlands of the Appalachian Iv\ountain chain. The study area varies in altitude from +1/000 feet to over 3/000 feet above sea level, has a total average annual rainfall of 54.4 inches, and has an average temterature varying from 44.3 0 F in January to 78.2 0 Fin Ju Iy. I
As can be seen from figure I the area is within a short drive of 1-85/ which connects Atlanta to the Southern Piedmont and the major population centers of the Northeast. It is also directly on U.S. 441/ heavily used by Floridians and Georgians with destinations in the mountains. Distances are also shown to the study area.
Figure 2 shows the urban population centers of the Southeast for 1970 and proj ected to 2000. It can be seen that the study area 1ies immediately between two urban regions with a total population of 5.1 million in 1970 growing to 8.3 million in 2000. 41 Aside from the rapidly growing urban region, the study area is surrounded by two regions designated as Redevelopment Regions by the Economic Development Act of 1965. These are Appalachia and the Southern Coastal Plains.

figure 1 SOUTHEAST UNITED STATES GENERAL FEATURES AND DISTANCES

figure 2 SOUTHEAST UNITED STATES URBANIZED REGIONS AND DEVElOPMENT AREAS

THE REGION

The region selected for a more detailed description coincides with the Southern Highlands of the Appalachian chain and encompasses an approximate three hour driving time, considered a reasonable market area or a maximum fora single day's trip. The region includes the primary urban market of Atlanta, with approximately 2.0 million people. Other major towns and counties in the region are shown in figure 3. The total 1970 population of the SMSA's in the area is approximately 2.6 million 55 and the total 1970 opulation of the states shown is approximately 17.0 million. I

COUNTIES
1 RABU-N
2 TOWNS 3 UNION 4 LUMPKIN 5 WHITE 6 HABERSHAM 7 STEPHENS 8 HART 9 FRANKLIN 10 BANKS 11 DAWSON 12 FORSYTH 13 HALL

The Appalachian Regional Commission has suggested two potential destination recreation complexes in the region. 50 The fi rst, located to the west of the study area, is called the Upper Hiwassee River Interstate Complex. This complex projects projects 2,287 visitors by 1975 with $23.5 million in visitor expenditures and a 1975 recreation demand of 5,705,000 activity days. Its chief markets are Atlanta, the Northeast U.S. and the rural South. The other complex, to the east, is called the Hartwell-Keowee-Toxaway Reservoir Interstate Complex. It projects 4,315 visitors by 1975 with $46.6 million in visitor expenditures and a 1975 recreation demand of 10,729,000 activity days. Its chief markets are the rural South, the Northeast U.S., Atlanta and Greenvi lie, S. C. Both complexes rely heavily on water based recreation for drawing power.
Figure 4 describes the natural features ot the region. The study area is bounded on all sides by the Chattahoochee National Forest and national forest lands also extend into the adjoining states. Georgia Game Management Areas are also noted (4,304 acres) in figure 5. The size of the six Georgia Power lakes under study pales in comparison to the region's other major reservoirs built by the TVA, the U.S. Corps of

figure 3 GENERAL FEATURES - MARKET AREAS
Engineers and Duke Power Company and totaling more than 150,000 acres. The region lies within the drainage basins of three major river systems; the Savannah, the Chattahoochee and the Tennessee. The Chattooga River, part of the Savannah system, has been designated by the U.S. Department of the Interior as a potential Wild and Scenic River. 51 The average stream flow in the region is between 300,000 and 500,000 gallons per day per square mile, thirty times greater than the present maximum consumption. 22

Selected regional attractions of the study area are illustrated in figure 5 and listed below. Of particular note is the Smoky Mountains National Park which attracts nearly seven million annual visitors. 66 Cherokee, North Carol ina, and Fontana Village are major tourist faci Iities in the Smoky Mountains and are discussed in further detail in other sections. State parks and educational institutions in Northeast Georgia are noted. Private recreation faci Iities such as campgrounds are discussed elsewhere in the study.

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WATERSHED AREA 1. savannah 2. chattahoochee 3. tennessee

figure 5 REGIONAL ATTRACTIONS

figure 4 NATURAL FEATURES

I. Smoky Mountains National Park 2. Cherokee N. C. and II Unto These Hi lis II Outdoor Drama 3. Fontana Vi Ilage Resort 4. Unicoi National Outdoor Recreation Experiment Station 5. Kingwood Country Club 6. Georgia State Parks 7. Four-year colleges (Georgia) 8. Other higher educational institutions (Georgia) 9. State Game Management Areas

TRANSPORTATION

The region1s existing transportation network is illustrated in figure 6. As previously noted, the Tallulah Gorge area is
served directly by U.5. 441, the major tourist highway in the mountain area, which connects to Interstate 85 approximately 35 miles to the south. The area is also served from the Atlanta region by Georgia 365 which has a proposed extension as for as Cornelia, Georgia. Georgia 17 is also proposed to extend
from Toccoa, Georgia to Cornelia, thereby increasing accessabil ity to the study area a great deal. Both of the above above proposals, however, are fairly long range. The conditions of U.5. 76, providing the only east-west connection in the area, is poor and badly needs upgrading if access is to be improved. Driving times from the study area are also indicated on figure 6.
Proposals also call for the area to be served by two new major highways, the Appalachian Development Highway and the southern extension of the Blue Ridge Parkway. The
Appalachian Highway, is part of a major system to open up Appalachia to various outside markets and to oct as a tool for economic development Q Upon completion, the highway is expected to divert 10% of local traffic and up to 50% of the ol)t-of-state traffic from the northern segment of U.S. 44 441. 32 The Blue Ridge Parkway designed for noncommercial traffic at less than 45 m.p.h. speeds, will have an estimated 8,333,700 annual trips on this southern extension by 1975. 15 Though both highways will divert traffic from U.S. 441, they will increase the total traffic volume there by 20% by 1975 and 100% by 1991. 32 However, both are controversial at present, and completion dates are uncertain at best.

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The percentage of origin and destination of vocation travelers in Georgia is shown in Table 1.32 It is seen that Georgia has a great deal of "pass-through" traffic. Although the interstate routes corry most of this traffic, much is diverted through the mountains, with U.S. 441 carrying the overwhelming majority of the traffic. 32 The average doily volume projected for 1975 on U.S. 441 is approximately 2,500 trips between the North Carolina Iine and 1-85, 25% of which is vacation/r-ecreation traffic. 32
To obtain more specific data on present traffic at Tallulah Gorge, traffic surveys consisting of two license plate counts were taken on U.S. 441 at Tallulah Falls, one each on Friday, June 25, and Friday, July 2, 1971. Georgia tags in both cases accounted for over 50% (52% and 57% respectively) and represented the widest spread (5%) of state differences for the two counts. The percentage of total traffic originating from other states remained relatively constant on the two dates.

TABLE 1

ORIGIN AND DESTINATION OF VACATION/RECREATION TRAVELERS ON GEORGIA HIGHWAYS Persons From Selected States and Regions by Major Destination (1967), %of Total

Destination of Traveler

Origin

Georgia

Florida

Other States

All Destinations

Georgia Florida Other Southeast Mid-East New England Great Lakes Other

47.500
1.600 2.140
.344 .430 .640 3.200

-3.480
6.500 9.950
2.220 10.040
2.040

3.260 6.630
1.520 .310 .070
.115 .560

55.250 8.460 10.020 10.060 2.340 11.100 2.940

Total

53.000

34.500

12.500

100.000

In the July 2 survey, Georgia tags were divided into local (Rabun and Habersham) and non-local counties. The local tags accounted for 12.5% of the total traffic volume for that day. This supports the estimate of 12% in 1966 published in a report of the Tourist Division of the Georgia Department of Industry and Trade.
On both dates northbound traffi c exceeded the southbound. July 2 was the Friday of the Fourth of July weekend. On July 2 northbound traffic accounted for 62% of the total traffic. In addition, Georgia and Florida represented 75% of the total two-way traffic volume. If local traffic is excluded, non-local Georgia and Florida still represent 71% of the remaining volume. This tends to support the hypothesis that the mountain area is the vacationing grounds of Floridians and non-local Georgians. This is also born out in the June 25 sUlVey. Other prominent states include Alabama, Illinois, Indiana, Louisiana, Michigan, North Carolina, Ohio, South

Carolina, and Tennessee. With Georgia and Florida, these II
states account for 90% of the traffic volume.
In both studies, which were run for twelve hour periods (7:00 a.m. to 7:00 p.m.), daily peaks in traffic were observed at 10:00 a.m. and immediately following lunch. On a more aggregate basis, examination of data from the Permanent Traffic Recorder Station 334 at Homer, Georgia, on 441, shows that traffic peaks in July and again in October. The months of May through October are above the annual average. The two greatest months of volume are July and August.
Traffic projections for 1975 and 1990 were prepared for the Tourist Division of the Georgia Department of Industry and Trade by Dr. Eugene G. Holshouser who served as chai rman of the Committee on State Highway Budgeting of the Highway Research Board from 1961 to 1967. Dr. Holshouser estimates that 56% of the cars on Route 441 in 1966 were local (defined as all Georgia). This correlates with the 52% and 57% obtained from the traffic counts.
In conclusion, the study area is well served by highways, especially U.S. 441, which carries most of the north-south volume in the mountain area. This highway has a high percentage of recreation/vacation travelers which should substantially increase development demands in the region as well as generate serious traffic problems at Tallulah Falls,

HISTORY

The story of Tallulah Falls is a reflection of a common denominator found throughout the United States. For example, the tradition which produced hundreds of 19th-century overblown descriptions of the falls had a long and glorious American history. The habit of glorifying natural wonders was peculiarly American and the Tallulah Falls literature abounds in the exaggerated and sentimental metaphor: "0h sweet and wild Tallulah, II "Grand and majestic roaring Tallulah, II "Thee impersonate in thy bosom the greatness of Hi m above. II Frequentl y poetry was resorted to:
II God of the rock and flood In this deep solitude I find thee nigh. II
Even the natives got into the act. One was once said to have remarked, rather bluntly, "God Almighty! What a gully. II
The Cherokees, and the Indians who came before them, were highly apprehensive of the falls and gave them a wide berth. They nei ther hunted nor Iived near them. Legends told of a race of evil little people who inhabited the gorge and also of its containing an entrance to the underworld. Tallulah and Terrora were names of Cherokpe towns in the region and did not refer to the falls. The Cherokees called the falls Ugnuyl. Traders from South Carolina were probably the first white men to see the falls and were also the least interested. Frankl in County was surveyed in 1783. The boundary Iine was within a short distance of the falls but no surveyor mentions them. The first time Tallulah Falls was noted on a map was in the survey of Rabun and Habersham in 1820. The first published description was written in 1821 by David Hillhouse, a young man from South Carolina. His description, for many years, was the one most often published.

As scenic wonders popped up in this new world, they were taken over by the "booster, II who exaggerated them to extraordinary heights. Advertisements for Tallulah Falls hotels have their touch. The high drama of the first tightrope walk across the gorge is pure 19th-century Americana.
The Blue Ridge and Tallulah Falls Exposition, which boasted of the rich natural resources and predicted that North Georgia would become the center of industrial America, is another sterling example of "booster" writing.

Not until the 1830 l s were there accommodations for tourists at the falls. I.n 1849 there was only a log cabin for overnight visitors. At first a guide was needed to get to the falls but by the middle of the century a trail had been worn through the wilderness and the falls could be seen in a long, one-day trip from Clarkesville. By 1877, 1,800 people were visiting the region in one season, and a new hotel had been built. After the Tallulah Falls Railroad was opened the hotel and boarding house business greatly improved. By the end of the century excellent accommodations could be had in a number of inns. The three principal hotels were the Cliff House, across from the railroad station; The Grandview Hotel, on a high point of land overlooking the lower end of the Grand Chasm and Horseshoe Bend; and Robinson House, situated near Indian Arrow Rapids. The one remaining relic of this period is Glenbrook Cottage, the home and inn of the well known Count Duboeay.

The resort provided additional amusements for the visitors. The Red Cross Museum of Historical Relics and Curiosities was run by the owner of Glenbrook Cottage. The larger hotels offered a variety of entertainment nightly and the town boasted the first repertoire theater in Georgia. Special events were featured, such as Professor Leon1s walk over the gorge, which brought record crowds of tourists.
At the beginning of the gorge the Tallulah River developed a swift current which was named Indian Arrow Rapids. After this came the four major falls: Ladore, Tempesta, Hurricane and Oceana. Interspersed between these main attractions were many others thought up and named over the years either by "boosters" or enthusiastic visitors: Point Inspiration, The Natural Statue, The Grand Chasm, Witch's Head, Lover1s

Retreat, the Devil's Jai I, the Devil's Pulpit. There was an Eagle's Nest, a Death Rock and there were numerous Il eaps " (overhanging cliffs) and "squeezes" (fissures in the rocks). The "booster" saw to it that the last drop was wrung out of the falls.
The only remains of this busy resort are the Duboeay house, the railroad station, Mr. Moss's beautifully kept house, two disintegration buildings which were a general store and the theater, and several run down houses which give an idea of the summer home built at the turn of the century.
Early in the 20th century the great popularity of Tallulah Falls brought about a movement to make the area a state park. A resolution was introduced to the state legislature in 1905 to appoint a committee to inspect the falls and ascertain how much the state would have to pay to acquire this natural wonder. Editorials throughout the state advocated state ownership of the falls and maj ori ty opi nion seems to have been that though there were many falls, there was only one Tallulah. The Committee reported that $100, 000 was needed to purchase the many tracts along the gorge. This figure apparently took away any enthusiasm which the legislature had and nothing more was recorded concerning the purchase.
The advent of the Georgia Power Company at Tallulah Falls marks the beginning of a new era for the town and surrounding region. The mystical, awe-inspiring falls were gone forever, but they were replaced by something equally unique at the time --hydroelectric power development.
The power development was not built without opposition from conservationists. In this case the protest was led by Mrs. Helen Longstreet, the widow of a Civil War hero. She campaigned throughout Georgia and took the Power Company to court, claiming that they did not have legal title to the land. The case was heard in the Rabun County Superior Court, where the Georgia Power Company's title was finally confirmed.

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The Tallulah Falls Dam had been completed and the first generator in the plant was producing electricity in 1913. The plant was operating at full capacity the following year. At the time the Tallulah Falls development was completed, the company was concerned with finding ways to utilize the electricity they produced. Some power was sold to the Southern Power Company. They also constructed an interurban railway line from Decatur to Stone Mountain to create further demand for electric power.
In 1914 the company real ized the need for reserve water supplies to supplement those of Tallulah Lake to assure adequate water for continuous operation. The result was the Mathis Dam, which created Lake Burton. The American entry into World War I in 1917 increased the demand for electric power, and this made necessary additional power development along the Tallulah River. The next power plant undertaken was that at Tugalo just below Tallulah Falls at the point where the Tallulah River enters the Chattooga. In the ten -year peri od between 1917 and 1927, power installations were completed at Tugalo (completed in 1922 and forming Lake Tugalo), Terrora (completed in 1924 and receiving water from the Mathis Dam), Yonah (completed in 1924 and forming Lake Yonah), Nacoochee (completed in 1926 and forming Seed Lake), and Burton (completed in 1927 and forming Lake Burton).

At the time this chain of power developments was completed, they were unique. They extended 28 miles and dropped a total of 1200 feet from the crest of Burton Dam to the tai Irace of YO'1ah. In 1927 the Georgia Power Company possessed the most developed hydroelectric system clong any single river in the United States. Never before had so much power been generated in such a smal I area, and engineers from throughout the United States and Europe came to north Georgia to see this construction.
The individual plant buildings are of particular interest. The Tallulah Falls plant was designed by the comp:::my's chief engineer for the Tallulah Fallsplant and later a vice president of the company. These buildings were unusual in the area at that time because of their concrete and brick construction, necessary to house the mach inery. The contrast between the man-made and nature is explicit, and there is a profound statement that man has conquered nature. The buildings house two principal types of machinery--the water turbines and the actual generating units. The water turbines are operated by the incoming water and are located in the upper bui Iding at Tall uIah Falls and in the lower story of the others. The generating units are in the lower building at Tallulah Falls and in the upper story in the other plants. These units give off a great deal of heat and consequently require a large, well ventilated room. Because of these requirements a series of noteworthy spaces were created in the power plants--very high, very light, frequently with skyl ights to provide additional ventilation. Spatially the most outstanding plants are Tugalo and Yonah.
The six dams which were neces~ary to the hydroelectric development along the Tallulah River created a chain of lakes. The changes brought about by the lakes have extensive ramifications for the Tallulah Falls area. Whereas before the Tallulah Falls Dam there was a river with a series of spectacular falls running through the Tallulah Gorge, after the dam the falls were gone and instead there are six lakes. Before

the dam, Tallulah Falls was an objective for the excursionist; after the dam it was not. Before the dam, summer homes and inns were built at Tallulah Falls; after the dam they were not. The shores of the three upper lakes became the focus for summer homes, hotels, and tourism. Any proposed development of the Tallulah Falls area must accept these facts and take them into account.
In fi ne, a thorough comprehensi on of the histori cal forces wh ich have shaped the Tall ulah Falls area are a pre-requisite to successful planning for the future. The historical analysis of the area has resulted in suggestions for its future development which are presented at the end of this study. They do not call for a return to the past uses and va lues, but rather they recognize the evolutionary nature of regional land use patterns and are an attempt to capitalize on and use creatively existing local trends.s 8

Georgia 1882

Courtesy of Georgia Archives and Records

AREA ECONOMY
NORTH GEORGIA MOUNTAINS AREA
The NGMA {North Georgia Mountains Area} resembles the South and the Appalachian region {described in APPENDIX C} in many respects but differs markedly in some aspects very important to the future of its economic growth. Like the South and Appalachia, the NGMA is generally a poverty area. For example, in 1959 per capita personal income was less than 50 percent of U.S. per capita income in 6 of the 14 counties (TABLE 5). The highest income county in 1959 had a per capita income only 73 percent of the U.S. figure. For the Appalachian region and Georgia per capita personal incomes were 77 percent and 74 percent of the U.S. average respectively.
However, unlike the Appalachian region Georgia and the NGMA have recently experienced rapid increases in per capita income. In 1967, the last year for which comparable data are available, the Appalachian per capita income had increased from 77 percent to only 78 percent of the U.S. average compared to 80 percent for Georgia. In the NGMA, 4 counties still had incomes less than 50 percent of the U.S. average, but in 4 counties per capita income exceeded 70 percent of the U.S. average. By 1969 the Iatter was the case for 5 of the counties. In terms of the average annual percentage increase in per capita income, 12 of the counties had higher rates for the period 1959-1969 than did the U.S. as a whole.
However, these figures do not hide the fact that the per capita incomes of most all these counties were. still very low {ranging from $1,788 to $3, 179 in 1969 compared to $3,699 for the U.S.}. And in fact, for II counties in the NGMA the

absolute gap between their per capita income and that for the U.S. has increased since 1959.
When discussing relative changes in per capita income for various areas one must note the possible effect of population changes. In comparing the income figures for the Appalachian region and the NGMA this is particularly important. One factor which can influence the level and rate of change in per capita income is the occurrences of population changes. For example, an area may experience a rapid rate of increase in total income which may be offset by a rapid increase in population resulting in Iittle change in per capita income. The reverse may also occur. Total income may remain relatively stable but because of a great population decline per capita income may rise appreciably. This latter is a real possibil ity in areas of high unemployment and underemployment which tend to promote outmigration. During the period 1960 to 1966 the Appalachian region lost 606,100 persons, 3.4 percent of its population, through net outmigration. Also during that period per capita income rose by approximately $600 or by one-third. Much of this gain undoubtedly was due to the effect of net outmigration on population growth.
TABLE 6 gives the population for Georgia and the NGMA in 1970. In addition, it indicates the percentage change in popu 1at ion from 1950 to 1960 and 1960 to 1970, the net migration from 1960 to 1966, and the percent urban and percent nonwhite.
The percentage change in population increased for the NGMA from +6.9 percent from 1950 to 1960 to +12.9 percent from 1960 to 1970. The higher rate of increase in the latter period was partly a result of zero net migration for the area during this period. Seven of the counties lost between 100 and 300 persons from 1960 to 1970 due to net outmigration, and two counties lost between 700 and 1,100. Four counties gained population due to net inmigration and one had zero net migration. Thus, the NGMA differed from the Appalachian region which, as noted above, lost 3.4 percent of its

population during this same period due to net outmigration.
While the NGMA is similar to the South and the Appalachian region in terms of urbanization--only 14.1 percent of NGMA population was classified as urban in 1970--it differs in one respect in that there is a relatively low percentage of the population that is nonwhite, 6.7 percent for NGMA as compared to 26.2 percent for Georgia. Thus, the poverty in the NGMA is predominantly rural white. Also, in the NGMA the percentage of families in poverty with a female head is not as significant as in the South as a whole.
It also appears that the poverty in the NGMA may be classified as rural nonfarm. TABLE 7 {see APPENDIX C} indicates the shift that occurred in employment during the two decades 1940-1960. For the NGMA the number of employed persons engaged in agriculture declined by 69 percent from 1940 to 1960. In 1960/ agricultural employment represented only 12 percent of total employment in the NGMA.
TABLE 7 also shows the very rapid increases that have occurred in nonagricultural employment. During the twenty year period 1940-1960 nonagricultural employment rose by 131 percent in the NGMA.
More recently / employment in the NGMA has continued to rise. TABLE 8 provides the annual rate of change in the work force and employment and the unemployment rate from 1962 to 1968. The rate of change in employment and work force for the NGMA compares very favorably with those for
the U.S./ Georgia, and Appalachia. As a result of a
generally greater increase in employment than in the work force the rate of unemployment fell considerably during the period for all except one NGMA county. In 1962/ the average average rate of unemployment in the NGMA was 10.3 percent. In 1968/ it had dropped to 5.6 percent. This greatly improved employment situation most likely contributed to the slow down in outmigration from the area. {See also APPEND IX C}

One reason noted earlier for the low income in the South and Appalachia is the conceritration of employment in the declining or slow growing sectors and the resulting low productivity and wages. The same explanation also applies to the NGMA.
The shift from the declining agricultural sector to nonagricultural employment in the NGMA has been noted. This transition, without outmigration from the area, was supported by the rapid increase in job opportunities in the nonagriculture sector. However/recent data still reveal a predominance of employment in low wage industries. For example, manufacturing employment in the NGMA increased by 11.3 percent between 1965 and 1967 and and represented 54.5 percent of covered employment in 1967. For the U.S. and Appalachia, the corresponding figures were 10.5 and 36.9 percent for the U.S. and 10.0 and 46.5 percent for Appalachia.
However / value added per production man-hour and average hourly wages of production workers generally were below 60% of the U.S. figures. The predominance of employment in food and kindred products, textile mill products, apparel, lumber and wood products, and personal services accounts for the' relatively low wage levels in the area.
ATLANTA AND GREENVILLE SMSAls
In the analysis of recreation and commercial activity in the NGMA that follows in a later section of the study, one observation is that the Atlanta SMSA {Clayton/ Cobb, Decatur / Fulton, and Gwinnett counties} is a major demand region for recreation in the NGMA. This observation is based on empirical empirical evidence of the recreation participants in the NGMA. In the analysis, the Greenville, South Carolina SMSA {Greenville and Pickens counties} and the surrounding area of Anderson, Oconee, and Spartanburg counties, are treated as a potential source of urban demand for recreation activities in the NGMA. In this respect / the NGMA differs from many other

TABLE 5
PER CAPITA PERSCllAL mCOl1E U.S., APPALACHIA, GEORGIA, NORTH GEORGIA ~IOUNTAINS AREA,
AlID sroTH CAROLINA AREA, SELECTED YEARS, 1959-1969

Area

1959

--pm.cent of

Per

U.S.

Capita Per Capita

United States

2,161 100

Appalachian Region
Georgia Total

1,661

77

1,597

7~

lion-Appalachia

1,670

77

flppalachia

1,2~~

58

North Georgia Mounta:ins
Banks Dawson Fannin Forsyth Franklin Habersham Hall
L~kin
Pickens Rabun stephens
TOrlnS
Union Mute
Atlanta SHEA

1,067

~9

1,171

5~

1,077

50

1,118

52

1,200

56

1,225

57

1,572

73

1,197

55

1,057

~9

1,055

~9

1,533

71

8~~

39

797

37

1,015

~7

2,309 107

South Carolina

Area

Greenville SJ'\SA 1,688

78

Anderson

1,628

75

Oconee

1,200

56

spartanburg

1,582

73

1965

Percent of

Per

U.S.

Capita Per Capita

2,760

100

2,127

77

2,153

78

2,258

82

1,6~~

60

966

35

1,703

62

1,977

72

1,303

~7

1,~26

52

1,573

57

2,07~

75

1,835

66

1,~55

53

1,551

56

1,920

69

1,098

~O

1,286

~7

1,280

~6

2,989 108

2,~46

87

2,207

73

1,791

65

2,237

81

1967

Percent of

Per

U.S.

Capita Per Capita

3,159 100

2,~62

78

2,532

80

2,668

8~

1,871

59

2,692

85

1,919

61

2,197

70

1,36~

~3

1,575

50

1,746

55

2,280

72

2,103

67

1,69~

5~

1,727

55

2,216

70

1,2~0

39

1,~35

~5

1,311

~1

3,377

107

2,88~

91

2,32~

7~

2,066

65

2,678

85

1969

Percent of

Per

U.S.

Capita Per Capita

3,699 100

3,132

85

3,179

86

2,788

76

2,862

78

1,83~

50

2,262

61

2,188

59

2,730

7~

2,520

68

2,292

62

2,100

57

2,573

70

1,788

~8

2,092

57

1,95~

53

3,993 108

Average .Annual Percentage Change 1959-69
7.1
9.6
19.8 13.8 16.6
6.~
7.!1 7.9 7.~ 11.1 11.7 9.9 6.8 11.2 16.2 9.3 7.3

Source: 1959 through 1967 (excapt Banks and Habersham counties), flppalachian Regional Cormnission, Appalachian
Data Book, Volumes 2 and 10; 1969, U.S. Department of Co.-rce, Office of Business Economics (June 5, 'i'97l)-.-

Georgia
Atlanta SMSA
North Georgia Mountains Area
Banks Dawson Fannin Forsyth Franklin Habersham Hall
L~kin
Pickens Rabun Stephens Toms Union White
Greenville, S.C. SI1SA
Anderson (S.C.)
Oconee (S.C.)
spartanburg (S.C.)

TABLE 6
POPULATICN
GEORGIA, ATLANTA SI1SA, NORm GECRGIA MOUNTAINS AREA, AND SOUTH CAROLINA AREA

Total 1970

Percent

Change

1960

1950

1970

1960

Net Migration
1960-66

~,589,575
1,390,1~
199,761
6,833 3,639 13,357 16,928 12, 78~ 20,691 59,~05 8,728 9,620 8,327 20,331
~,565
6,811 7, 7~2
299,502
105,~7~ ~O, 728
173, 72~

16.~
36.7
12.9
5.2 1.~ -1.9 39.1 -3.7
1~.2 19.~
20,5 8.1 11.7 10,5 0.6
~.6
11.6
17.1
7.1
1.3
10.8

~.5
39.9
6.9
~6.3
-3.3 -10.3 10.6 -8.1
9.~ 2~.0 10.1
0.5 O.~ 10.5 -5.5 -11.0 16.5
22.9
8.6
3.0
~.3

99,000
123,600
0
1,200 -300
-1,100 2,000 -700 -200 100 0 -300 -300 -300 200 -100 -200
-1l,300
-1,600
-1,100
2,000

Percent Urban 1970
60.3
59.1
~.1
0 0 0 0 0
~.6
26.2 30.5
0 0 3~.3 0 0 0
75.9
~0.9
30.0
37,5

Percent Non-White
1970
26.2
22.6
6.7
6.8 .2
1.3 1.0 12.3 6.0 10.3
2.~ ~.1
1,5 11.9
0 0 5.9
15.3
18.2
10.0
21.1

Source,

Columns 1, ~ and 5, u.s. Department of Co.-rce, Bureau of the Census, 121Q ~ 2. Population,

01 Final P ulation Counts, PC(VI)-12 and PC(VI)-~2 (Revised); Col= 5, u.s. Department of Commerce,
BiiTii'au 0 the Census, 1970 Census of Population, General Population Characteristics, PC(V2)-12

and PC(V2)-~2.

-- --- -

---

southern and Appalachian poverty areas in that it is not isolated from growing, highly urbanized areas. Rather it has an urban orientation with potential for greater interaction with the Atlanta and Greenville areas.
While the NGMA, and in particular the Rabun, Habersham and Stephens county area, has increasing competition with other areas for the recreation demand of these two urban areas, sufficient economic growth is predicted for these areas to generate a great deal more demand for recreation. Undoubtedly, the NGMA which is presently a prime recreation area for Atlanta residents, will feel the impact of this growing urban demand.
TABLE 5 presents per capita income in the Atlanta SMSA and the Greenville area. Per capita income in the Atlanta SMSA has exceeded the per capita for the U.S. for some time and during the period 1959 to 1969 the average annual percentage increase in Atlanta1s per capita income exceeded that for the U.S., 7.3 percent compared to 7.1 percent. Per capita income in the Greenv iII e area was lower than for the U.S., but for the period shown in TABLE 5 its average annual rate of increase has far exceeded that for the U.S.
Population growth in Atlanta SMSA and Greenvi lie are presented in TABLE 6. The percentage increase in population for the Atlanta SMSA was 37 percent from 1960 to 1970. For the Greenville SMSA the rate of growth was much lower but still very high at 17 percent. The projections in TABLE 9 indicate an expected continuation of high population growth, especially for the Atlanta SMSA. Obviously, the population estimates for the Greenville SMSA are conservative since the enumerated population in 1970 (fABLE 6) exceeded the estimated population for 1975 (fABLE 9).
If such high rates of growth in income and population continues as projected in these two urban areas, there should be a concomitant rapid growth in their demand for recreation.

ECONOMIC DEVELOPMENT
In an examination of the development potential for any area, a legitimate concern is the extent to which the physical development considered generates concomitant economic development in the area. It becomes an even greater concern, however, when it is shown that the area in Northeast Georgia covered by the counties i.n figure 3 has seven of those counties designated as Redevelopment Areas by the Economic Development Administration. Rabun County, included in the actual Tallulah Gorge site under study is one of these seven counties. Unemployment rates and per capita personal income indicators of economic development have been shown for all of these counties in TABLES 5 and 8.
One problem with projecting future economic development in an area, particularly a small area such as the NGMA, is the fact that estimates are generally simply extrapolations of past performance, unless sound basis exists for assuming that structural changes wi II occur. In other' words, unless we assume that changes will occur in the industrial mix of the NGMA we have little basis for concluding that future growth patterns in the areals economy will much differ from past performance.
Since the shift from agricultural to nonagricultural activity has been so pronounced and since the level of employment in agriculture has fallen considerably (from 24,000 in 1940 to 7,400 in 1960 and probably lower since 1960) the magnitude of any future shift of this type will certainly be less significant. The degree of urbanization and outmigration very probably will remain unchanged at least in the near future. Neither population increases nor the impetus for agglomeration in urban areas will likely generate significantly larger cities in the next decade or so .

Income projections have not been made for the NGMA. However, even if the trend of the last decade continues (12 of the 14 counties gained on the U.S. per capita income) / the absolute gap between the per capita income in the NGMA and the UoS. will probably increase (the gap increased for II of the counties between 1959 and 1969). Therefore, if significant gains are to be made to lessen poverty in the NGMA, economi c growth at an even greater rate must occur in the future. However/it should be noted that prospects for economic growth in the NGMA seem more favorable than for the South or Appalachia as a whole due to the differences in incidence of poverty noted earl ier.
Economic development is generally gauged by the ability of a development activity to create rising employment and income levels, to cause changes in population size and characteristics, and growth in employment opportunities. The Georgia Mountains Planning and Development Commission has prepared a study which identifies three major 'export basel industries now existing in the area; manufacturing, agriculture and recreation. 23
Most of the manufacturing in the area has been associated with texti les and wood products (77% in 1960). 23 The texti Ie industry in particular feeds on the cheap unskilled labor in the area with most returns to capital flowing out of the area to nation-wide operations. The commission's study points out that lIif accelerated economic growth is to come from manufacturing, this export base section needs to be upgraded and diversified in such a way that greater demands are made on labor skills, management and other production factors which can be supplied by the indigenous group. II Even the most cursory glance at the study area would indicate what a formidable task this would be at the present time.
Agriculture in the area consists mostly of the poultry industry centered around Gainesville, with the remainder being Iivestock, dairying and some crops. The commission's study

argues that since the areals poverty is, to a large extent, that of the agricultural worker / redevelopment efforts in agriculture would benefit a sizable portion of the area's population. Given the nature of the areals topography, soils, and climate, high quality vegetable crops and horticultural specialities such as fruits, able to be grown on small farms, have been projected as feasible for the area)3 Further/these crops could provide substantial returns to the 'single-family' farmer/directly supplementing his family income, a major goal of economic development.
Recreation as an industry has special attractiveness due to the scenic quality of the area, the growing recreation demand, and uniqueness of the Tallulah Gorge area itself. However, this industry also presents several problems in terms of economic development and so has been singled out for further treatment.
RECREATION AS AN INDUSTRY
There are a number of factors associated with the recreation industry that diminish its importance as a source of economic development for an area, particularly a depressed area. Some of these factors are low skill employment and low productivity and, therefore, low wages, high income elasticity of recreation expenditures, and the seasonal nature of employment. However/recreation and tourism can contribute significantly to a local economy/especially if the area is well suited to the development of activities that attract a large number of tourists to the area and capture a good portion of their vacation expenditures.
Recreation does have a desirable characteristic in that it is an lIexportll industry; the recreation goods and services are

exported to tourists who are residents of other areas and thus income originating outside the area is brought into the area. Also, recreation may represent the principal industrial potential of an area by virtue of the areals resource endowment. Often areas lacking the necessary resources for economically more beneficial industries will at the same time possess the resources and location for establ ishing a recreation development.
If an area is well suited for recreation, it is desirable that the development of its recreation faci! ities be designed in consideration of its resource endowment, the demand for various recreation activities and the economic impact that wi II result from the recreation facilities. Given the first two of these factors, the resulting economic impact from recreation is extremely important to an area such as that surrounding Tallulah Gorge.
The Appalachian Regional Commission Research Report #2 39 lists four determinants of the impact of recreation on a local economy. One factor is the recreation resource and its attractiveness. This factor relates to the uniqueness of the recreation resources {natural land features and physical facilities}. The report states that "the ability of a recreation resource to attract visitors is directly proportional to the desirability and appeal of the recreation facilities, and inversely proportional to the distance to the population centers from which visitors come." It further states that rarity, location, and access of recreation resources play an important part in the abil ity of the recreation area to capture visitors.
Another factor, which follows from the first, is the volume of visitors. The volume of visitors to a recreation area can be increased if the range of facilities is increased, since vacationers seek diversion. The ARC study states that "other things being equal, the recreation area with a greater variety of complimentary facilities will attract a greater number of visitors. And, depending on the type of facilities, visitors may be attracted over a longer season." Considering the

importance of the volume of visitors, it is also important that individual facilities be judged not just on the basis of their financial success but also on the basis of the volume of visitors they generate for the area.
A third determinant of economic impact is the magnitude of expenditures by visitors attracted to the area. The ARC report states that this is the most important determinant of economic impact. The volume of visitor expenditures in turn depends on their length of stay and the number and variety of opportunities for spending.
The fourth determinant of recreation is the degree to which the expenditures become income in the local area. The greater the portion of supply of goods, services, and labor that originates in the local area, the greater the portion of total expenditures on recreation that will remain within the local area and be respent through the economy to give a multipl ier effect.
Recreation, therefore, has considerable attractiveness as a tool of economic development for an area like Tallulah Gorge which potentially meets most of the specifications outlined above. However, certain forms of agriculture have also been noted as appropriate and feasible for economic development and will be given consideration in the presentation of development programs later in the study.
Finally, the key question concerning economic development is the extent to which the participants of the proposed development at Tallulah Gorge, notably Georgia Power and the North Georgia Mountains Authority, will place an emphasis on economic development as a legitimate goal and assume a responsibility, by being I residents , of the area, to try and achieve that goal.

WHAT HAPPENS IF NOTHING IS DONE

been shown to have growing pressure due to its location on
u.s. 441 at the "Gateway to the Blue Ridge Mountains" ,its "
historical significance, and the uniqueness of the natural

features associated with it. Additionally, its proximity to

the Atlanta region can only drive up land prices, increase

demand for quick development, and accelerate the surge for

One doesn1t have to look far to find examples of the impact of uncontrolled development in the mountains along U.S. 44 1

land speculation.

Gatlinburg, Tennessee, and Cherokee, North Carolina, located

The point is the public will stop at the Gorge and the lake,

on either side of the Great Smoky Mountain National Park,

and wi II travel on U.S. 441, and wi II begin trying to get

and depicted in the photos here, serve as reminders of

into undeveloped areas, whether they are adequately provided

haphazard response to tourism and recreation demand.

prov ided fo r or not.

While the Tallulah Gorge area doesn't have the development pressures associated with the Great Smoky Mountains, it has

The Tallulah Gorge area is perhaps unique in the State of Georgia, or perhaps even the Southeast. It combines unspoiled

I

/ ~.;'

~ . ' 1 -- ...

1,/';(//

.:1'" /

----~

natural features with historical significance, in turn drawing a heavy influx of vocation-oriented travelers. Moreover, it is poised on the edge of a large growing urban region from which will come a greater demand for access to these areas. And lastly, it exists in a context of underdevelopment, of small growth in population and income. This makes the area highly vunerable to exploitation from the outside, directing the flow of dollars away from Tallulah Falls. With all of these pressures, it represents a truly "collapsable" situation, and it is questionable the area can turn these pressures to its advantage, by itself.
But, given the potential of rejuvination, with proper direction, through quality physical and economic development, Tallulah Gorge can serve itself and the greater public who will come there.

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INTRODUCTION
Management is for results, and it should focus on opportunities. Each one of the development options within this study has advantages over the others, as well as its inherent disadvantages. The scope and quality, and the complexity and magnitude of a particular option decidedly influences the management of a development process.
This section of the study addresses itself to a description of five management options, and the possible ways several institutions might participate in the development scheme.
Management, here defined, is the means to effective implementation of a development option, or any variation thereof. The development scenario will ultimately entail various levels of participation on the part of several entities, private and publ ic; the commitment of resources, money, time, and people; and the necessary legal framework to insure orderly and equitable relationships.
Finding the optimum management mechanism will be no easy task. There wi II be constraints at every level, and the decision for a development option cannot be made without regard for the means to attaining it; it could weigh heavily, if not restrictively, on the final mechanism.
It may even be that new structures, legal and financial, will have to be created to optimize the chance of an effective management tool.

PARTICIPANTS

GEORGIA POWER COMPANY
Georgia Power Company is a publicly owned corporation and a subsidary of The Southern Company, a holding company organization. As a util ity company, it is regulated by three government agencies, the Public Service Commission of Georgia, the Federal Power Commission, and the Securities and Exchange Commission.
Because of its quasi-private nature, and since its rate structure is set by the Public Service Commission, the Georgia Power Company has more than the customary constraints normally found upon the use of a corporation1s assets, especially capitol and land.
Nevertheless, Georgia Power's prime participatory potential in any development program has to come through the use of first, its land, and second, its capital. The Power Company can, under certain conditions, sell, lease, or donate land for public and/or private use. And while it cannot sustain major capital outlays for any other purpose than to engage in its prime business, generation of power, it does have the potential of "seed money" investment in any option.
Georgia Power1s major constraint is that its current recreation programs and developments have not been, understandably, a priority item with the company. If it is to participate in a major development program, it must carefully assess its corporate orientation toward same, obtain approval from its Board of Directors, and clearly chart a path toward helping to realize a development program.
But, on balance, Georgia Power's major contributions will be the potential use of its land.

NORTH GEORGIA MOUNTAINS AUTHORITY
The North Georgia Mountains Authority can assist or participate directly in the planning, development, and management of public recreation facilities in the sixteen counties of North Georgia.
fhe Authority has three prime sources of revenue: (I) the state government can provide "seed monell to assist in the start-up of public recreation projects; (2) the Authority can sell revenue bonds to the State of Georgia and the Federal government to finance feasible projects, public in orientation. (fhe Authority cannot sell bonds in the open market at this time, but a revision in its enabling act would provide this additional financing vehicle.) (3) being a public agency, the Authority can make 'application for, receive, and administer federal and state matching funds for planning and development.
In essence, with its planning staff and management capability in public outdoor recreation, the Authority can "package ll development in the Georgia mountains, given the limits of its legal mandate to serve the public sector, and the compelling constraint that an acceptable, feasible financing program be. demonstrated.

FEDERAL GOVERNMENT
The prime source of public development monies today is the federal government.
Each development option, and its particular components, will have to be carefully scrutinized for availability for federal funding.
But the prime requisites to obtaining federal monies are comprehensive and detailed planning, and the availability of matching funds from the state or local government, normally fj fty percent.
There are Iiterally thousands of federal grant and loan programs for outdoor recreation development, community development and services, small business, industry and agriculture assistance, and planning assistance.
Prime administering agencies of these funds are the Bureau of Outdoor Recreation, the Department of Housing and Urban Development, the Economic Development Administration, and the Farmers Home Administration.
STATE GOVERNMENT
State participation in any development option will be limited to planning and technical services assistance through the Georgia Mountains Planning and Development Commission and the Authority, as well as responding to an appropriations request from the Authority for "seed money" and/or appropriations to meet matching funds for federal grants and loans.

TOWN OF TALLULAH FALLS
Tallulah Falls will necessarily have a key role in any development scheme. The city is so central to every development option, there will have to be cooperation between the Power Company and the city in determining just what steps the town might take to satisfy various levels of participation. Clearly, the decision to initiate a detailed town plan would be fundamental to the community's participation and making the town eligible for federal funds.
TALLULAH FALLS SC HOOL
Tallulah Falls School is inside the corporate city limits of Tallulah Falls and is a private secondary educational institution. The administration has indicated an eagerness to examine the several development options and determine any way the school can participate in the development process.
PRIVATE DEVELOPMENT
Private development within each management approach will have varying degrees of import and significance, depending upon the ultimate definition of the option.
There presumably will be need for small, selected private participants to build and operate auxiliary facilities attendant to the major public and/or private developments. Too, in the case of other management approaches, the large, private developer will have a central role. In that particular instance, participation by the private developer will depend upon a positive economic feasibility analysis, and the concurrent assurance that Georgia Power will exercise the sort of legal control needed to protect the developer from arbitrary . development and general degradation of the total environment.

THE MODEL
FIELD OF OUTCOMES
As has been stated earlier, there is a multiplicity of limitations and abilities inherent in the potential of each of the several participants' respective roles in the development options.
To more clearly illustrate the framework of the management approaches, a simple graphic model has been developed.
The model is defined by a two dimensional field on which are located, from a management point of view, the eventual results or "Possible Outcomes" of any development. This field is shown as figure I. The vertical axis is labeled the "Scale of Intent", or the goals of various development levels. At the bottom, a development project would respond to immediate pressures or demands, a sort of crisis intervention stage. As one advances up the scale, the response is more to demands calculated over a longer period of time, although they are still defined by past actions which can usually be quantified by some method of analysis, normally economic. Once "Threshold A" is crossed, however, there is a consideration for users "needs", or to anticipate and define demands through experimentation, becoming more oriented toward the future. And as one advances up the vertical axis, there approaches a bolder and more comprehensive image of perceived needs.
The horizontal axis is labeled the "Scale of Economic Participation", referring to the potential range of publics served by the development to the extent to which the user participates in amortization and operation costs. Below "Threshold B", the users would not generate the revenue necessary to sustain the development, either because of policy intent or economic limitations attendant to the type of

development. Development at this level must therefore be subsidized in some manner. Above "Threshold B" the development moves to a self-sustaining level and begins to approach, with more certainty, some semblance of economic feasibil ity
To further illustrate the 'field of "Possible Outcomes", there is placed existing types of development on figure I. The Georgia Power lake front leases are self-sustaining, though not necessarily profit generating, but are certainly answering to a specific demand. The Unicoi National Outdoor Recreation Experiment Station, operated by the Authority, has some state and federal support and is involved in some experimental recreation programs.
Sea Pines Plantation, South Carolina, is a high income resort community which has a full range of amenities, many of which are aimed at anticipated demand. At the other end, a city playground is a subsidized response to a specific demand.
These examples show that as developments move up and to the left on figure I, they become more management or software intensive in orientation.
RANGE OF CAPABILITIES
Onto the field of "Possible Outcomes" there can now be superimposed the abilities and limitations, or "Range of Capabilities" of the !wo main participants in the proposed Tallulah Falls development, the Georgia Power Company and the North Georgia Mountains Authority.
Georgia Power through its stated and defacto land use policies, operates mainly in the lower right hand quadrant, with self-sustaining demand oriented activities. In some cases, however, notably by providing limited public recreation

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The Authority, through its legislative mandate and its management policy, operates wholly in the top half of the field. Its long range goals are to develop projects and programs at both ends of the horizontal spectrum, using inputs from both the public and private sectors where appropriate and necessary.
It is quickly recognizable that while together the Power Company and the Authority cover three-fourths of the field of possible outcomes, there is a very little overlap. This current program and project variance inherent in the two institutions' major thrusts illustrates the problems and the opportunities of a joint-venture relationship.

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THE THIRD DIMENSION
To more fully describe the possible outcomes of management approaches, another dimension must be added to the model. While the horizontal axis describes the publics served in terms of their economic participation, the "Third Dimension" shows the publics served in terms of their participation in certain types of activities. Nearest the vertex is found strictly individual oriented day use or short term activities, such as picnicing. As we move in to the model, "Threshold C" is crossed and participation becomes more permanent and community oriented, such as long term stay-use or even a highly interactive neW community 0 The final model is illustrated below in figure 30

Five basic management approaches have emerged from an analysis of the model, using it as a frame of reference. There are undoubtably many others, and even within the five suggested here, there are many variations. It is felt, however, these five approaches represent the clearest alternatives, at the most basic level, in terms of the direction to be taken by Georgia Power. They are described on the following pages and sketched in relationship to the basic model.
As the more specific development concepts are presented later in the study, they will be referenced to these fi ve management approaches.

1

2

Management Approach #1 reflects the "status quo" and requires no change in the current land policy of the Georgia Power Company. It is in keeping with the recreation plan required by the Federal Power Commission through the development of minor day-use recreation facilities at the lakes and greatest points of access. This approach falls outside the range of capability of the North Georgia Mountains Authority and would not have the participation of the Authority beyond the planning stage.

Management Approach #2 is a comprehensive response to demand by several participants. The various pieces of the development would be relatively low risk and would not necessarily relate to one another. The Authority could be involved through some form of publ ic oriented recreation faci Iities whi Ie some of the commercial development could be leased to private developers. This approach would remain under the control of the Power Company according to a Master Plan and would represent no change in current Power Company land management policies and operations.

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Management Approach #3 involves the leasing of nearly all of the property in study to a quality developer for the development of a first class resort community, following the development standards establ ished by the Authority and Georgia Power. Small pieces of land could be retained for development of public recreation areas by either the Authority or the Power Company, but the intent of this approach is to allow the developer to control the land so he could create the total environment desired.

Management Approach #4 reflects a substantial departure in policy on the part of Georgia Power. It would be a joint attempt by the Authority and the Power Company and other necessary participants, most notably from the public sector, to develop a series of experimental recreation and leisure packages to serve a broad range of publ ics. Quite possibly a permanent settlement of some type would be a part. of this complex. The development effort would define future needs through experimentation. New forms of land holding arrangements and land management would be required.

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Management of the development process will vary in intensity and complexity depending on the option selected.
Of courser the key to any successful development will be the financing, and for some options conventional sources will suffice. For others, new financial sources and arrangements wi II have to be detected and created 0
In the specific instances of Management Approaches #1 and 3 the burden of financing falls primari Iy upon the Georgia Power Company and the private developer. In both of these approaches, however, Georgia Power will have the equity contribution of its land.
In the case of Management Approach #2/ Georgia Power contributes land, and the complexity of financing and management is somewhat greater because of the variety of potential participants, public and private.

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It is with Management Approaches #4 and 5 that new types of publ ic and private equity participation will have to be explored and found. The higher risks inherent in the experimental aspects of these two development options will require exhaustive and thorough examination of alternate financial sources, new legal arrangements, and multiple long-term commitments from the public and private sector.
This aspect of the study has sought to conceptual ize five basic management approaches to the development options described elsewhere within the study. Obviously, the precise configuration of participating institutions and the vehicles for financing remain unclear. Nevertheless, the management models depicted permit prospective participants a basis from which to analyze the potential scope and depth of commitment.
What is important to remember is that a final development option can only be given serious consideration if concurrent with equally attentive concern for the management mechanism.

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INTRODUCTION
This section summarizes the demand for selected activities in the North Georgia Mountains region. The economic survey team was asked to determine to what extent demand would suggest potential development options at the Tallulah Gorge site. To do this a specific list of activities was investigated, including recreation, camping, commercial activities, destination resorts and regional attractions such as arts and crafts and the performing arts. The demand study is included in full as APPENDIX C of this document. Regional economic characteristics, important determinants of demand, were summarized in BACKGROUND and are also presented in full in APPENDIX C.
Demand in the instance is meant to be the will ingness of various segments of the population to participate in these activities. It does not refer specifically to economic feasibility; for example, a picnic ground may be in demand but may not be an economically feasible project for a private investor. Feasibility will be considered in the discussion of financing mechanisms for the proposed options. In addition, a major drawback to much demand analysis is that demand is
often conditioned by supply constraints. As a result, measured
demand which merely reflects past behavior patterns may not adequately reflect consumers' desires. Because of this, this section makes no effort to project future demand.
Most of the data assembled for this study are regional in character. For more specific and local information, data has been generated for this study through five questionaire surveys. The results and conclusions in this section are not based on quantified demand but rather reflect the relative attractiveness of the activities surveyed.

RECREATION
The demand for recreation activities in the North Georgia Mountains is taken primarily from a statewide survey undertaken by Dr. Joseph Horvath, in preparati on of the Georgia 1971 Comprehensive Outdoor Recreation Plan 69 and and supplemented by similar studies made by the Appalachian Regional Commission in the analysis of two proposed Terminal Recreation Complexes located in the North Georgia Region .50
Dr. Horvath's demand data can be used to construct esti mates of the average annual activity occasions of various types of recreation. TABLES I through 5 of APPENDIX C show the demand for these activities relative to the distance from Tallulah Falls for both Georgia as a whole and three Georgia SMSA's within 125 miles of Tallulah Falls. The resultant demand is shown in TABLE 6. Supply data on the number of annual activity occasions which could be supported by the recreation facilities in the North Georgia Mountains region are also available from Professor Horvath's study. Using these supply estimates and the estimates provided in TABLE 4 of APPENDIX C on recreation demand within 100 miles of Tallulah Falls which might be satisfied in the North Georgia Mountains, a simple comparison of supply and demand has been made in order to generate estimates of the surplus of or deficit of the various types of recreation facilities.
It is apparent from the data in TABLE 6 that most forms of recreation are in critical shortage in the North Georgia Mountains. The present demand in Georgia alone within 100 miles of Tallulah Falls is sufficient to exhaust the supply of most types of recreation facilities. Only in swimming beach, trailer and organized group camping, water skiing, sailing, trout lakes, waterfowl hunting, big game hunting, and bow and arrow hunting would present demand within 100 miles of Tallulah Falls not exhaust current capacity. It should be

pointed out that the only marked supply surpluses occurred in water based recreation such as swimming beach, water skiing, and trout lake fishing. This is due in large part to the fact that Horvath's supply estimate includes Lake Sidney Lanier and a portion of Hartwell Reservoir. These two bodies of water accounted for 76% of the total water acreage in the North Georgia Mountains region as defined by Horvath. If one were not to include Hartwell and Lanier because they do not combine water based recreation with mountain scenery, then a critical shortage of water based recreation exists in the North Georgia Mountains region.
The needs of the region for additional recreation facilities are so critical that Horvath estimated that the demand for recreation in the relatively underpopulated thirteen mountain counties would exhaust the supply in the majority of types of recreation. In fact, in addition to the nine surplus areas pointed out above, surpluses only existed in tennis courts, canoe trails, boating, fish lakes and small game hunting.
The need for additional water based recreation in the Georgia Mountains region was highlighted in Recreation Potential in the Appalachian Highlands: ~ Market Analysis, Research ReportNo. 14 of the Appalachian Regional Commission.50 The study recommended expansion of Hartwell Reservoir in the HartwellKeowee-Toxaway Interstate Complex. Demand analysis of the Hartwell project predicted that,at present attractiveness indices, 9.5 million annual activity days of recreation would take place at Hartwell in 1970.
With the exception of Hartwell, most of which was aimed at increasing water based recreation, the 1970 demand was projected at an excess of eleven million activity days in 1970. In the summary of top sources of demand for the HartwellKeowee-Toxaway Interstate Complex, over 45% of total demand was predicted to originate in Georgia. Th is serves to underscore the great demand in Georgia for water based recreation and the need for additional facil ities.

TABLE 6

COHPARISOO OF GEORGIA RECREATION DEI1AND WITHIN 100 HILES
OF TALLULtili FALLS .mrCH IITGHT BE SATISFIED BY SUPPLY OF RECREATIa'1 FACILITIES ill THE NORTH GEORGIA MOUNTAillS R11GICXr
(Figures Expressed in Annual Activity Occasions)

Swimming Pools
Swinnning Beach Handball Courts Croquet Courts Baseball Diamonds Softball Diamonds Soccer + Football Fields Courts - }~ti-purpose Trailer Camping Tent Camping Primitive Camping
Organized Group Camping
Golf Course Tennis Courts Picnicing Water Skiing Canoe Trails Docking Boating Sailing Urban Trails Rural Trails Wilderness Trails Bicycle Trails Hotor Bicycle Trails
All Terrain Vehicle Trails
Horseback Trails Trout Fishing Stream
Trout Fishing Lake Fishing stream Fishing Lake Waterfowl Hunting
Small Game Hunting Big Game Hunting Bow + Arrow Big Game
Hunting

Demand
6,681,650 6,681,650 3,588,076
896,751 5,382,491 3,588,075 2,691,325 1,794,574
676,854 524,535 64,360 203,807 1,618,657 201,662 4,491,261 1,862,152
43,980 4,028,941 4,028,941
43,9&) 3,054,958 19,831,486
273,530 3,637,417 1,417,954
1,168,042 1,460,857 1,559,535 1,55'7,535 3,320,714 3,320,714
33,250 1,859,857
470,864
48,266

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586,472 7,331,148
7,200 2,400 28,200 33,000 7,200 26,000 1,041,040 44,500 a 7,000 394,150 130,800 54,000 141,440 3,112,200 10,760 266,400 3,112,200 7,259,300 428,4&) 75,480 8,750 54,400 3,200
0 61,600 4,479 2,211,300
130 2,218,950
12,939 1,118,572
635.909
635,909

Deficit or Surplus
-6,095,178 649,498
-3,580,876 .~ 894,351 -5,354,291
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-2,684,125 -1,768,574
- 364,186 4&),035
- 57,360
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-~l,487,857 147,662 -4,349,821 1,250,048 - 33,220 -3,762,541
- 916,741
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-1,555,056 651,765
~3,320,584
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- 20,311 741,285 165,045
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Computer printouts,supplementary to the Appalachian Regional Commission's report, were obtained which described the set of demands for recreation in Southeastern SMSA'S. Almost half of the predicted SMSA demand, 48.4%, represented driving for pleasure or sightseeing. Most of the other demand was for water based activities such as boating, fishing, swiming, and water skiing. (See TABLE 7, APPENDIX C)
Horvath's activity occasions were also aggregated according to the thirteen Appalachian Regional Commission categories to check recreation activities. This was done to allow a comparison of Horvath's set of demands, which were based on past behavior of all Georgians, and the Appalachian Regional Commission set of demands, which were represenative of people living in the southeastern SMSA'S. The major differences are the much larger demand from SMSA'S for such activities as driving for pleasure and sightseeing, and the much lower demand for attending outdoor events and nature walking. With the dynamic shifts of population from rural to urban areas in Georgia, it can be seen that recreation demand will change accross the major recreation categories, making accurate future projection even more difficult.
To supplement the analysis of demand presented to this point, reference can be made to the Development and Feasibility Program prepared for the Unicoi National Outdoor Recreation Experiment Station by John H. Grant. 27 Grant examined demand in a general way by looking at changing socioeconomic characteristics of the populati on and institutional changes. In effect, Grant asserted that demand for recreation will vary depending on the size of the population, age distribution, income level, educational level, employment status, etc.
Grant points to an anticipated population growth in Georgia between 1969 and 1980 of 30%, increasing from 4.6 million to 6.0 million. In the Atlanta area the population is expected to increase from 1.3 mi II ion to 2.1 mill ion over

1965-1980. Population projections for Georgia indicate an increasing move toward urbanization; in fact, 94% of the projected growth in Georgia's population between 1965-1980 is predicted to take place in the state's six SMSA's. It appears that with this great increase in the concentration of people in urban areas, particularly Atlanta, that there will be a rising demand for outdoor recreation facilities in Georgia.
Georgia's per capita personal income relative to other regions and relative to the national average has been on the rise during the postwar period. In the beginning of the period in 1946, Georgia's per capita income was only 67.6% of the national average; in 1969, the state's per capita income was 82.6% of the national average. As income levels go up, total recreation expenditure will also go up, but participation habits for various types of recreation may change. For example, beyond certain income levels, camping and fishing tend to decline in importance and boating and horseback riding tend to rise.
It is also pointed out in Grant's study that the employment groups most rapidly increasing in Georgia, professional and technical and sales and clerical, are also the groups which spend most activity days engaged in outdoor recreation.
Grant's analysis points to a large and active future market for outdoor recreation facilities in Georgia, particularly in the areas within a relatively short distance of Atlanta. This finding, coupled with the earlier development of data which pointed to critical shortages in most major forms of outdoor recreation in the North Georgia Mountains region suggests that much will have to be done to absorb the already large present demand and the predicted future increases.
It is important to realize, however, that, even with such a large existing demand for recreation in the North Georgia Mountains area, the relative attractiveness of the Georgia Power Company property when compared with the region as a whole still needs to be carefully analyzed. It is questionable

whether the Georgia Power property could or should compete with such large reservoirs as Hartwell , Lanier, and KeoweeToxaway for conventional water based recreation or with the National Forests for game preserves. The uniqueness, access, and service characteristics of the lakes and Gorge should, however, put the Georgia Power property in a favorable position to capture a sizable share of the conventional recreation market and also provide excellent opportunity for unique recreational development as well 0

CAMPING
Camping as a type of recreation was singled out for more detailed study. Sixty-eight campgrounds in the North Georgia Mountains region were sent a questionnaire to determine the supply of camping facilities, the nature of the campsite, and the utilization of existing camping facilities. Out of the total 68, 40 questionnaires were returned. Seven of these returns were of no use because they were from primitive areas with no campsites or from picnic areas (Corps of Engineers) with no campsites. Three questionnaires were returned which gave composite data for 23 National Forest Recreation Areas including 580 campsites. As a result, the data returned in the form of questionnaire responses was available for 29 individual campgrounds and a composite of 23 National Forest Recreation Area sites. This response appears to provide a sound basis for analyzing recent camping activity in the Georgia mountains 0
The return for the 23 National Forest Recreation Area campgrounds and 17 individual campgrounds reported that the facil ities were generally full to capacity during the summer m.onths and that an average utilization of 75% or more of available campsites was common.
This included the 580 National Forest Recreation Area campsites plus 832 additional sites. Five returns, representing 310 campsites, indicated that capacity was reached on an average of 10-20 days per year during the summer months; they also reported an average yearly utilization of 50%. Seven respondents, representing 156 campsites, indicated an average utilization of 20-30% of capacity and a capacity utilization on less than 10 days in the summer.

The campgrounds that were not generally full to capacity during the summer months were on the periphery of the mountains region and/or did not offer certain amenities such as flush toilets. Of the twelye campgrounds and 466 campsites attaining less than full utilization, ten acres and 362 campsites were located in the peripheral counties of Hall, Franklin, and Lumpkin. The other two campgrounds were located in Rabun County. Only four of the twelve campgrounds doing less than a capacity business during the summer months provided flush toilets. On the other hand, of the 23 National Forest Recreation Area campgrounds and the 17 other areas reporting capacity utilization during the summer, all but four provided flush toilets. This included 1,324 of the 1,412 campsites that were full or near full capacity during the summer months. It appears on the basis of the questionnaire survey that with few exceptions, most campsites within the mountain counties and offering toilet facilities were operated at or near peak capacity during the summer months of June, July, and August and 75% capacity utilization over the year.

TABLE 6 shows a small surplus in trailer and group camping and a small deficit in tent and primitive camping. It should be remembered that th is represents the demand within 100 miles of Tallulah Falls and doesn't take into account campers from farther away who would be traveling on U.S. 441.
Even with the data from TABLE 6 and from the questionnaire it is difficult to ascertain the demand for camping in this particular area. Camping is a high design sensitive activity; the success of a campground seems to depend greatly on the quality of the camping environment. It could be assumed then, that while there is a general demand for camping facilities, the types of camping with the highest demand would be transient camping on U.S. 441 and destination camping with particularly high quality, high amenity, or unique characteristics.
OVERNIGHT FACILITIES
Using a recent study of the Georgia Mountains Planning and Development Commission, A Guide to the Georgia Mountains, and a questionnaire survey, it appears that there are almost 2,000 hotel and motel rooms, cottages, cabins and lodge rooms in the North Georgia Mountains.
The questionnaire shows that 80% of these rooms are intended for the pass-through traveler as opposed to the destination traveler. The average age of the establ ishments surveyed is 17.7 years and most of the destination accomodations do not have air conditioning or television. Only 6.6% respondents have facilities directly on a lake. Seventy-three percent of the respondents indicated they were full to capacity 100 days or more during the past year in the summer months and on weekends, while 39% indicated they reached capacity for 30-60 days during the past year. Most establishments indicated the peak period of demand was the summer months of June, July, and August then again in October.

It appears from the survey that the current supply of tourist accommodations is inadequate for the volume of tourists in the Georgia Mountains region during the vacation season whi ch extends from June through October. There appears to be a very definite need for expansion of facilities to handle the tourist flow, particularly modern destination-type facilities. The conclusion that the Georgia mountains needed more motel/hotel/cabin type accommodations was also reached in the Appalachian Regional Commission report referred to earl ier. In analyzing the Upper Hiawassee River Interstate Complex, it was pointed out that of the 772 rooms in the seven-county region that would be included in the proiect, only 75 of the rooms met the standards establ ished by the AAA. A deficit of over 700 rooms was forecast for the region by 1975.
The Appalachian Regional Commission also forecast a need for more destination-type motel facilities in the HartwellKeowee-Toxaway area and predicted a deficit of over 1,700 rooms by 1975.

DESTINATION RESORT
There is a great deal of difficulty involved in determining the need or feasibility of destination-type resorts. In large part this difficulty stems from the fact that most such resorts are unique and therefore information generated about a successful destination resort may be irrelevant with regard to the market for additional facilities. However, as an example of what has been done along these lines, a brief survey of a successful conventional destination resort in the Smoky Mountains, Fontana Village, was taken.
Fontana Village contains 300 cottages, a 56-room lodge, and offers numerous types of recreation activities. Utilization of facilities at Fontana Village is generally at peak capacity during July and August / 75% of capacity in June, and 50% of capacity in April / May and September. It is clear that the resort is basically a summer operation with over 75% of all guest days occurring in the summer months.
Demand for the faci Iities at Fontana Vi lIage is primari Iy located in the southeast and in the three midwestern states of Ohio, Indiana, and Illinois. Florida alone has provided the largest source of demand, 25-30%/ and the other sou southeastern states have contributed approximately 35%. The three midwestern states have averaged about 25% of the total tourist flow of Fontana Village.
Fontana Village appears to be a very well utilized facility with wide appeal to a large audience. Many of the patron~ are obviously willing to travel several hundred miles for vacation-recreation in the area.
Most people who went to Fontana first heard about the resort through information provided by friends and relatives. Fifty-six percent of all those surveyed indicated that this service was their first contact with Fontana. Thirteen percent

first heard about Fontana through newspaper or magazine advertisements; ten percent had picked up a brochure at another attraction in the mountains; and, seven percent first came into contact with Fontana through billboard advertisements.
The lack of such facilities in the North Georgia Mountains and the accessability of the Georgia Power Property to Florida travelers would suggest a demand for this type of family oriented resort. However, like camping, it is design sensitive; its success depending heavily on its quality, its amenities, and especially its management.
RESTAURANT
In addition to the needs for overnight and destination type facilities, there is a complementary need for additional and improved restaurant facilities in the mountains. Much of the current supply of restaurant facilities is of the quick-serve, light lunch or dinner variety. This fact was brought out in a
comprehens ive study by Wi II iam B0 Kee ling / W. Wray
Buchanan, and Polly W. Hein, Tourism Development in the Georgia Mountains Area. There appears to be very few if any first-rate restaurants that would act as an inducement to attract people into the area. A portion of the effort to expand dining facilities should be directed to filling this lack. Of course/ the type of dining facilities will most likely parallel the type of tourism that expands in the area. Expansion of overnight motels for pass-through travelers would obviously increase the need for the quick service type restaurant. Expansion of tourist facil ities to attract destination travelers to the mountains would complement this development with finer restaurants with more varied menus.

SPECIAL COMMERCIAL

ARTS & CRAFTS

Special commercial development for the pass-through or destination traveler has not been studied in detail. The one existing example in North Georgia, Helen, which has developed its business district into tourist-type shops with an alpine motif, is reportedly doing very well. As driving-forpleasure increases as a recreation activity for Atlantans seeking the mountain scenery, it is obvious that the location of Tallulah Falls on heavily traveled U.S. 441 compares very favorably with that of Helen for potential capture of the passthrough traveler market for commercial facilities.
CONVENTION CENTER
No detailed study has been made of the demand for convention centers for this report. However, Grant, in the Development and Feasibility Study for the Unicoi Natural Outdoor Recreation Experiment and Station, points out that IIConference and Seminar facilities are virtually non-existant in Northern Georgia except for the University of Georgia Center for Continuing Education facilities at Athens". The center reports over 90% occupancy of its faci Iities and 75%80% of its business is repetitive. The Unicoi Lodge and Conference Center with 60 rooms near Helen, Georgia, is now under construction and the Lake Lanier Islands development has a center proposed for the late 1970's. Therefore it can be assumed that a development based primarily on a convention center would meet with keen competition in the area. However, there should be spillover demand for meeting and development.

The arts and crafts have a rich heritage in North Georgia and in the Southern Highlands in general. Arts and Crafts are enjoying increasing popularity, especially with the urban dweller, and many fairs, stores, and schools exist in the Southern Highland Region.
The Tallulah Falls area is presently represented by The Crafts Co-Op, which is operated by the Georgia Mountain Arts Products Inc., A craftsmen1s cooperative. The two most well known crafts schools in the region are Arrowmont in Gatlinburg, Tennessee, and Penland, near Spruce Pine, North Carolina. Both schools have a reputation for high qual ity and rely primarly on their reputation for advertising. Both operate mostly in the summer and both turn away more students than they can accomodate. Both accept students from allover the country.
This spi Ilover demand and the lack of such a school closer to the Atlanta region should create an adequate demand for a high quality crafts school or camp in North Georgia. The existance of a quality secondary school and the Crafts Co-Op already in Tallulah Falls should give the area a decided adventage in the development of an Arts and Crafts Center.
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PERFORMING ARTS
An effort was made to ascertain the demand for levent' activities, relying either on an urban population or on a resident tourist population. Two types of drama were selected for study: summer stock and outdoor drama or pageant. The Appletree Theater, a summer stock theater in Cornelia, Georgia seats 100 people, is in its ninth season, and uses mostly local talent. Occasionally the theater imports some actors for lead roles.
The theater's primary market consists of the five surrounding counties. However, for financial support they are very dependent on the local community 0 Unti I last year the theater had been operating at a financial loss.
This season for summer stock is from late June until labor day. Performances are given everyday except Sunday and Monday. There is a children's matinee on Sunday.
A questionnaire survey of the audience was taken at the performances on the even ing of Ju Iy 8, 9, and 10. Forty percent of the total attendi ng for the three nights (65) were from the immediate (Georgia Mountains) area. Only 10% were from out-of-state. Close to 80% of the audience traveled directly from home to the theatre and 19% were either traveling in the area or passing through. Approximately fifty percent were attending their first performance at Appletree Theater 0
In the opinion of Mr. Jack Wi Iioughby, Founder-Director of Appletree, additional summer stock theaters could successfully operate in the area but should expect large losses in the

first ten years of operation. He feels that very few summer stocks operate in the black and that they would be further in the red if it were not for generous donations from patrons in the local area. He feels the key to success is good manage'ment and good community relations.
In another interview with David Benson, Director of the At lanta All iance Theater, he ind icated that for summer stoc k to draw on an urban population at any distance from the urban area, II name " actors and high quality performances were necessary.
The source information for outdoor drama or pagent-type events comes from the Institute of Outdoor Drama, University of North Carolina. Mr. Sumner, Director of the Institute, stressed the following factors for a successful operation: (1) script, (especially when the drama must compete with others in the area) both in terms of relevent subject matter and quality; (2) well planned promotion, especially prior to the first season; (3) good local and state-wide sl?onsorship; (4) location on a high volume tourist route; and (5) freedom from commerc ia Ii sm.
An area within seventy five to one hundred miles from large urban areas is considered a prime location and good accomodations within a forty-five minute drive is necessary Recreation activities in the area are desirable.
Outdoor drama can ultimately expect to achieve a catchment area of 300 mi les. The drama can expect to draw one percent of the urban population within a 200 mile radius during the first year of operation, increasing to two percent in later years
The institute estimates the economic impact of a outdoor drama to be very great, to the extent of being able to create a tourist trade in the area. Their studies show that a person attending a drama will spend twenty dollars per day in the production area with the Ileakage' being less than 10%.

The institute has estimated that the revenue injected into the area by theater patrons is multipl ied as much as five to seven times in the community. The impact of various dramas in the United States is presented in APPENDIX C.
Tallulah Falls scores very well with the locational criteria presented above, though it would be competing with the nations largest outdoor drama in Cherokee, North Carolina. In addition, economic impact makes outdoor drama a very attractive development prospect. It must be reiterated however, that management and promot ion a long with the nature of the script and physical setting are the key factors in the success of an outdoor drama.
HOUSING
Documentation of housing demand has not been a primary objective of this study. However, The Georgia Mountains Planning and Development Commission has indicated that nearly 50% of all dwellings in the area are substandard in nature. 22 The greatest need is for new and rehabi Iitated single family dwellings, owing to the rural nature of the area.
Because of the small population of the Tallulah Falls area, demand for new housing would not be expected to be generated there. Additionally, it is questionable that physical characteristics of the area could sustain the densities and utitities required for new housing development. However, some demand for housing is expected to be generated by recreation and other activities that would be developed in the Gorge area.

SECOND HOMES
Literature dealing with the second home market in general is virtually non-existant. The data source used in this analysis came from a qJestionnaire survey on second home land leases and from a Ph. D. disertation deal ing with the planned second home developments in Georgiao The questionnaire survey was a 100% mail survey sent to the current land leasees and individuals on a waiting Iist to lease land on Georgia Power's six lakes in Northeast Georgia.
The first conclusion that may be drawn about the Georgia Power Company current and prospective leasees is that they are a fai rl y homogeneous group. For the most part, they are either professionals or upper level excetives with high incomes. They are predominately urban dwellers who come to the mountain area for its scenery and privacy. Of the current leasees, 53% had incomes greater than $19,000 compared to 33% of the prospective leasees. Because of this extreme skewness in the incomes of the two groups any analysis of the interrelationship between income and other characteristics is statistically limited.
Choice of amenities desired for a second home are quite similar for both groups. Shore frontage was the principle one mentioned. Also, when asked if they were willing to lease land without shore frontage if qual ity publ ic beaches were avaiable, 60% of the prospective leasees said no, whi Ie nearly 80% the current leasees answered negatively. Lights and police and fire protection were the next highest ranked amenities.
In both categories, respondents indicated they now (or will) participate in a combination of water-based activities-swimming, fishing, boating, and skiing. Good restaurants, Summer stock theater, tennis, arts and crafts, horseback

riding, and golf seem to have a high level of possible participation if they were available.
In response to question concerning development of additional public areas, 76% of the current leasees expressed opposition to further development. It appears from the comments section of the questionnaire that the current leasees greatly value their privacy and do not wish to attract any additional people into the area.
When asked their preference for land arrangements the majority of the current leasees indicated that leasing the land with option to buy is their first preference. {94% ranked this as their first or second choice of alternative arrangements.) The second most desirable arrangement preferred by the leasees was owning the land (50% ranked it as their first preference). For the prospective leasees, again the predominate land arrangement preference is to lease with option to buy. However, leasing the land was second rather than owning.
Another study, recentl y performed by Dr. John Hammaker at Georgia State University on planned second home communities in the state of Georgia, also revealed high income levels for residents of both "high"and "low" amenity communities (45% above $20,000 per year). Both types of communities also showed a high preference for "support amenities" such as security, fire protection, garbage collection, etc., as did the Georgia Power leasees. However, whereas planned community residents own their land and rank investment high as a reason for buying, the Georgia Power leasees expressed a strong preference for "unplanned" second home areas and shore front !ots.
In conclusion, though there are basic differences in land arrangements and community environments, the second home owners in Georgia are much alike--high incomes, high amenity preferences, with water resources and water-based recreation ranking very high, and high preferences for support items, especially security and privacy.

The continued construction of planned second home communities and the long waiting Iists for leases for both Georgia Power and Duke Power mountain resevoirs indicate a continuing demand for second homes of both types. Though there are no second home communities as such in the Tallulah Gorge area, the capability of the land to sustain the densities required will be the primary determinant in assessing the attractiveness of the site for second home development.

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THE GORGE
The Gorge area itself was evaluated as a central attraction. It must be emphasized that the Gorge is unique, and therefore no convenient parallels with similar features can be drawn. For our analysis, the methodology employed by the Bureau of Business Economic Research at the University of Georgia in their report to the Stone Mountain Memorial Association was adopted. 36
In order to obtain detailed information concerning those individuals visiting the Gorge, a survey was conducted from June 22nd through July 6th with the cooperation of Tallulah Falls merchants. If an induvidual stopped at Tallulah Falls, he had the possibility of participating in the survey. The results are Iisted in the APPENDIX C.
Eighty percent of the visitors to Tallulah Falls were from the Southeast (including Georgia). The major state of visitation, of course, was Georgia. These participants accounted for 35% of the total, of which 39% were from the Atlanta, area, and 14% were from the mountain area. Sixty-four percent of all participants were from out-of-state, of which 42% were from Florida. Compared with the license plate data, it is obvious that proportionately fewer Georgia residents stop at the Gorge than travelers from out-of-state.
More than 60% of the participants were in route to the mountain areas. Exactl y 50% from out-of-state had the Gorge as their final destination. Of those participants from Georgia, 76% had the mountains as their final destination and 18% had the Gorge. Of those from Atlanta, 69% had the mountains as their final destination and 14% had the Gorge. Out-of-state residents with a mountain destination tended to be from neighboring states (particularly Florida).

To determine the attractiveness of the Gorge, respondents were surveyed as to their familiarity with the Gorge, and past visits. Less than six-tenths of one percent of those from Georgia had not heard of the Gorge; however, only 38% from out-of-state had heard of the Gorge. Of those from out- ofstate, 33% had previously visited the Gorge, whi Ie 80% of those from Georgia had previously visited the Gorge.
Of the people who::e major trip purpose was vacationing, over two-thirds were from out-of-state. These people traveled U.S. 441 primarily because of the directness of the route and also because of the scenery. Almost half of these out-of-state visitors stopped in the Smokys for a period greater than a day, and the average length of stay was approximately one week. Georgians less frequently vacationed vacationed in the Smokys.
The further away the origin of the traveling party, the larger generally was the size of the average party. An average outof-state consisted of 3.46 people (2.26 Adults, 0.58 Youths, 0.62 Children) while local (Georgia Mountain Area) parties averaged 2.27 individuals.
When trip destination was cross referenced to trip purpose, vacationers primarily listed their destination as the Georgia or Smoky Mountains, and the reason for taking U.S. 441 was primari ly directness of the route and scenery.
Of those who responded to the questionnaire, 71 % indicated they were vacationing. Of these, 38% were vacationing within fifty miles of the Gorge. The bulk (69%) of those who were vacationing in the area had previously visited the Gorge. However, the majority (51 %) of those vacationing in the Smokys had not visited the Gorge before.
In summary, most travelers who stop in the Gorge Area are from out-of-state, vacationing is their main trip purpose, and they are traveling Highway 441 because it is the most direct route. They tend to travel in large groups and have the mountains (Georgia and Smokys) as their destination.

CONCLUSION
The economic analysis performed in APPENDIX C and summarized in this section has concentrated on the present needs ofselcted development categories and the extent to which they might be satisfied in the North Georgia Mountains Area. Due to the structure of the study, feasibility, from the standpoint of cash flow, has not been considered in this section. And, because of a continuing shift in recreation preferences, future demand has likewise not been considered in any detail. However, the study has indicated a present shortage of some degree in every major activitity studied and in nearly every type of recreation. It now remains to discuss the extent to which these shortages can best be overcome through development of the Tallulah Gorge site specifically.
figure 1 MARKET AREAS AND DISTANCES

TABLE 1

DEMAND OF SELECTED RECREATION ACTIVITIES AT TALLULAH FALLS STUDY AREA

Activity

tent and/or trailer camping

picnicing

boating

fiahing

1- annual activity days-demand
2. converaion faotor*
3. regional faol11ty demand
4. capture rate Tallulah Gorge
5. FacHity domand Tallulah Gorse

126,000 2.41.1te 420 .it. .
25% 105 Bit..

4,000,000 200/unit
1850 units 25%
465 units

916,000 2.1/aor8 3330 acr
10% 330 aore.

1,000,000 1.3/acre
7100 aores 10%
710 aore 15

*Converaion tactor based OD number ot aotivity occasion. on an average day in the peak quarter at 60% oocupancy. (50) AssUMe that peak quarter accommodates 75~ of total annual demand.

Figure 1 shows the major centers of population in the region and their driving time to Tallulah Gorge. It is easily seen that it is within a very short drive from a relatively large tourist population. This would suggest a attractiveness for day-use activities for these destination tourists as well as for pass-through travelers on U.S. 441. The figure also shows the site to be within a two to four hour drive from large growing urban populations. This would suggest activities for this population that were of the weekend stay-use type or perhaps even longer. However, conventional stay-use recreation, especially water based, is or will be in adequate supply in the region. This would suggest that more unique stay-use activities for the urbanite would have a greater attractiveness that more conventional types. This is reinforced by the fact that the Gorge and surrounding area are themselves unique features with high accessability. This gives the area a high competitive advantage in the region for unique developments such as wilderness recreation, outdoor drama, arts and crafts centers, and other special institutional. or event-oriented activities. Using these general observation! a Icapture l rate has been arbitrarily assigned to selected recreation activities and their demand in activit}' days has been converted into functional units which could conceivably be developed at the Gorge area. This is presented in Table 1. so

There are at least three problems which must be considered in further judging the attractiveness of the activities which have thus far been discussed. These are seasonality, scale, and economic impact, and they are closely related to one another Nearly all of the activities discussed, at least in their conventional form, are seasonal in nature and this is compounded by the high seasonal traffic fluctuation through the area. k, discussed in the section BACKGROUND, the operational feasibility of these activities is endangered when all are based on a summer season only. In addition, this reduces the economic impact that the development will have on the surrounding area. This impact is further reduced if the existing community is not large enough to provide the basic goods and services necessary to support the new development, and certainly Tallulah Falls would be considered in this category. Scale then becomes a problem, not only in the sense of there being enough development to generate demand for supporting, or even competing, facilities but also in the sense of there being enough development to create an economic impact and prevent Ileakage' of the impact into other, larger, areas. Day-use recreation is perhaps the only form of development which escapes the need to overcome these problems. Each option for development must be considered in terms of the critical mass necessary to overcome problems of seasonality and generate the impact necessary to sustain even itself in such a small community. The impact will be discussed for each development option later in the study.
Finally, while there is every indication that present deficiencies in demand suggest that much could be developed in the Tallulah Gorge area, it must be pointed out that the North Georgia Mountains are not a 'wasteland l of recreational activity and will be even less so at an increasing rate in the future. There is and will be, competition, suggesting that the success of any deve lopment will depend on how it is done. The qua Ii ty of the faci lity, its management, and the treatment of the natural environment will be of prime importance to anything undertaken.

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GENERAL DESCRIPTION
In order to formulate definitive options for the particular land immediately around Tallulah Gorge, it is necessary first to investigate its larger physical context. This will include the six lake Georgia Power hydroelectric complex and its surrounding territory. This development lies in the mountainous and relatively primitive region of north Georgia and South Carolina at the headwaters of the Savannah River Basin. The six lakes included in decending order are Burton (farthest upstream), Seed (Nacoochee), Rabun, Tallulah, Tagalo and Yonah. They cover a distance of over thirtyfive miles along the Tallulah and Tugalo Rivers to the
back waters of the Hartwell Reservior, and have a drop of almost 1, 200 feet in elevation. They have a total water surface of 4,034 ac res, 130 miles of shore line and encompass a drainage area of 1,525 sq. miles. The basic statistics for the individual lakes in ascending o-rder are:
Yonah _ located on the Tugalo River in Stephens and Habersham Counties, Georgia and Oconee County, South Carolina. The full pond elevation is 744.2 feet above mean sea level (U.S.G.S. Datum), with 325 acres flooded, and shoreline length of 9 miles. The drainage area is approximately 470 square miles. Tugalo _ located on the Tallulah, Chattooga, and Tugalo Rivers in Habersham and Rabun Counties, Georgia, and Oconee County, South Carolina. The full pond elevation is 891.5 feet above mean sea level(U.S.G.S. Datum) with 597 acres flooded and a shoreline length of 18 miles. The drainage area is approximately 464 square miles. Tallulah Falls - located on the Tallulah River in Habersham
and Rabun Counties, Georgia. The full pond elevation is 1,500 feet above mean sea level (U.S. G.S. Datum) with 63 acres flooded and shoreline length of 3.6 miles. The drainage area is approximately 186 square miles.

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Rabun-located on the Tallulah River in Rabun County,. Georgia. The full pond elevation is 1,689.6 feet above mean sea level (U.S.G.S. Datum) with 834 acres flooded and a shorel ine length of 25 miles. The drainage area is approximately 151 square miles. Nacoochee (Seed Lake )-Iocated on the Tallulah River in Rabun County, Georgia. The full pond elevation is 1752.5 feet above mean sea level (U.S.G.S. Datum) with 240 acres flooded, and a shoreline length of 13 miles. The drainage area is approximately 136 square miles. Burton-located on the Tallulah River in Rabun County, Georgia. The full pond elevation is 866.6 feet above mean sea level (U.S.G.S.Datum) with 2,775 acres flooded and a shoreline length of 62 Q'liles. The drainage area is approximately 118 square miles.

PROBLEMS &
OPPORTUNITIES
There are many features in the six lakes area which will ultimately come to bear in deciding where action by Georgia Power should take place. These can be discussed in terms of potential problems and/or opportunities, or just existing conditions to which some response is necessary. They are compiled and their inter-relationships shown qn the problems and opportunities map. Any action must take place within this operational context.
Existing recreation facilities, their size and location are necessary to plot in order that new proposed facilities will compliment them rather than compete with them. Special features, such as the Gorge, the Chattooga as a wi Id and scenic river, and the Georgia Power dams and power stations must be pointed out so that strategies on how they may be capital ized on or avoided can be devised. Existing and potential access routes have to be studied for placement of public activity uses and to establish priority action areas. Distinct clusters of development must be located so that their needs and growth patterns can be studied concommitant with other potential growth areas. The present land use patterns will be mapped so that existing patterns can suggest strategies for future activity locations which will benefit and benefit from these extant patterns, and land aggregations for joint venture opportunities can be evaluated. Locations of s"pecial ized activities, such as Tallulah Falls School, are important in evaluating these potentials. U0 S. National Forest Service land, Georgia Power lease lands and other private property will be considered in these evaluations. And, finally, the envionmental qual ity of each of the lakes in terms of water quality, pollution, etc. will be necessary to evaluate the development potential of each.

LEGEND

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WATER QUALITY
This section on the evaluation of the water quality and recreation potential of the six Georgia Power lakes is comprised of excerpts from a report prepared by Dr. James H. Jenkins, wild life ecologist, titled- Water Condition, Fish Populations and High Quality Recreation Potentials ~ Six Small Power Reservoirs in Northeast Georgia. This report was done speci fi ca11 y for th is study and its complete text may be found in the Appendix.
The report essentially deals with the impact of development and on the qual ity of the water env ironment. Th is impact has been found to be greatest on Lake Burton with its uncontrolbd overdevelopment and slow water quality deterioration. However, all the lakes are certainly susceptible and whether this trend can be reversed is questionable from an "attitude" point of view.
II As pollution, septic tank drainage and oil from two cycle high powered outboards forms sludge on the bottoms, these lakes can easily be converted through eutrophication (pollution) to low qual ity recreation areas. As in the case of dead Lake Erie, this usually happens well before any people are alert II except for those trained to know 1 liThe effects of lethal chemicals are well known and fairly easily recognized and can be prohibited. Soil erosion and septic tank drainage are much more subtle but no less destructive. Oil sludge beds can result from the oil in two cycle overpowered engines " which just passes through and out the engines. "They will eventually need to be eliminated on most waterways, and particularly on narrow, deep, high quality, cold water lakes" such as the ones under consideration.

Only thirty years ago, Burton was an lIunspoiled pristine mountain lake" with fantastic fishing opporutunities. "Today it shows bad signs of erosion, poor roads ,over-development of a haphazard nature and unmistakable signs of eutrophication. The carrying capadty for fish is very low and has apparently been declining. Over 800 cabins have been compressed into inadequate locationsi some have even been built out over the water and a few have collapsed. Zoning, regulation and self-discipline may slow the deterioration, but lack of clearly defined responsibility for action almost indicates a write-off of this lake. This alpine microcosm should be preserved. II
"Lake Allatoona, north of Atlanta, has shown definite cultural eutrophication and parts of it have had to be closed to public use because of human pollution. Lake Burton is showing clear signs of following the same path. II
Lake Nacoochee (Seed) is presently without the congestion of cottages and, thus, shows little sign of deterioration. However, real data are not available.
II Lake Rabun has far too many cottages and speed boats ~or quality recreation 0 It too shows evidence of eutrophication and needs immediate regulation and zoning. II
''Tallulah Falls Lake is extremely narrow with few cottages. It provides scenery and some limited, but good quality, fishing 0 It certianly needs no development nor could it stand much or support even moderate fishing pressure. II
"Lake Tugaloo is the real gemi without cottages and almost without access. This lake receives water from both the Tallulah River and the Chattooga River. The Chattooga is a scenic river and as such will receive fairly adequate protection against pollution and ramshackle development. Access should remain limited primarily to people willing to walk in' and cottage development even close to the lake should not even be considered. The scenery here is

WATERSHED AREA
a. tallulah b. chattooga c. tugalo
rl-apprOXimate watershed limit

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TALLULAH GORGE"PHASE 1
8 joint planning venture by:

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GEORGIA POWER COMPANY

b-..!, NORTH GEORGIA IIiIOlJ'Ill\III AUTHORITY

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o 2000

magnificant and can be tied in with the fantastic gorge. An excellent opportunity still exists here to keep a lake like they all were 30 years ago. Preservation of Lake Tugalo should receive the highest priority. II
"Lake Yonah, the furthest south lake of this series, is also a true mountain jewel. It has limited access with perhaps forty cottages. Water edge development should be stopped immediately. Here again people can enjoy high quality recreation--canoeing, sailing, cold water fishing vistas--if controlled, well planned development is instituted. II

"Need for primitive, high quality recreation is increasing yearly and pressures for wise utilization will increase. Recreation complexes well back from the water, and limited and restri cted access are the keys to preserv ing those small, high qual ity, reservoirs. They are still unique in the eastern US. and every effort shou Id be made to preserve them and utilize them. Ironically, their biggest enemy is simply congestion. Unrestricted development results in outdoor slums and in our present recreation hungry era these can be produced almost instantly. II Orderly development and preservation must be instituted.

TREATMENT AREAS
It becomes apparent that the Six Lakes region can be divided into two basi c treatment areas. Area One wou Id encompass the
upper three lakes of Burton, Seed, and Rabun . As shown,
these lakes are presently very highly developed with very little remaining developable land available, and are under stress from cultural eutrophication. What land there is can only be found in isolated parGels with very little commonality in terms of amenity and gerteral quality. Their attributes have been described, and possible activity uses have been suggested. Beyond that no overall strategy for the development of these random parcels wi II be del ineated. The crowded conditions of these lakes dictate that future development occur elsewhere and actions be taken to prevent further burdening of the natural resources around these three lakes However, the chapter on RECOMMENDATIONS will attempt to suggest methods of relieving the pressure on them.
Treatment Area Two includes the land around the lower three lakes of Tallulah, Tugalo, and Yonah. Here there is approximately 8,000 acres of relatively undeveloped, primitive land with high access and natural scenic beauty in the form of Tallulah, Gorge, Tagalo Lake and the head waters of the Chattooga River. Because of this good access, large plots of contiguous land the natural amenities, this area seemingly has vast inherent potential for development. It is for this reason, and the fact that if strategy isn1t formulated and a development approach and eventual master plan delienated, the area will fall prey to speculation and piecemeal development without an overall guiding concept. Results of this type of non-strategy can already be seen at the Gorge as a result of the mis-conceived Wallenda Walk and at places like Cherokee, N. C. where a once scenic environment was totally exploited for economic gain without concern for the implications of such action.

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Within Treatment Area Two there is a sub-area, Two A., which is comprised largely of the land most immediate to U.S. 441 and the Gorge itself. This is so because of its super high accessibil ity and the concern and demand from many fronts to lido something about the Gorge II If some action isn't taken to do something right, these two characteristics will ultimately result in some thing being done wrong.
Therefore, the strategy will be to establish several alternative development concepts for Treatment Area Two based on the demand study, management approaches, and the following land analysis. Within the contexts of these coarse grained concepts, more detailed and definitive options will be described for the Gorge area with their implications, costs, and benefits evaluated.

NATURAL FEATURES AS DETERMINANTS OF LAND USE
Once it was determined that the land surrounding the three lower lakes had the best potential for development / it was necessary to undertake a more thorough analysis of the natural features of th is area.
The more detailed analysis is basically two-fold.
First / instead of the more common method of development where "packages II of activities and architectural styles and structures are II imposed II upon the land, it is best to initially analyze the land so its inherent qualities can determine and influence the development pattern----what and how much to put there, and where it should go. This process makes possible the consideration of development options which are harmonious with the natural ecology and gives some assurance its natural character will not be critically unbalanced or disturbed. The important p:lrt of this analysis is to ascertain the limits of man's intervention into the environment so that its breakdown will not be imminent / either in the short run or the long run.
Second, beyond knowing the land's character and limitations and thus keeping at a minimum the environmental costs/ it is also possible to delineate the land potentials by pinpointing areas where construction would be more costly because of inadequate soils, severe exposure/ poor drainage, steep slopes, erosion, etc. In essence/ knowing the land----its strengths and weaknesses----affords the opportunity of making it work in one's favor.
The main approach, therefore, was to let the land suggest / even dictate, what may be placed upon it. Just as an economic study can suggest what is feasible to develop in terms of certain financial constraints, an ecological land inventory can reveal areas suitable for specific types of activities, and similarly

identify those which should be avoided because of the inherent high development costs and/or the fragile nature of the environment.
Thus, one asks and answers the question: where will development be least costly, both in terms of the environment and the developer's pocketbook?
Very simply, to quote Ian McHarg, noted planner and educator, there must be put to use "a method of weighing nature's values so that man can act in deference to them". And th is statement can no longer be considered just an aesthetic value judgement-a subjective decision--but rather a judgement based on hard economic reality, and the reality of man's survival in his environment.
THE METHOD DESCRIBED
The method used to determine land suitabilities (an effort to minimize man's impact and intervention upon and into the land) can be called the method of "transparent overlays" .
First, an inventory of the various characteristics and qualities of the land is made. This involves determining what specific physiographic features are important at a given level of consideration, isolating each feature and charting each individually on a separate map. Within each feature category (i .e., vegetation) different qualities and characteristics are determined and mapped, and a range of development suitability (good, poor, prohibitive, etc.) is establ ished based on these qualities. The range is represented by tones, the more dark reflecting the greater environmental and/or construction cost. Each feature is depicted this way on a transparent map, and then they are "overlayed" with the low cost areas revealing themselves by having the lightest tones. These relative areas are then transcribed to a "composite" map showing areas of relative development suitability ranging from prohibitive to

some level of "possibil ity". It must be remembered that the areas are relative in suitability only to one another and that they all may be ultimately restrictive depending upon the defined criteria for development of any given activity. Each area with its general level of suitability is then analyzed as to its specific qualities for levels of development of given activities. These areas (with their inherent set of qual ities) are then matched with development types and intensities that can be satisfied by those specific areas, and development packages are then established. Finally, these packages are placed on the land in alternative development concepts based further on economic, management, visual, access and other constraints.
As a further consideration, sub-areas can be singled out and put
through a similar but more detai led analysis to determine more definite activity areas. Obviously, the larger the scale of consideration, the coarser the input information will be and more general the resulting suitabilities.
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GEORGIA POWER COMPANY

b.J, NORTH GCORGIA IVIOlJNlAI>IS AUTHORITY

m UMCOt"NATIONAL OUTDOOR RECREATION EXPERIMENT STATION

P.OBOX398, HELEN, GEORGIA, 30545.

TEL.: 404-878-2310

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in a88ociation with:

,

DESIGNERS COLLABORATIVE INC.

562 PULASKI ST., ATHENS,GEORGIA,30601. TEL.: 404-549-0891

GENERAL DESCRIPTION

It has been established that the lands around the lower three lakes, Tallulah, Tugalo and Yonah, will be analyzed for future development suitabi Iities.
These lands comprise approximately 8, 000 total acres, almost all of which remains completely undeveloped and primitive in nature. At present, the Georgia Power Company owns only one-half of this total acreage but hopes to obtain the rest in a land swap with the U.S. Forest Service. This seems eminent as Georgia Power will relinguish as a part of the swap land parcels it owns along the upper Chattooga River. Since legislation is under consideration to pronounce the Chattooga a "wild and scenic river" this swap will facilitate the management of that river by the U.S. Forest Service. So, for the purposes of this study all 8, 000 acres wi II be given consideration for future development potential.
An initial observation shows the land to be rugged, primitive and beautiful. At its center is Tugalo Lake, formed by a power dam at the confluence of the Tallulah and Chattooga Rivers. It is one of the few lakes in North Georgia wh ich remains untouched by development of any kind and its scenic beauty is unmatched in North Georgia. Access to the shores of this lake is extremely limited and virtually impossible in most places due to the steepness of the surrounding terrain.
To the south is Lake Yonah, also relatively rugged with limited access, but with some vacation home development, as mentioned above. And to the north is the Gorge and Tallulah Lake with its easy accessibility and unigue attractiveness.
The total 8,000 acres is rather divided by natural features and man-made boundaries. Almost half of the land is in South

Carolina and is isolated from the Georgia side by the Chattooga and Lakes Tugalo and Yonah.
The remaining land is divided by the western arm of Tugalo Lake and the Gorge itsel f, although access from one side to the other is possible at the bridge crossing Tallulah Dam.
Almost all the Georgia Power land in Georgia Iies within the corporate limits of the town of Tallulah Falls. The town center of Tallulah Falls itself is situated just south of the Gorge, adjacent to Tallulah Lake along U.S. 441. All the land to the south of Georgia Power's property line is privately owned but remains within the Tallulah Falls city limits. To the north and east, Georgia Power's property is completely bounded by U.5. Forest Servi ce land.
ANALYSIS FRAMEWORK
The analysis of the 8,000 acres will be by necessity broad based. Keeping in mind that the ultimate aim of this study is to outline alternative options for the land in the immediate vicinity of the Gorge, it is necessary to arrive first at development concepts for the entire 8, 000 acres in order to del ineate a range of contexts for specific action at the Gorge. Thus, a broad based analysis of the entire area is necessary in order to identify broad parcels of land generally suited for development, to aggregate them into "action areas" based on continuity, affinity to one another, and other similar characteristics, and then to set within these areas whole programs and concepts for the enti re area.

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GEORGIA POWER COMPANY

LN. NORTH GEORGIA IVIOUN1ANS AUTHORITY

L[1f1J rJNIC'Q,"NATIONAL OUTOOOR RECREATION EJ<PERIoVENT STATION ( ] )

P.QBOX398, HELEN, GEORGIA, 30545.

TEL.: 404-878-2310

in association with:

OESIGNERS COLLABORATIVE INC.

562 PULASKI ST., ATHENS, GEORGIA,30601. TEL.: 404-549-0891

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CONSIDERATIONS
To delineate suitable parcels, three general qualities of the land were considered necessary for analysis.
These were slopes, thermal conditions, and moisture conditions. It was decided that thermal and moisture conditions (themselves somewhat a function of slope) would provide a good indication of micro-climatic conditions and the restrictions and potentials each quality would inherently have, and that slopes would delineate those areas where specialized construction costs would be restrictive.

THERMAL CONDITIONS OF ECOSTSTEMS
After analysis of the slopes, thermal conditions were analyzed and similarly plotted. The described thermal qual ity of an area was based primarily on orientation, exposure and slope.
Four simple categories were described: 0) hot sites (2) warm
sites (3) mild sites and (4) cool sites. These were given tones, light to dark, Gool to hot respectively, assuming for purposes of general development that milder sites were more desirable, and then plotted. Hot sites are those with a southern orientated sloping exposure and general highlands. Warm sites tend toward a west and southwest exposure and find relief from the sun only in the morning, while mild sites orient to the east and lack sun in the afternoon and evening. Cool sites face north and are usually rather steep, receiving very little sun.

SLOPES
Slope conditions were broken down into four categories based
on their percentage of slope: 0) 0-20%; (2) 20-30%; (3)
30-45%; (4) 45% and over. Categories one and two were considered suitable given other favorable conditions; three was considered restrictive for certain types of activities, and four was felt to be entirely prohibitive. These categories were each given a tone, light to dark, representing suitable to prohibitive, and plotted on a transparent map.

MOISTURE CONDITIONS OF ECOSTSTEMS
Moisture conditions were given the same treatment. However they proved to be a bit rrore complex. Three distinct habitats were identified: Xeric (dry) habitats, Mesic (moist) habitats and wet habitats. Each habitat contained two to three site qualities. The Xeric habitats included upland sites (very dry) found on hilltops and ridges, thus constantly exposed to the sun; cliff sites, very steep, which cannot hold moisture; and dry sites.
The mesic habitats included moist sites, generally shaded, and the ravines. The wet habitats included the lakes and the sites where there was running water. To simplify analysis, cliff sites were eliminated since their steep slopes rendered them prohibitive to development. Also wet sites and ravines were considered together. Thus four categories remained: (I) ravines and wet sites, (2) upland sites, (3) dry sites and (4) moist sites. Tones were again assigned and areas plotted.

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(j)Lf1iUD, MICO"NATIONAL OUTDOOR RECREATION EXPERIIIIENT STATION

P.QIlOX398, HELEN, GEORGIA, 30545.

TEL.: 404-878-2310

In associatIon with;

DESIGNERS COLLABORATIVE INC.

562 PULASKI ST., ATHENS,GEORGIA,30601. TEL.: 404,549-0891

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tNC~bNATIONAL TALLULAH GORGE' PHASE a j~nl planning .~,",e by.

1 P.QBOX398, HELEN,OGUETODROGOIAR, 3R0E5C4R5E. ATION EXTPEELR.:W4E0N4-T8S7.T8A-2T3IO1N0

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'\7 GEORGIA POWER COMPANY

DESJGNERwShCOlLABORATIVE INC.

0 1000

b\j, NORTH CCORGIA MOlJNl1\tIS AUTHORrrY 562 PULASKI ST., ATHENS, GEORGiA, 30601. TEL.: 404-549-0891

MOISTURE CONDITIONS

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DESCRIPTION OF DEVELOPMENT POTENTIAL

RANGE OF DEVELOPMENT INTENSITY
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J: :::.:: :. :'::'" PARCELS
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isolated parcels based on value

HOT (3)

DRY (2)

5

CAN STAND CLEARANCE

> OF VEGETATIVE CANOPY

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5

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UP TO 20%

as I---- - -(2-)-+-D-R-Y-(2-)--I--4--~--+f-<H-hH+I-l++-----------1/

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MILD (l) MOIST (l)

....................................................................... ::::::::::::::::::::::::::::::::::::::::::::::
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DO. UP TO 50%

CLIFFS, HIGHPOINTS, RAVINES, WET LANDS, 45%+ SLOPES, ETC.

PROHIBATIVE

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RECREATION 30545.

EJ<I'EflrI8lT STATION TEl.: 404-878-2310

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GEORGIA POWER COMPANY NOR1li lBlIGA ~ AIJTliQRITY

In auoclatlon with:
DESIGNERS COLLABORATIVE INC. 562 PlLASKI ST., ATHENS, GEORGIA, 30601. TEL.: 404-549-0891

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DEVELOPMENT LIMITATIONS

SUITABILITY
UNSUITABLE AREAS
For each of the three land quality conditions considered--slopes, thermal and moisture--..there were four categories relatively rated in the terms of their inherent properties (i .e., moist to dry). Nevertheless, there were certain categories which were determined unsuitable for any development whatsoever. Slopes over 45% were considered prohibitive and therefore unsuitable. In the area of moisture characteristics, the category of wet sites was considered unsuitable strictly on the value judgement that areas with running water and rich vegetation should be preserved. In considering thermal characteristics, it was decided that since the majority of cool sites occur on prohibitively steep slopes, the remaining cool sites were combined with the mild sites to effectively form one category. This effectively resulted in each land quality characteristic having three categories considered suitable for development. The unsuitable categories were dropped from further development considerations.
The suitable categories within each land quality characteristic were then rated and overlayed.
SUITABLE AREAS
The thermal and moisture maps were superimposed, the resultant composite map showing micro environmental qualities within a range of suitability for development. There resulted five general composite categories ranging from hot, very dry sites to mild, moist sites. The hotter, dryer sites were considered to be in the most stress and, thus, most suspectable to ecological disruption. Conversely, the moist, mild sites

were under least stress and were considered most suitable for development. These conclusions are illustrated in the "development suitabilities chart II However, keep in mind these conclusions are general in nature, and do not necessarily mean all development must occur on the milder, moist sites.
Any development tends to "dry out" an area and extract moisture from the surrounding environment. This is so because vegetation and ground cover which retains moisture is removed, and the trees, which protect against the drying sun, are cut down. Thus, the more dense or intensely developed an area becomes, the greater will be its tendency to dry out. Sites hot and dry to begin with will tend to go barren with any scale of development, while moist sites, if developed intensely, will begin to dry out and their lush vegetation disappear.
Therefore, keeping this in mind, some very seemingly contrary conclusions may be drawn. While it is generally true that one would want to avoid building on dry sites because of their stressful condition, one could also logically conclude that it may be best to develop very intensely in small spots in very dry areas since they would dry out eventually, and a highly designed land structured environment might be the best way to prevent and control this possibil ity. Furthermore, it may be desirable to try and preserve the more lushly vegetated areas, thus avoiding intense development of the very moist areas and ravines.
The purpose of the "su itabil ity" chart, then, is to describe the range of micro-climatic conditions and delineate the development limitations for each. These limits were defined in terms of percentage of clearing that the vegetation (canopy) could endure before that area would tend to dry out at an undesirable rate. Therefore, the chart is but an information tool which, with additional information, can be helpful in making rational decisions about the development capabil ity of the land.
Finally, slopes were superimposed on the composite map, and areas with "restrictive" slopes were delineated.

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(D meo.bNImONAL OUTDOOR RECREATION EXPERI'JENT STATION

p'Q8()(39ll, HB.EN, GEORGIA, 30545.

TEL.: 404-878-2310

in 8UOCiatiOn with:

DESIGNERS COLLABORATIVE INC.
562 PULASKI ST., ATHENS,GEORGiA,30601. TEL.: 404-549-0891 .

PROBLEMS & OPPORTUNITIES

~ a compliment to the land suitabilities analysis, it was desirable to plot the various unique and outstanding features the site offered in terms of inherent problems and opportunities. These too, provided constraints and potentials for developing alternative concepts.
Upon looking at the land, it became apparent there were four basic questions or issues dealing with the physical features of the land that initially had to be considered. Each centered around preliminary qualitative decisions on how the features should be handled in terms of the nature of development and intensity of activities.
It was decided: 0) the scenic character of the Chattooga
River should be preserved into Tugalo Lake; (2) the primitive quality of Tugalo and Yonah Lakes should be preserved by entirely prohibiting power boat use and eliminating any further lake front development; (3) that Tallulah Gorge and a substantial area along its north edge be preserved and remain undeveloped; and (4) that Tallulah Lake should be kept for public use, but strictly controlled to prevent a stressful condition and a misuse of the envirqnment. These initial decisions, of course, ultimately shaped and even limited the possible development options which might have occurred. And, even though these decisions are somewhat qualitative in nature---and thus cannot be objectively quantified in terms of dollars and cents, economic demand, or management criteria--they can be supported with ecological data and further justified by the uniqueness of the features throughout the region, and a mutual desire by an overwhelming majority of those contacted and involved in this study to preserve and protect what is beautiful in nature. In the case of Tallulah Lake, with its undisputable ease of access to publ ic rights of way, and lack

of such access to other lakes in the lower three, it strongly suggests publ ic use. But its del icate nature requires that whatever is done be strictly controlled and designed to minimize impact.
Problems to be considered include the barrier through the middle of the property created by the Chattooga, Tugalo and Yonah waterway and the resulting poor access to the property on the South Carolina side of the property. Some small parcels of privately owned property are problematic in that they are located in key positions preventing access to the lakes. They could become important opportunities through acquisition. The Rabun and Habersham county line dividing the property presents a unique situation in that Rabun County is eligible for funding from the Economic Development Administration, while Habersham is not.
Other opportunities which present themselves are varied. The National Forest lands which bound Georgia property to the north and east provide opportunities for joint cooperation in program and facility development. Tallulah Falls school is an unique resource with great potential for similar joint ventures with its 600 relatively underdeveloped and uncommitted acres. The access provided by U.S. 441 is an asset on which to capitalize. There is other private property within the city limits of Tallulah Falls which offers further potential for cooperation in joint development. And, of course, there is the existing city of Tallulah Falls itself.

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I I I J TOTAL 5005 1520

34851

REMARKS

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,

best access to area and to amenities
good for low intensity / high access use good developable parcel access into gorge good developable parcel poor amenities and access good land qualities
isolated, primitive development
isolated, primitive development
good developable parcel unique in character

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'17 GEORGIA PONER COMPANY

l5e~R~bcOLLABORAnVE INC.

IN.

/IIOIml GEORGIA MOlJro\IIIS Al1lliORlTY 562 PULASKI ST., ATINS, GEORGIA, 30601. TEL.: 404-549-0891

ACTION AREAS
After suitabilities were established and general problems and opportunities outlined, action areas were delineated and described as to basic qualities and quantities. These areas were formed by aggregations of lands deemed suitable for development and which had similar amenities and attributes. Eight action areas emerged as a result of the analysis, and their attributes were evaluated in terms of (I) views, (2) access, (3) access to amenities, (4) density or intensity of development, and (5) quantity of usable land. The chart summarizes the conclusions.
Even though the results are general, it is enough to be able to grasp the fundamental nature and qualities of the land and consider the placement of various activity concepts on the site.
Once activity concepts were organized, their implications on the Gorge area would be examined and tested and further detailed analysis of that area and definite options would then be described.

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INTRODUCTION
Against the broad backdrop of data thus far assembled and analysis thus far performed, generalized programs and concepts can be formulated.
"Program" is a comprehensive package of activities included in any development alternative: what is going to happen on the land. "Concept" is the application of the program to the land: where it is going to happen. And in this section a program will be developed for each of the five Management Approaches outlined in MANAGEMENT. Additionally, to the Management Approaches will be applied the results of the economic demand survey from the section on DEMAND, and other studies summarized in BACKGROUND.
As previously discussed, each Management Approach relies on
existing demand to support various activities to a different degree, and this will be reflected in the development of the corresponding program. For example, Management Approach I relies exclusively on existing demand whereas Management Approaches 4 & 5 are based neither exclusively on existing demand nor the future projection of such demand.

Programs and concepts discussed on the following pages refer to the entire 8,000 acre Tallulah/Tugalo area, a single unit of undeveloped land. The land use concepts were derived by weighing programs against the land analysis outlined in the previous section. (In the instance of Management Approach 2, more than one concept is shown to be possible for the program described .)
Programs and concepts here are described at a general level in order to provide a context for the development of specific options at the Tallulah Gorge site, which will be described in the following section.
Programs described in this section also reflect decisions previously discussed in sections concerning land use and environmental quality. Obviously, there are infinite combinations of what is possible in terms of land use and activities, but this section will present reasonable development packages which have evolved out of each management approach. approach.

As discussed in DEMAND some demand for permanent housing will be generated by activities that will locate in the study area. No attempt has been made here to quantify this demand or to suggest a location for the construction of new housing. The demand would probably be quite low, however, since many prospective employees will be commuting from their present homes in the area.
Housing is a legitimate and integral part of any development that might be undertaken and it should be studied further as options are formulated in more detail. Adequate provision for suitable land and utilities should also be taken into account. The nature of each concept will help to determine the location and character of new housing that will be associated with it.

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1 PROGRAM/CONCEPT

Program I is derived from Management Approach I, already termed the "status quo". It could be developed by Georgia Power and is within their present corporate policy to do so, or it could be leased piecemeal to private developers.
The package of activities for Program I is limited to the development of relatively unrelated spots of day-use recreation in areas already having a high degree of accessability. The designated activities would capitalize on Tallulah Falls Lake along U.S. 441 by providing swimming, non-power boating and a visitors center. A campground would also be considered feasible in this area.
Additionally Program I calls for no more than trails and overlooks on the far side of the Gorge, and a large public area and picnic grounds at the head of the existing railway. The railway would need upgrading in order to provide controlled publ ic access to the bottom of the Gorge.

Also under Program I, existing access roads could be upgraded to suitable areas near Tugalo and Yonah Dams where boat docks and picnic areas could be built and/or upgraded.
Beyond these activities, it is felt additional development would generate unjustifiable start-up costs in relation to the Power Company's economic return or direct benefit to the public. Moreover, in keeping with previous decisions, no further shorefront cottage leases are recommended for th is or any other concept.
This program satisfies minimum objectives of controlled access to the Gorge and use of Lake Tugalo. All of the development responds to a well proven public demand.

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tNCOtbNATIONAL OUTDOOR RECREATIONEXPERf,NTSTATION

P.OBOX396, HELEN, GEORGIA, 30545.'

TEL.: 404-878-2310

in auoclatlon with:

IN.

NOR1li GEORGIA MOlM1lJ-lS AUTHORITY

DESIGNERS COLLABORATIVE INC. 562 PULASKI ST., ATHENS,GEORGiA,30601. TEL.: 404-549-0891

PROGRAM2

Program 2 is derived from Management Approach 2, described as the comprehensive response to demand. It would illustrate an effort to develop the land to its optimum based on activities with proven existing demand. The activities are diverse enough to suggest participation by both the publ ic and private sectors.
Because the economic study has shown demand for many types of activities, there are many possible development combinations within the framework of Management Approach 2. The map on the opposite page outlines these possibilities and their suitable locations against the land analysis. Activities considered feasible include day-use recreation; ~igh quality stay-use recreation such as rental cabins or camping; second home development, with appropriate amenities; a moderate scale educationally oriented arts and craft and/or music camp; unique wilderness recreation; a medium size outdoor drama; and moderately scaled commercial activities such as a single hotel/motel, restaurant, and special ity shops.
All of the above, of course, are subject to the qualifications placed upon them in the discussion of DEMAND.

These development possibilities can overlap considerably as they are placed upon the land. Therefore, three separate land use concepts have necessari Iy evolved out of Program 2. A description of these concepts and a concept drawing for each follows. In general , however, it should be remembered the Gorge would be preserved through minimum development, as mentioned in Program I. Too, the possible treatment of Brasstown Mi II Branch Creek, at the extreme southern end of the study area on the South Carolina side, is similar for each concept and program and therefore has been deleted from concept drawings. This valley has excellent access to both Lakes Hartwell and Yonah and considerable land with development potential, making it suitable for a second home community or special types of recreation such as wilderness camping. However, it should be pointed out that this area deserves further special attention and study to pssess its real development suitability, since an undisturbed river valley presents a delicate ecological system.

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Pm.QcCBC3.<N3A9T8I,OHNEALELNO,GUETDOOROGRIA,R30ESC4R5E.ATION EXTEPEL.R: tJ4E0N4T-8S7T8A-2T3IO1N0 \)Esm~ERSh COLLABORATIVE INC. 562 PlA.ASKI ST., ATHENS, GEORGIA,30601. TEL.: 404-549-0891

X.t,

~bNATKlNAL OUTDOOR RECREATKlN EXPERIVENT STATION

P.QBOX398, HELEN, GEORGIA, 30545.

TEL.: 404878-2310

in association with:

DESIGNERS COLLABORATIVE INC.

562 PULASKI ST., ATHENS,GEORGIA,30601. TEL.: 404-549-0891

,--C_O_N_C_E_PT_-_2_C~J

CONCEPT 2a
This concept concentrates on development of an outdoor drama and adjoining music camp at the south end of the Gorge, to be operated in conjunction with existing complimentary facilities at Tallulah Falls School. Supporting this development 'MJ uld be a campground and rental cabins. Tallulah Falls Lakewould be used for public day-use recreation as in Concept I, but would include additional commercial facilities for the traveler. At the far north end of the site, second home leases {low amenity} would be provided. On the penninsula between the two arms of Lake Tugalo there would be a wilderness recreation development, controll ing access to the lake, and this could be developed by the Authority. It would also serve as an egress point for canoers on the Chattooga.

CONCEPT 2b

CONCEPT 2c

The focus of this concept is on a sizeable planned second home community built by private development at the south end of the Gorge and in conjunction with major commercial facilities. This development would have controlled access to Lake Tugalo over the existing Tugalo Dam access road. Public facilities concentrated at the north end of the site would include day-use recreation, rental cabins, a music/crafts camp {without the major outdoor drama} and attendant commercial facil ities to serve the pass through traveler and the public development. Again, the penninsula would be used as a wilderness recreation area with controlled access to the lake, the development of a low density campground and a point of egress for canoeing on the Chattooga.

This concept calls for a planned second home community of a smaller scale near Tallulah Falls Lake with a core of commercial facilities to serve it. Some day-use recreation development would occur near the lake. Again, the penninsula would be developed as a wilderness recreation area, controlling access to Lake Tugalo, which could be used by residents of the second home community. At the south end of the Gorge would be a small scale music or crafts camp, with rental cabins or condominiums situated at points overlooking Lake Tugalo. Access to the lake would again be over the existing Tugalo Dam road. The balance of the southern site could be used for horticulture or other minor agricultural use, possibly in conjunction with programs at Tallulah Falls School.

p!!,~~.d by:

EXPERI\IENT STATION

PlN.Ql,B;0OIXN39A8T,IHOENLAELNO, GUETODROGOIAR, 3R0E5C4R5E. AllON TEL.4:04. 87. 82310

in auociation with:

DESIGNERS COLLABORATIVE INC. 562 PULASKI ST., ATHENS, GEORGIA, 30601. TEL.: 404-549-0891

CONCEPT-3

3 PROGRAM/CONCEPT
This concept is centered around the leasing or selling of nearly all of the property to a private developer for the construction of a quality resort community. Sea Pines Plantation on Hilton Head Island, South Carolina, would serve as a model for the type of development and developer here envisioned, with the exception that a greaterrange of family incomes be served at the Gorge community than is presently found at Sea Pines. The Gorge community would provide high amenities for both the stay-use vacationer and the second home (or even first home) owner. It would be based on sound ecological planning with adequate open spaces and utility systems. Necessarily the scale of this development would require a developer capable of sustaining the substantial front-end costs required to provide needed amenities and support systems. This concept would require further study since there is some doubt there is enough suitable land to support the density of development required to make the investment feasible, or even desirable from an environmental quality point of view. Whatever the ultimate arrangement between the Power Company and the developer, strict development controls, planning criteria, and building standards would have to be prepared by the Power Company and the Authority. The developer would be a partner in this pre-planning process.
In addition to this major development, small parcels of land along U.S. 441 would be retained for public recreation development, much as in Concept I, but at a smaller scale. This would include the area around the incline railway and the entire preservation area, including Tallulah Gorge.

\In ~II~a ~~~~~e~PHASE1 'l7 GEORGIA POWER COMPANY IN, NORTH c:ORGIA MOlMJ\r>lS AUTHORITY

~"NATIONAL OUTDOOR RECREATION EXPERtIENT STATION

P.QBOX398,HELEN,GEORGIA,30545.

TEL.: 404-878-2310

in auociation with:

DESIGNERS COLLABORATIVE INC. .

562 PlA.ASKI ST., ATHENS, GEORGIA, 30601. TEL.: 404-549-0891

PROGRAM/CONCEPT~/!)
Program 4/5 is derived from Management Approaches 4 & 5, since both address the same conceptual theme, differing only in scale and the approach to development. Further study would evolve two distinct packages, but here they are considered together.
Program 4/5 does not respond to demand factors heretofore outlined inthis study. Nevertheless, this program does seek to be anticipatory of change by detecting and tracing s'ocietal trends, and needs, and its rationale was formulated by three reknown specialists who spoke to the subject of future life styles based on new ways for man to live and relate to his environment ,.
Assisting in conceptualizing this program was Dr. Max Kaplan, Director of the Center of Leisure Studies at the University of South Florida, a national expert on the future meaning of leisure in our society; Dr. Robert Teare, Associate Professor of Management at the University of Georgia, a specialist in the design of human servi ces del ivery systems; and Dr. Gaither Plummer, an ecologist with the Department of Botany at the University of Georgia, who served as the Authoritis ecological consultant throughou~ the study.
The basic theme to emerge from the seminar with Kaplan, Teare and Plummer is that we will, if not must, find alternative living patterns and styles as contrasted with those presently current in America today. Dr. Kaplan predicts a movement toward a life style that permits fusion of work and leisure in a new physical setting. Dr. Plummer stressed the out of doors as a common denominator, or setting, for the new work/ non-work life style predicted by Kaplan. Plummer sees man, almost out of necessity, dispersing from the urban centers to live

on and work with the land. Dr. Teare indicated that his studies show our "domains of living" have been torn apart and disrupted by our urban environment, and that a new community type development should have as its basis an effort to recombine the "domains" in a natural setting. He listed occupation, education, aesthetic or creative activity, human relations or theraputic activity, and shelter as critical domains of existence for man. Teare further emphasized the importance of humans coming into the new community becoming self-actualized (social maturation through positive self expression) through participation in the domains of living. It was felt this could be accomplished by permitting the domains to act as themes for various segments of the development, with the intent being to overlap and relate them through physical design and social interaction. Again, the basis or setting would be Plummer's idea of the "land", and the integration of the domains would further Kaplan's premise of the fusion of work and leisure.
The community envisioned would serve a broad range of publics, including transient stay-use activities and some forms of permanent settlements. A new concept of land use was suggested in the idea that citizens would have the opportunity to homestead the land based' on a strong covenant of stewardship for it. An economic development area was suggested for the occupation domain centered on the retraining of needed skills for people of the region, and perhaps some light industry or agriculture.
Several other experimental concepts were discussed which would fit into the broad theme just outlined. Necessarily, though, a great deal of further study and analysis would have to be undertaken to develop the concept into a viable institution. However, the theme just suggested does provide a framework, a model of sorts, to apply against the land analysis.
Of course, the land itself will determine to a great extent the types of development corresponding to the domains of living suggested by Dr. Teare. Accessibility would be the prime determinant, with the transient, higher density uses being

fold out

situated closer to U.s 441 and working back to perhaps a more experimental non-automobile oriented community on the isolated South Carolina side. The economic development zone would be placed on the most developable land with good access. A new road connecting U.S 441 with Toccoa and the South Carolina side, perhaps below Yonah Dam, would be recommended. The Gorge and Tugalo Lake, as in other concepts concepts, would be carefully controlled. Low density experimental recreation would be recommended for the pennisula, with possible pockets of special activities being placed across the Lake at isolated spots.
While Program 4/5 may appear futuristic, the possible reasons or causes which suggest its possibility clearly are not. Necessity, it has been said, is the mother of invention, and the time may be rapidly approaching when society, en masse, must begin looking at alternative, less-stressful and less-costly, ways of living. Presently the nation is fastened to two prime life styles, urban, and to a lesser extent, rural. In the case of the former the quest for a meaningful, enriched life has proved exceedingly and increasingly elusive. {Witness the process of first, suburbs, now second home communities.) In the case of the latter, industrialization of agriculture has all but decimated farming communities, thus obviating the economic basis for rural settlement.
It is admittedly unclear just what sort of alternative life-style or community will emerge from the present situations we endure in the urban and rural life, respectively . Nevertheless, some trends can be detected, the two main ones being that migration to the cities has ceased and there is emerging random resttlement in the rural areas.
It is this trend to dispersal or resettlement in the countryside that provides the basic justification for further examinat.ion of Program 4/5.
The challenge will come in effectively institutionalizing the trend into a hybred, well-balanced environmental development.

Moreover, the opeortunity comes in instituting new concepts of human responsibility vis-a-vis the environment so as to drastically and substantially bring about reduction of maintenance and operating costs of the community and attendant surrounding development. The "maintenance" costs of an environment becomes very great when "passed on", away from the citizen, to the governing institution or state. A main precept of Program 4/5 would be to institute community and individual covenants' of land stewardship requiring individual responsibility for the environment.
Finally, Program 4/5 has an inherent appeal in that it reasons well to an opportunity befiting the South. Relatively uncongested by pollution and the blight of industrialization found in the North, and thus able to take lessons from same, the emerging, so-called "New South" stands on the threshold of example setting for the nation. It may well be that a people historically close to the land will ultimately find the best solution to the new life style that brings man into harmony with his environment.
Program 4/5 could be an interesting experiment for the "New South" and its being situated on two southern states, with close proximity to a third, suggests the possibility of a regional effort to investigate its potential, and perhaps, development.

1

2a

2b

2c

3

4/5

CONCEPT SUMMARY

DETAILED STUDY AREA
GENERAL CHARACTERISTICS
The study area contains approximately 1,700 acres of forested upland within which is also included the Tallulah Gorge, Tallulah Lake and a two mile section of the Tallulah River north of the Lake. On-site investigation revealed four other flowing streams within the property.
The bulk of the land lies on the east side of the Gorge and the river although there is exception to this at both ends of the site. This factor makes the majority of the land a south to west-facing upland slope, indicating a warm, dry site. (More discussion will be given to this under vegetation.)
ACCESS
Major access to the property is by the regionally important U.S. 441 which offers approximately 1.8 miles of road frontage through the study area. Steep topography along the road largely limits accessability to a few locations. These existing secondary roads are narrow, paved or dirt, or logging roads. Most important are the two roads leading to the Georgia Power substations and the old Tallulah Falls town road.
u.S. 441 has been developed into a high speed modem highway north of Tallulah Falls. Further south it is, likewise, being rebuilt to higher speed standards. The stretch running through the town is still narrow with short curves, demanding a greatly reduced speed. It forms the only such section along the whole length from Cornelia to the North Carolina border.

Tallulah Fails

u.s. 441
To Clarksville

roads
Chattahooc hee National Forest

Georgia Power Company

line

~II~a\ln:'a~~~PHASE1m~~~~ATION~~~LJlJ1J8 'b\J7,

GEORGIA POWER COMPANY

, t>ES'lGiER's"Cou.ABORATIVE INC.

NORlH GEORGIA MOlH1l\tlS AUTHORITY 562 PlLASKI ST., ATHENS,GEclRGIA,30601. TEL.: 404-549-0891

0 400

COENX0ISITTII'N0 GNS

'-....:-....:-

--'----_....:----"

LAND USE
a. Surrounding
The study area is bounded by the Chattahoochee National Forest to the east and northeast, by land in private ownership to the west and northwest, and by Georgia Power Company land to the south.
The town of Tallulah Falls is located along the western boundary in the vicinity of the Terrora Dam and the narrower section of the Gorge. The actual city limits of the town extend into and includes the land in the study area except a

small area to the east of Route 441 at the extreme north end of the site 0
b. The town of Tallulah Falls
The town plan is typical of a late nineteenth century rural resort. This pattern, plus Route 441 are rather controlling factors in new and future development.
The resident population numbers approximately 200. Non-resident owners of second homes increases the population by approximately one-half.

A partial list of structures remaining from the nineteenth and early twentieth century resort are: the Moss house on U.S. 441, Glenbrooke Cottage, the railroad station, several summer cottages (some of which are being restored), a general store, reportoire theater, and two railroad storage sheds.
Later structures include: the Tallulah Falls School, located on 600 acres to the south, the town hall and modest summer homes in the town and on the townside of the lake.
Strip development along Route 441 includes a motel, several restaurants, the railroad station (which has been made into a craft outlet), the Post Office, Stuckey's and the Tallulah Gorqe Park.

Available space for the town's expansion is limitating in the immediate area, therefore, accessable lands suitable for development within the study area could have significance to the future growth of Tallulah Falls.
Co Study Area
Land within the study area has been cut over periodically for saw timber. The site is essentially undeveloped, save for the Arrowhead Campground and the small residential communities of Georgia Power employees in the vicinity of the two substations.

Visual Impact Zone

TYPICAL SECTION

~n~a \In~~~e~PHASE1 '\7 GEORGIA POWER COMPANY b-J, NOR1li CE:lRGIA MOUNlJIIolS AI.JTl-IORITY

lNCOt'NATIONAL OUTDOOR RECREATION EXI'ERtv'eNT STATION

P.QBOX398, HELEN, GEORGIA, 30545.

TEL: 404-878-2310

LnJ1J ~ [ In association with.

Q ~~~I~.&<I~L.M.~~~~a'O~~YA,30601.TEL.: 404-549-0891

o 400

SV_IUS_RUVA_ELy---------"J

VISUAL SURVEY
General Description: There are three (3) primary visual elements--the Gorge, Lake and River--occurring in sequence from south to north along the 441 corridor. At no point along this corridor can all three of these visual features be experienced at the same time. Another observation is that there is no visual contact with any of the major features from the majority of the upland areas.
Land outside of the Route 441 corridor is generally rolling upland, sloping inward toward the Gorge, and offering few opportunities for distant views to the region.
MAJOR LANDSCAPE FEATURES
Tallulah Gorge: With its steep sides and rocky outcropings, the Gorge is in total contrast to the remainder of the site.
The northern end of the Gorge is narrow (approximately 450 1 wide) with almost vertical walls. Views from here looking south down the Gorge are exciting but limited to points directly on the edge of the Gorge. It widens out just south of town to approximately 1,6001 across. The slopes here are not as steep as above, and access to the Gorge is possible at selected points. Perhaps the most dramatic views are from the top of the incline railway. Here it is possible to see the Gorge Gorge (north) and Lake Tugalo (south).
Much of the upland slopes are visable from the southwestern edge of the Gorge (441). The lower slopes (Visual Impact Zone--see map and typical section) are most important since even minor modifications in this area would create visual distraction from the Gorge.
Tallulah Lake: The lake, beginning at the dam, is

approximately I 1/2 miles long with a width of about 425 1 across at its widest point. The edges are generally rocky and steep with the slopes to the south and west rising, rapidly providing no views beyond the lake itself. Because of its configuration only small portions of the lake can be experienced from anyone point. Visual Iy, the most important contact with the lake is the point where old 441 crosses the small inlet on the lake1s northeast side.
Tallulah River: From the power substation northward, the major site feature is the river. Again, very little visual contact is possible with the river except along its banks. It has general interest, with a variety of shoals occurring at various points. A small island adjacent to the northern most point of the site makes for a rather interesting feature in an otherwise somewhat typical river.
VISUAL IMPACT NODES
Along the visual corridor major impact nodes have been identified. These nodes refer to areas of greatest interest and are contact points with major visual features (Gorge, lake and river). Nodes 1,2, & 3 have the greatest exposure being located along new Route 441. Nodes 4 and 5 exist along old 441 and provide other points of contact with the lake and river.
MANMADE FEATURES
The town, itself, occupies an area of major visual importance. Located just south of the dam along the lake's edge, it is central to much of the study area, and can be seen from various points on the lake and from the upper slopes in the immediate area.
The most important visual structures within the study area, however, are the two power substations--one located at the northern end of the lake and the other at the bottom of the incline railroad at the southern end of the Gorge.

/

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'17

GEORGIA POWER COMPANY

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NQR"TH GEORGIA MOUNlJ\I'lS AUTHORITY

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0 400

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.

LAND FORM
The study area is generally introverted with the land on all sides sloping toward the major drainage corridor: the Gorge, lake, and river.
Maximum elevational change is from approximately 890 1 at the southern end of the Gorge floor to the high~t point on the site 2220 1 along the northeast boundary.
The upland areas of the site basically consist of a variety of ridges and ravines with intermitent steep slopes.
The Gorge is' the most dramatic landform in the study area with an average depth of approximately 200 1 at the northern most (narrow) end. In the wider south part of the Gorge the depth averages 275 1 , although the gentler slopes and greater width of cut results in a less dramatic landform.
SLOPES
The presence and repitition of various slopes determine, to a great extent, the use to which land may be put.
Purpose and Method: The purpose of this inventory is to identify and map areas having similar slope charcteristics. These, in turn, are used in a subsequent composit overlay in the establishment of Development Limitations and Suitabilities.
For mapping purposes the land was divided into four slope categories based upon steepness of slope. Quantification was then made of the amounts of land falling under each slope category.

slope 0-10%

percentage acres of site

249

15

11-20%

321

19

21-30%

456

27

31%

677

39

remarks
Flattest, offering little to minor problems for most development. Largely confined to ridgetops in Iinear patterns. Considerable separation between areas. Largest single area in th is category found on south end of site.
Requires some special construction techniques. Problems of erosion where soil disturbed. These slopes occur generally at the upper slope zones just below ridges.
Generally restrictive zone for most uses. Shallow soils. Susceptabil ity to erosion. Special construction techniques required.
Restrictive zone. Cliff faces prohibitive. Very shallow soils. Rock outcrops common. Very susceptable to erosion.

LEGEND

o 0 -10 010

LJ 11- 20

o '10

21-30 o10

31+ 0/o

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GEORGIA POWER COMPANY

DESIGtRS"Cou.ABORATIVE INC.

bJ,

NORTH GEORGIA MCll.tmItlS AIJTliQRITY 562 PlLASKI ST., ATHENS, GEORGiA, 30601. TEL.: 404-549-0891

SUMMARY
Of the approximately 1,694 acres available, the inventory reveals that the 249 acres within the 0-10% slope range should offer minimum problems for most development and an additional 320 acres may be put to various other uses where certain precautions are exercised.
In determining limitations imposed by slope the problem may not be so much in the actual amount of usable land available, but more so in the sizes of the separate areas and the distribution of these in relation to each other.
GEOLOGY & SOILS
GEOLOGY
As a geological feature Tallulah Gorge has been of
considerable interest to geologists and non-geologists alike. It exposes not only the deepest single vertical cut in bedrock, but also comprises some of the most spectacular scenery in the area.
BEDROCK GEOLOGY
The Bedrock Geology consists of a very uniform assemblage of thickly bedded quartzite interlayered with mica schists of late pre-cambrian age, and has a moderate inclination (about 20-300 ) to the southeast. This has resulted in a subtle control of the general topography of the Gorge area, which, due to this inclination has produced, through weathering and erosion, hills and ridges having a gentler slope to their east and southeast sides.

There are no large-scale structural features in the Tallulah Gorge area. However, the Gorge is situated on the east flank of the Tallulah Falls dome, a major structural feature which dominates the geology of this corner of Georgia.
There are no sizable faults or folds mappable in the study area, but the quartzite is particularly well-jointed (fractured).
RELATIONSHIP BETWEEN GEOLOGY AND HYDROLOGY
There is a lack of published or documented information relative to hydrology in the study area. However, from the geological description of the study area and the region, the following general conclusions may be drawn:
a. Except for fractures, perocity developed in the unweathered bedrock is non-existant, thereby producing a very low-yield acquifer.
b. Within the Piedmont and Blue Ridge physiographic areas, because of the perocity and permeability relationships between bedrock and weathered materials, there are no regional acquifers, such as in the coastal plain.
c. Local ized accumulations of ground water, when they do exist locally, are often unreliable. With the community of Tallulah Falls, interviews revealed rates of flow of eight to twenty gallons per minute in domestic wells located on the lower slopes near the lake. Wells further up the hillside become much less reliable, recording lesser rates of flow and even occasional near drought situations.
Conclusion: For more than very localized use (campsite area, etc.) and for any facilities requiring a high water demand (motel, etc.) a system utilizing the Tallulah Lake as the water supply would likely be required.

:-:i! -- ::>",,0'-

b
~~-~

I
I

LEGEND

a

HARTSELLS
FINE SANDY LOAM
10 to 25% SLOPES

b

HARTSELLS
STONY FINE SANDY LOAM
25 to 50% SLOPES

C

HAYESVILLE
SANDY LOAM
10,10 25fJfo SLOPES

d e

HAYESVILLE
SANDY LOAM 25 to 50% SLOPES
TUSQUITEE
SANDY LOAM 10 to 25% SLOPES

f
9 h
I
n

SALUDA SOILS
10 to 25 % SLOPES
SALUDA SOILS
25 to 50 c/0 SLOPES
TRANSYLVANIA
ALLUVIAL MATERIAL o to 4 % SLOPES
CODORUS
SILTO'LOAM
o to 4 % SLOPES
ROCK OUTCROP

L[1JU e [~S_O_IL_S_M_A_p---,l rNC13IbNATIONAL OUTDOOR RECREATION EXPERINENT STATION

P.QBOX 398, HELEN, GEORGIA, 30545.

TEL.: 404-878-2310

In association with:

~~~:~f~.L~~~~lfo~tt,?A,30601.TEL. 404-54S-0891

RELATIONSHIP BETWEEN BEDROCK AND SOILS
The quartzite weathers to a relatively thin sandy soil. It is light yellowish brown in color and is very porous. The interlayered schists form slightly thicker clayey micaceous light reddish brown soils that are not so well drained. Since the quartzites are the predominant rock type in the area, their soils commonly mask those of the schists and other materials (granite, granite gneis, sandstone, etc.) so that what is usually observed is the light yellowish brown quartzite soil.
The resulting soils generally have a sandy to a stony loam surface, with large boulders and rock outcrops occurring on the surface in many places. Escarpments are common. The soils, except for tusquitee and transylvania, are formed in residual materials from the geologic parent material, whereas the former are formed in colluvial material.

SOILS

Carrying capacity of the land is directly related to the character of the soils in terms of trafficability, fertility, permeability, perocity, etc. Interpretation of the various soil types and their characteristics, then, is made in helping to determine the various uses and densities of use to which a particular soil may be put.

Soils information was taken from the U. S. Department of Agriculture, Soil Conservation Service, Soil Surveys for Habersham and Rabun Counties. Investigation revealed that there were ten soil classifications found within the study area:

remarks

a

Hartsells

Fi ne sandy loam, 10% to

25% slopes.

b

Hartsells

Stony fine sandy IoarT'~

25% to 50% slopes.

c

Hayesville

Sandy loam, 10%-25% slopes

d

Hayesville

Sandy loam, 25%-50%slopes

e

Tusquitee

Sandy loam, 10%-25% slopes

f

Saluda Soils

10%-25% slopes

g

Saluda Soils

25-%-50% slopes

h

Transylvania

Alluvial material 0-4%

slopes

Codorus

Slit loam, 0-4% slopes

n

Rock Outcrop

As is evidenced from the soils map, the vast majority of the site is made up of the Hartsells. These fall into two categories:
a. 10%-25% Slopes:
(Fine sandy loam) Moderately deep well-drained soi I, occurring in the uplands in medium to large areas on ridgetips and steep hillsides. The surface (topsoil) layer generally is dark grayish-brown, 8 inches thick, underlayed by a subsoil layer which generally ranges in depth to weathered sandstone and hard quartzite from about 30 to 50 inches.
b. 25%-50% Slopes:
(Stony fine sandy loam) These soils are moderately deep to shallow well-drained to somewhat excessively drained soils. This soil occurs in the uplands in medium to large areas on narrow ridgetops and on steep to very steep side slopes. The surface (topsoil) layer is generally a dark grayish-brown stony fine sandy loam, about six inches thick. Stones vary in size from gravels to large bolders. The subsoil layer is very shallow in this area with an average depth to hard quartzite or boulders of about 24 inches.

SOIL SUMMARY
Visual damage iii certain areas of the site are reminders of the general fragile nature of this land to over-use and to the bulldozer blade. Any future development will need to consider the following generally widespread soil characteristics and related problems.
a. Steepness of slope is a major problem due to the amount of modification required on the land. Further, the sandy nature of the soil makes the land very vulnerable to erosion.
b. A shallow B horizon (subsoil) exists over most of the site-particularly in the steeper Hartsell soils--creating a considerable problem to good root development and to the regenerative process where vegetation is removed or damaged. (The U.S. Forest Service considers the regenerative ability of a forest its primary consideration in designing for user impact .)
c. The soil is moderately to excessively porous and is low in fertility, but would respond well to irrigation. (Possibilities for recycling treated waste water back into the soil in lieu of releasing into the river.)
d. Overall character of soils not generally suitable for septic tanks/fields, due to very porous nature of soil, steepness of grade and shallow s oil depth in all but a very few locations.
Grateful appreciation is made to the State and District offices of the Soil Conservation Service for making available the field sheets and other preliminary data for the Rabun County portion of the study area.

VEGETATION
GENERAL DESCRIPTION
The original deciduous forests of the southern Appalachian Mountains, including the Tallulah Falls area, consisted of the Oak-Chestnut Association. The forest occurred primarily on slopes and uplands, wherein red and white oaks, several hickories, black gum, persimmon and cherry were present in a humid atmosphere and relatively dry soils.
When the forest was selectively cut for choice timbers more sun light entered the canopy. The forests gradual Iy became drier as more trees were felled. Chestnuts (castanea dentata) were replaced by chestnut oak (Quercus montana) in many places. The mesic environmental conditions of the original forests gradually became drier (more xerix) and more drought tolerant trees prevailed. The demise increased in the early 1900's, lasting 35-40 years, and by the end of World War II no sizable tracts remained.
The forest of the Tallulah Falls area today represents, a) remnant gene pools of the original species, b) the influence of intense cutting-over of marketable timbers and c) an agricultural economy and its eventual abandonment. The environment is drier than before and can easily become more dry. It may, however, be thought of as being in a dynamic state of relative equilibrium--that is to say that the vegetation has remained virtually unchanged for the last 25 years .

THE SURVEY
Aerial photographs of the Tallulah Falls were used to determine basic vegetational patterns. Photointerpretation with the aid of a Fairchild reflecting stereoscope located readily identifiable ground patterns.
A preliminary habitat study of ridges, high points, drainage patterns, thoroughfares, ravines, Gorge sites, etc., indicated 15-20 distinquishable patterns. Pines were the most conspicuous aggregation of trees with Virginia, shortleaf and mountain pines occupying upland sites and white pine in the low lands. Deciduous trees within the ravines provided obviously different patterns. The direction of slope played an important role in pattern formation, and the deep Gorge had several well-defined and distinct habitats.
Vegetation patterns were mapped directly on the airphotos with the aid of the stereoscope. Ground surveys on foot and by auto confirmed habitat species. As a result of field checks, the total number of patterns was reduced into broader categories, and these categories were transferred to the vegetation map.
VEGETATION TYPES
Vegetation in the Tallulah Falls area is very closely associated with variations in local topographic situations that seem to relate directly to the amount of water available to the plants. Although availability of water is the prime factor controlling vegetative types, aspects of topography, slope (exposure to sun light) and soils are also important considerations.

a. Hot Spots (Barrens)
These are the driest sites outside the Gorge and are essentially man-made; the only natural barrens are those on exposed rock of perhaps 10-20 square feet. The barrens are highly suscep tible to erosion because of the relatively high rainfall. Revegetation is slow because of their soil, especially on the dryer south facing slopes. On such situations approximately 15-25 years are required to reforest a cleared area; natural reforestation leads to the short leafed pines of which Virginia pine is most common.
b. High Point
Vegetation here is under great stress because of limited soil moisture. The dominent species are Mountain pines and blackjack oak with dwarf blueberries covering the ground. The canopy is now primarily pines 20-25 feet high with hardwoods 5-15 feet high. Further drying of the site would probably cause it to revert to a pure pine stand without blueberries.
c. Dry Upland Sites
These sites generally occur along the ridge tops and upper ridge slopes. The communities are listed in terms of relative dryness. The shortleafed pines are found on the upper most sites or on south to southwest facing slopes. These areas, due to their southern exposure, are the dryest situations. As moisture content increases the Oak-Pine; Oaks - dryland pine - hickory; and the Oak-hickory communities become evident each one somewhat more mesic than the previous. The species mentioned in each community are considered dominent, however; some overlapping of species does occur. For instance, in the driest oak-hickory woods some blackjack oaks are usually found, while the wetter sites, usually contain northern white oaks.

5 FLOOD PLAIN WOODS 6 COVE WOODS 7 CLIFF SITES
a. hot faced slope b. warm faced slope c. cool faced slope
8 OLD FIELD

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GEORGIA POWER COMPANY

b\.I, NORTH GEORGIA MOlJNlJ\I>lS AlJTHORlTY

n e [VEGETATION UNCa. LI JI IU UI 'NATIONAl OUTDOOR RECREATION EJ<I'ERt.NT STATION

P.QBOX398, HElEN. GEORGIA. 30545.

TEL.: 404-878-2310

TYPES ] "~'H~O~CI;~'tiEO." w&i<t,f. ~L~~~~~lo~~?A,30601.TEL.: 404-549-0891

0 400

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d. Mesic Upland Sites
These sites are located on the lower slopes along the ravines and rav ine bottoms.
The Warm-..Q.!!-Mesophytic Ravines head the draws and face southwardly along first order streams. These are narrow drainage ways with vegetation found on the adjacent slopes. The trees are usually rather dark blue-green in color indicating a relatively good nitrogen supply.
Typical species include sweet gum, mixed oaks, cherry, black gum and maples.
The Warm-Moist Mesophytic Ravines occur where runoff deposits more soil in broader areas. These are perhaps third and fourth order streams. They stay wetter for longer periods of time and are somewhat yellow-green in spring and summer; possibly the nitrogen supply is not as good as further upstream. Typical species include tulip trees, maples, beeches, dogwoods, ash and poplars.
The Cool-~-MesQphytic Ravine sites occur high on east and north-facing slopes. These slopes have more ferns that the so south and west facing slopes. The common species in this community include white oaks, sweet gum, black gum, maples and poplar.
The Cool-Moist-Mesophytic Woods occur where moisture is abundant for long periods of time, and where sunlight is indirect. Major species of this area include white pines, hemlock, white oaks, cherry, maples, willows, poplars and other northern hardwoods.
Flood Plain Woods are generally the wettest site that supports
t;:;;s: Sycamore, willow, ash, alder and red maples are
common species in these areas.

Cove Woods are damp places where the sun seldom shines directly or intensely for more than an hour. Water often seeps into these sites for some time into the summer from the surrounding upland sites. These areas are not large, nor do many occur. Because of their variety in plant cover, they should have maximum protection. Typical species include rhododendrons, azaleas, cinnamon ferns, white hemlock, white pine, maples, magnolia and other mesophytic species.
The Hot-Faced Slopes of the Gorge are south and west facing
exposures; in many places barren rocks. Otherwise shortleafed pines are clumped in the driest sites and are mixed with southern hardwoods in wetter places.
The Warm-Faced Slopes face west and are not subject to radiation for more than the latter half day. Pines and hardwoods preva iI
The Cool-Faced Slopes face north and east, having morning sunlight, but do not get intense radiation for long periods 0 Tuliptree, maples, alders, poplars and white pines commonly occur here 0
Figure I graphically indicates relative positioning of each vegetation type with respect to soil moisture and elevation. The horizontal axis corresponds to approximate elevations.
The underlying feature of the diagram is that as a particular community becomes drier, for any reason--man-made or otherwise--one would expect that community to become more like the one on the right side of it in the diagram. Thus, those communities farther left in the diagram are a considerable way from being changed to dryland pine types, but the potential of becoming pine lands is a very real possibility if habitats are modified and dried out enough.

LEGEND
D SLIGHT
MODERATE SEVERE

f7TI\lQ n LnJ1J ~ VEGETATION U U \I

TALLULAH GORGE PHASE 1 UNlCOt'NATIONAL OUTDOOR RECREATION EXPERtIENT STATION

'10 1" pl""'9 "",,, by,

P.QBOX398, HELEN, GEORGIA, 30545.

TEL.: 404-878-2310

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GEORGIA POWER COMPANY NORTH GEORGIA MOUN1AINS AUTHORITY

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FIGURE 1 Schematic representatation of vegetation in the Tallulah Falls area relating to moisture and elevation

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!-fable mtn pine

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VEGETATION SUITABILITY
The basic consideration is that development should be directed toward those areas where the impact of site modification and its effect upon vegetation patterns would be least. The 16 distinquishable vegetative patterns were separated into three broad categories, based upon predicted vegetation tolerances to site modification (effect of altering the water - temperature balances)

SLIGHT LIMITATIONS
(unshaded areas on map) These areas reveal those portions of the site which, if utilized in lieu of the other areas, would create the least amount of change from the present vegetatIve structure as a result of further drying. This proposes that development should take place in those areas which are already the driest, thereby preserving the more mesic environments of the lower slopes and ravines. It should be noted here, however, that special attention be given to the handling of surface drainage and the design of drainage structures so as to maintain a natural, dispersed drainage pattern onto the lower slopes.
Vegetative patterns within this category include the Dry Upland sites (oaks-dryland pines-hickory, oak-hickory); the Hot Spots (already cleared or developed areas); and the old field areas.
MODERATE LIMITATIONS
This is a moderately fragile zone. Special precautions are required in these areas in order to guard against the tendency toward further drying and the loss of the oak and other hardwoods, thus reverting toward pure pine stands. This category includes the Dry Upland sites of the shortleaf pines and the oak-pine communities.
SEVERE LIMITATIONS
(darkest areas on map) These are the areas having the most vari ety of vegetation types, are the most unique, and are most fragile in terms of drying out due to site modifications. It is proposed that these areas be viewed as very restrictive for development, thereby protecting the most interesting areas of the site. Communities falling into this category are High Points, Mesic Upland sites, Flood Plain Woods, Cove Woods and CI iff sites.

LEGEND
D VERY SLIGHT LiJ SLIGHT
[ill] SLIGHT - MODERATE
IN MODERATE
II MODERATE-SEVERE

SEVERE'

RESTRICTIVE

e PROHIBITIVE
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GEORGIA P<7NER COMPANY

De~R~h Cou.ABORATlVE INC..

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NORTHGEORGIAMOLN1lII'lSAIJTHORITY 562Pl1.ASKI ST.,ATIENS,GEORGIA,30601. TEL.: 404-549-0891

0 400

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DEVELOPMENT POTENTIAL
PURPOSE
To identify the site's development potential based upon the integration of data compiled from the slope, geological, soil, and vegetation analyses.
METHOD
Two features--slope and vegetation--were considered to be the major determinants as related to development potential. Slope presented the greatest physical determinant (amount of modification required, susceptibility to erosion, etc.), and the vegetative data presented a composite of the on-going processes of soil, hydrology, micro-climate, and species structure.
CONCLUSIONS
The development limitations map reveals a composite view of the slope map and vegetation limitation map when overlayed. What is recorded are those areas most intrinsically suitable-or unsuitable--for development in gradients of eight tones (very slight to prohibitive) with the lightest tones offering the least problems to those darkest areas where development should be prohibited.

POTENTIAL USE AREAS
The areas most intrinsically suited for development (the four zones labeled very slight to moderate on the previous map) were combined forming thirteen separate, identifiable potential use areas. Acreages for each of these sub-areas along with other qualitative data are shown on the Summary Chart
GENERAL OBSERVATIONS
a. Of the 1,700 acres, approximately 707 have been found to have development potential for some level of use.
b. The largest single aggregate of usable land Oabeled B-187 acres) is located on the north side of the Gorge at the furtherest distance from Route 441; Area A--I20 acres-represents the largest single land area having frontage and close proximity to 441. Area G is the third largest with 90 acres. Three areas have acreages of 64, 55, and 40 acres, while the remaining six developable areas have acreage ranging from 27 down to 15.
c. Each area, essentially consists of ridges and upland slopes, and is separated, or isolated, from other adjacent use areas by deep ravines or steep slopes.
d. Special care will need to be exercised within the visual impact zone of Areas B,C, and D so as not to compete with or detract from the Gorge view.
Each of the 13 sub-areas is treated separately, and further described and analyzed in the following Summary Chart.

SUMMARY CHART
To this point the site has been examined against a series of values at the site level in determining certain physical suitabilities for development (considerations to soils, slope, vegetation, etc.). The synthesis of these data resulted in the identification of the thirteen II potential use areas" previously discussed.
The Summary Chart does the following:
I. Lists the 13 potential use areas (A through M) separately, with acreages given.
2. Evaluates each potential use area against three further considerations: Accessability, Visual Qua1ity, and Exposure.
3. Summarizes use area restrictions.
4. Lists suitable activities for each use area, based upon all previous research, synthesis and evaluation.

ACCESSAB IUTY
I. Existing Roads. Rating: High (I) as there is excellent accessability to the use area from frontage along U.S. 441.
2. Access to Major Site Amenity. Rating: High (I) as improved road leads to Gorge edge and incline railway.
3. Immediate Area Amenity. Rating: High (3) as accessability down into the Gorge, although restrictive, is possible by the incline railway. (If accessability into the Gorge were not possible, the rating would be given as low on the chart.)
USE AREA RESTRICTIONS
Certain restrictive characteristics about each use area are reflected in the chart. These characteristics identify problem areas and/or special local considerations which will need to be taken into account as the study advances into more detailed planning and design phases.

EXPLANATION OF THE CHART
Under the column Develo ment Potential, each of the thirteen parcels (A through M is evaluated on a rating scale-Low-Medium-High--for the lTJentioned considerations of Accessability, Visual Quality, and Exposure (and their attendant sub-headings).
Using Area A as an example, the chart works as follows:

SUITABLE ACTIVITIES
Based upon the inherent capacity of each designated use area to accomodate development, together with the more qualitative data regarding Access, Visual Quality, and Exposure, a list of potential suitable activities is presented. A choice in the selection of which activity (or activities) and to what level the activity is developed is presented in five land use concept options which follow.

fold out t

PoTENTIAL

LAND FEATURES

USE ARE'A

EVALULATION

l ACREAGE

HIGHI MEDII LOW 1 12 13 1 12 13 1 12 13

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CAPABILITY

USE AREA

RESTRICTIONS

1. 'lWO BIGB TERSIOif RIGBTS..OP...wAY 2 WAS'f!: DISPOSAL 3 SOME EXISTIJIG O!VEI.OPMENT (RES I DERTUL)

1. 801'-DKY' VEGE"l'ATION TYPES 2 . ACCESS - DISTANCE TO MAJOR ACCBSS ROUTES 3 o DISPOSAL OP WASTE 4. VISUAL IMPACT ZONE 5 PHYSIOGRAPHIC EXPOSURE ( S t o SW)

EVALUATIONS

SUITABLE

ACTIVITIES

BIGB DfTENSITr DEVEI.OPMER'l':
(a) HOTEL I MOTEL
(b) CO_,.ITY CEN'l'ER ( c) EDUCATIONAL CAMPUS (d) SECORD BOMB / CABXN'S () CAMPmG (f) AGRICUL'l"UR.E (g) OVEIW:X>KS

LOW nrtmSIT'i DEVEIDPMENT
(a) TRAILS (FOOT, BICYCLB, HORSE) ( b) EDUCATIONAL NATURE PROGRAM (c) LOW DENSITY CAMPING ('l'Zlft'S) (d) LOW DENSITY' SECOND HOME (e) OVERLOOKS

1. ACCESS 2. VISUAL QUALITY' (IMMEDIATE) 3 . HOT- DRY VEGETATION TYPES 4 . DISPOSAL OP WASTE 5. SMALL SIZE 6 VISUAL IM.PA.CT ZONE

RESTORATION REQUIRED

LOW - MEDIUM INTENSITY'
(a) TRAILS (b) EDUCATIONAL NATURE PROGRAM (c) OVERLOOKS (d) SECOND HOME (LOW DENSITY')

1 . BOT-DRY VEGETATION T'lPES 2 . POWER LINE RIGHT-oP-WJI.Y 3. WJI.STE DISPOSAL 4. VISUAL IMPACT ZONE

(WEST

EXPOSURE)

1 . STEEP TOPOGRAPHY' 2 . S I ZE (SMIU.L AREA} 3 WASTE DISPOSAL 4. WA~ER QUALITY' OP' LAKE

1. POWER LmE RIGHT-oP-WAY 2 . WASTE DISPOSAL 3 . SIZE (SMALL ARU) 4. WATER QUALITY' OP UKE

1 . STEEP SLOPE 2 . LINEJI.R SHJI.PE OP PARCEL 3 . WEST EXPOSURE 4. VEGETATION POOR 5. ACCESS INTO DEPTH OF SITE 6 . lACKS VISUAL QUALITY 7 NO ACCESS TO GORG 1 LAXE 1 RIVER 8 . WASTE DISPOSAL

1. ACCESS INTO S ITE 2 JI.CCESS INTO GORGE , 3. STEEP SLOPE 4 WEST EXPOSURE 5. SMI\LL SIZE 6. WASTE DISPOSAL

RIVER,

LAKE

MEDIUM / HIGH INTENSITY : (a) COMMERCIAL COMPLEX
(b) HOTEL I KJTEL
(c) OVERLOOKS ( d) RESTAURANT (e) EDUCJI.TIONAL CAMPUS
LOW INTENSITY DEVELOPMENT : (a} PICNICKING (b) ROADSIDE REST (c) Boating ( d ) FI SHING (e) OVERNIGHT CAMPING (RESTRICTIONS REQUIRED}
MEDIUM - HIGH INTENSITY' ( a) COMMERCIAL COMPLEX
(b) HOTEL I MOTEL (c) SWIMMI NG BEACH I BOAT RAMP (d) CAMPING I OVERNIGHT S TAY
(e ) LIGHT INDUSTRY
MEDIUM INTENSITY' Dt.'VELOPMENT ( a} LIGHT INDUSTRY
(b) WJI.LJ<ING I HORSE TRAILS
(c) SECOND ROUSING (I.OW DENSITY) (d) LIMITED CAMPING ( e ) IIDUCJI.TIONAL CAMPUS
LOW INTENSITY DEVELOPMENT:
( a ) OVERLOOKS I VIEWS
(b) PRIMITIVE CAMPING (c) STAGING AREA TO NATIONAL FOREST SERVICE IAND (d) CONTAINED CAMP

1. SMALL SIZE 2 . ACCESS TO GORGE, LAKE, RIVER 3 . STEEP SLOPE 4 . LACK OP SIT E AMENITIES 5 WASTE DISPOSAL
1 . SMALL SIZE 2 AREAS OF STEEP SI.OPE 3 . WASTE DISPOSAL 4 WJI.TER QUALITY OF RIVER
1. P'LOOD PLAIN 2 WASTE DISPOSAL 3 LINEAR SHAPE OP SITE 4. SMALL SIZE
5 . WATER QUALITY OF RIVER
1 . STEEP SIDPE 2 ACCESSABILITY 3 ACCESS TO GORGE, t.AX , RIVER 4 tta.STE DISPOSAL
1. SOME STEEP SLOPES 2. ACCESS J . l"LLOD PLAI IN SOME ARlAS 4 WASTE DISPOSAL

LOW INTENS ITY' DINEI.OPKEN'l': (a) OVERNIGHT CAMPGROUND (b) COMMERCIAL (SMI\LL) (c) INDUSTRY (SMJI.LL)
MEDIUM I LOW DENSITY:
(a) OVERNIGHT CJI.MPING (b) PICNICKING (c) LIGHT INDUSTRY (d) COMMERCIAL
(e) HOTEL I t>TEL (SMALL)
(f) VISITOR CENTER
MEDIUM I LOW INTENSITY:
(a) PICIIICXING (b) CAMPING (c) SECOND HOME (d ) CABIN RENTAL
MEDIUM I SIGH INTENSI 'I'!' 1
(a) RESIDENTIAL ( b ) SECORD BOMB (c) CAMPING (LIMITBD) (d) EDOCATIONAL CAMP (e) OVERLOOK (f) '!'RAILS (q) VINEYARD
MEDilJM I LOW DlTERSI 'l"r I
(a) CAMPING (b) PICRICIWIG
(c) SWlMMDIG I RIVER
(d) RECREATIORAL CLUB (e) SMLL R.ECREAT'l:OR COMPLEX

POTENTIAL USE AREAS

LEGEND
ACCESS

:-

thermal

~~,";,~,>.<L;(,,"~~D'_"'f~'~\1l1L':f.IO:r'e~g~Ar_ound VISUAL

EXPOSURE

SUMMARY
A more detailed land analysis has been performed of the 1,700 acres surrounding Tallulah Gorge and Tallulah Lake, including a more thorough slope analysis, and determination of soils characteristics and vegetational patterns.
Of the 1, 700 acres, 707 acres have been found to be suitable for some form of development. Thirteen sub-areas have been delineated with suitability characteristics and development possibilities outlined for each. Visual quality, exposure, and accessability have also been taken into consideration in evaluating these sub-areas.
The largest areas of high intensity suitability for development occur at "nodes" across the bridge from the town of Tallulah Falls on the east side of U. S. 441, and the area at the head of the existing incline railway going into the Gorge. Only very low intensity development has shown to be suitable for the far north side of the Gorge where land is very hot and dry.

INTRODUCTION
Finally, specific development options for Tallulah Gorge can be discussed:.. These options are but a projection of the concepts already formulated on to the 2,000 acre Tallulah Gorge site. However, the thorough analysis of the land at this site permits a much more specific definition of each option. The programs previously discussed may now be hardened and quantities may be attached to them. These quantities are derived from a projected holding capacity of the land as well as the estimated limits of economic demand. Each development S]ctivity is assigned to a general area which has been analyzed as to its capability to hold the quantities projected for it. In some cases, assumptions have been made as to the nature of certain activities for purposes of quantification rather to propose the character of the physi cal setting.
Concept 2c has been dropped from further delineation because ofit'ssimiIiarity to Concept 2a and because of the questionabiIity of the capacity of the land to sustain the scale of development in the area proposed for a second home community. After the options have been presented they will be evaluated in terms of development costs, financing and management vehicles necessary to bring about the development economic feasibility, and the economic impact generated by the development. This evaluation is not to present an absolute 'score' for each option but rather to allow a discussion of the relative merit of each in comparison to the others

HOW TO READ THE DRAWINGS
Each of the options is presented in a drawing which contains the graphic symbols on the legend at the right. The tones reflect the basic category of development for each major area, and in some cases the prime developer involved. The letters refer to specific activity types and are shown in the general location proposed for their development. Each option is also described verbally by listing the development activities by the site areas presented in the previous section, on LAND ANALYS IS. A further quantification of these activities can be found in the detailed cost estimate presented in APPENDIX D. Water supply and sewage treatment faci Iities to serve each option are described and a cost estimate is also provided in APPENDIX D.

ACTIVITIES
Ampitheater --outdoor drama Agri cu Iture/horti cu Iture Beach/swimming area Boat Dock Camping Cottages {rental} Educational Camp (music-crafts) Hiking Housing (second homes) Low-density recreation Motel and/or Hotel Museum Nature Walk Overlook Picnic Area Restaurant Roadside Rest (Transient camping) Shops Special Institution Visi tors I Center
Economic Impact Zone

At Ag Sw Bd Ca Co EdC Hi Hou Rec
"Ao;Ho
Mu Nw 01 Pi Re Rr Sh Spl Vc
Com

AREAS Public Day-use recreation Special recreation Commercial Core Economic Impact Zone Institutional Use Stay-use (second homes, other)

III


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I~n ~M;..&lI<orn ~wi,th.L~:a'fo~tt,TA,30601.TEL.: 404-549-0891

0 400

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1 OPTION

Option 1 essentially provides day use recreation at points of
easy access along u.s. 441. It also calls for a stay use
camping facil ity along U.S. 441
Site A
The area at the head of the incline railway and the adjacent ridge point would be developed for public use with fifty picnic sites, overlooks, trails, parking and comfort stations. In addition, a museum of the area and the power project would be built at the head of the railway. The railway would be upgraded to provide controlled public access into the Gorge, including a tour of the power station.
Site D
A visitor center with parking, small auditorium and snack bar would be built near U.S. 441. This would act as a control point for the trails and overlooks on the far side of the Gorge.
Site E
The area adjacent to Tallulah Lake would have a picnic area of fifty spaces with comfort stations and lakeside picnic shelters. Rowboats and canoes would be available from a boat dock located there.

Site F
A q'Jality stay-use campground of 75 units with winterized comfort stations would be built here. In addition, a controlled swimming dock at the lake with comfort station, small beach house and parking would be provided for campers and for the public.
Site J
This site would contain a roadside rest of 25 spaces equipped to handle overflow campers (some hook-ups, a comfort station and a small picnic area of two acres with a shelter).
Site K
Public access along Tallulah River would include a large picnic area ( 120 spaces) covering both sides of the river with attendant shelter, comfort station and parking.
Gorge Preservation Zone
A preservation zone including the Gorge and a considerable part of the rim on the far side would be established. Controlled area would be through the incline railway and a trail which would begin at the location of the Wallenda cable tower on the south side.

~TI~a ~n !~~,~~~.~PHASE1 '\7 GEORGIA POWER COMPANY bJ, NORTH GEORGIA MOlJIm\I'lS AlJTHORfTY

UNK:~bNATIONAL OUTDOOR RECREATION EXPERIIIENT STATION

P.OBOX398, HELEN,GEORGIA, 30545.

TEL.: 404-878-2310

"~~".~00..1&1<0I' _ClI~h ,L~~~~~a'fc\~~rA,30601.TEL.: 404-549-0891

e LJlJ1J 0 400

[ 0 PT ION
......

- 2a

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~

2a OPTION

Option 2a focuses on an educational arts/music center and an outdoor drama. It also opens up the penninsula between the two arms of Lake Tugalo for low density recreation and provides commercial facilities in core' area along U.S. 441.
Site A
This site would be developed for public use as in option 1 with the exception of the adjacent ridge point which would contain an 1,500 seat ampitheater overlooking Lake Tugalo and the Gorge for the presentation of an outdoor drama. The site would also contain an educational arts and music camp for approximately 150 stay-use persons, with attendant dining and recreation facilities Additionally, it would contain an economic impact zone of 10 acres along U. S. 441 for development of facilities for which a demand would be generated by the high impact outdoor drama.
Site B, C, and part of D
This site would be developed for primitive recreation and would include a parking area, hiking and nature study trails, comfort stations and information booths.

Site D
This site would contain the visitors center as in option 1. In addition, it would have a commercial core consisting of a 75 room hotel/motel with a restaurant, and an ultimate of 15 shops oriented to serve the tourist and pass-through traveler.
Site E, F, J and K
These sites would be developed for public day-use recreation as in option 1, with the exception that the stay-use camping area would be excluded in lieu of a larger camping area south of site A to more directly serve the outdoor drama.
Site L
This site. would be developed for thirty lots to be leased from Georgia Power at two acres per lot . Roads would have to be provided to the lots and leasees would not have shore frontage but rather access to the nearby public recreation areas.

\Ill ~n~a ~~~.~PHASE1 '\7 GEORGIA PONER COMPANY b-J, NORTH CE:lAGIA MOl.tm\tlS AUTHORITY

2b OPTION

Option 2b focuses on developers second home community and a major public recreation development.
Site A
This site would again contain the publ ic area with twenty five picnic spaces and the power museum and overlook. The major portion of the site, including a large area to the south would be sold or leased to a developer for a 150 lot second home community of at least one acre per lot. Certain community facilites would be presumably included by the developer but an additional economic impact zone of 10 acres along U.S. 441 would be provided for local merchants to develop facilities to serve the community and public area.
Site 6, C, and part of D
This site would be developed exactly as in option 2a with low density recreation containing hiking and nature study trails, overlooks, comfort stations and information booths.
Site D
Site D would contain a commericial core as in option 2a, including the visitors center and fifteen shops but with a smaller hotel/motel (of 50 rooms) and restaurant.

Site E F J, and K
These sites would contain public day use recreation as described in option 1, including the 75 space camping area in site F.
Site L
This site would contain 25 rental stay-use cabins, a small check-in building and a recreation area of one acre to serve the cabins. Roads and utilities would be provided.
Site G, H And I
These areas would be developed as a music/arts/crafts camp with 150 stay-use winterized accommodations, a small 500 seat outdoor theater to serve the camp, a small crafts center (5,000 square feet) open to the public and support facilities of dining, recreation areas, activity building and nature trai Is. All but Site A could be developed as a single recreation/educational complex.

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GEORGIA POWER COMPANY

b-J. NORTH GEORGIA MOlNll\IIIS AIJTHORITY

] OPTION - 3

3 OPTION

Option 3 contains the large resort community for stay-use vacationers and second home owners. No effort has been made to project the land use patterns of this community.
Site A
This area at the head of the incline railway would be developed as in option 2a and 2b with public picnic areas and overlooks. The power museum also be included.
Site D
This site would be given to the large resort community with the exception of a 20 acre economic impact zone along U.S. 441 to allow local developers and merchants to build facilities to serve the community's tourists and residents. Development controls would also require the resort community to have a commercial core in site D to help serve the tourist and pass-through traveler and to allievate problems of scale for local merchants.

Site E and F
These sites would be developed for day use recreation as in other options, with picnicking, swimming, boating and also including the visitors center. However, site F would also contain a roadside rest for overflow camping of 25 spaces with a comfort station and a picnic area.
Sites J and K
These sites would be with the parcel assigned to the resort community but development controls would provide for the preservation of this area for recreation with access to the public.

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4/5 OPTION

This option, following the program outlined in PROGRAM! CONCEPTS is necessari Iy vague in content at this stage. However, certai n assumpti ons have been made in order to calculate development densities, CJuantities and costs.
Site A
This site would contain largely educational uses due to its good land, access and proximity to Tallulah Falls School. Therefore, the music/crafts camp projected for option 2a has been also projected here. This would include the outdoor drama with 1,500 seat ampitheater and economic impact zone of 10 acres along U.S. 441. Also, included would be the public area containing the picnic grounds, overlook and power museum.
Site Band C
Because of its Iimited development suitabl ity, these sites would be restricted to low density recreational uses as in the other options. Therefore, the same activities proposed for options 2a and 2b are also proposed here.
Site D
This site is most suitable for dense development. Therefore, it would be able to sustain the high demand for commercial facilities generated in this option. This would include the motel/hotel/restaurant, the visitors center, 30 shops, large outdoor community area and 20 acre economic impact zone for local merchants to bui Id additional faci Iities according to a development plan.

Site E, F, J and K
These sites would remain as public day-use recreation as in the other options, including the stay-use camping area in
site F and the roadside rest in site J.
Sites G, H, and I
As discussed in PROGRAMS/CONCEPTS, this area would serve a more transient population due to its high accessability. However, it has limited development suitability. Therefore, a stay-use institute has been proposed consisting of eight living clusters of 10 units each, with auxiliary administration, dining, activity buildings and outdoor recreation areas. Parking is assumed to be centrally located making the clusters of a walk-in nature.
Site L
This site has been projected to contain 30 large cottages, each on 2 acre lots. These cabins would presumably be a part of the institution resulting from the development on
sites G, H, and L

~ CN

$1,040,000

$ 467,000

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3,830,000

20,000

83,000

568,000

100,.000

100,000

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800,000

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$1,040,000

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190,000 2,412,000
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83,000

83,000 m

212,000

120,000

212,000 ."

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11 0,000 455,000
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150,000

11 0,000

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630,000 $5,204,000

670,000 $5,317,000

165,000 .C:~.D, f..C~..D.,.

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DEVELOPMENT COSTS

MANAGEMENT & FINANCING

1

In this option, Georgia Power covld finance and manage the entire development. However, the costs at this level of development----Iess than any other option except #3----are relatively substantial enough to call to question whether Georgia Power would assume major responsibility. It is clearly outside the scope and range of development Georgia Power presently undertakes. There are other alternatives to realizing this development, however. Georgia Power could develop and manage portions of the development---perhaps the museum, visitors center, and campground---and negotiate with the Statp, to develop the balance and designate it as an Historic and Scenic Park. Another possibility would be to consign to a private developer the revenue generating facilities

In this option, the Power Company could develop and manage the public recreation areas, including the museum; it could negotiate with a not-for-profit institution{s} for the development and management of the cultural and educational center, including the Outdoor Drama; and it could discuss with the Authority the possibility of it developing and managing the primitive recreation area and perhaps the commercial area. And, under its current leasing policy, Georgia Power could lease second home lots at the north end of the site.

As in Option 2a, the main participants in this development would be the Power Company, the private developer, and the Authority. The Power Company could sponsor the economic impact zone and public facilities at the south end of the site, and negotiate with a private concern to develop the second home community. Conceivably, the Authority could develop the balance of the-Iand----or manage its development through various private developers ----including the public recreation areas, cultural and educational complex, the rental cabins, and perhaps even the commercial development, including the hotel/motel.

3

This option has two main participants, the Power Company and the private developer, as well as the opportunity for participation by the local private sector. The Power Company could lease, sell, or maintain an equity position with a large private developer for the construction of the resort community. Georgia Power, perhaps in conjunction with the Authority, would maintain strict development standards and controls. The Power Company could develop and manage the public areas, as in Option 1, or negotiate with the State for their participation.

This option could conceivably come under the auspices of a new development entity, with Georgia Power providing the land and the Authority formulating the plan and participating in some of the new institutions created there. Too, the private sector, especially the town of Tallulah Falls, would have to be centrally involved. But, because this option suggests a "total institution II , control would have to be central. A longer planning period would be necessary, and while financing and management is approximately the same for both
Management Approaches 4 and 5, it would take longer to develop #4, as it would evolve through experimentation

FEASIBILITY

1

AU of the activities in this option, with the exception of the museum and the visitors' center, have been identified as being in short supply and they cater to the pass-through traveler. While this is a low capital investment option, there is only one primary income earning activity, camping, which should provide an adequate return on investment. The museum and visitors' center would also cater to the pass-through traveler but should increase the number of travelers who would make short stops in the Gorge area.

This option involves much greater investment capital than does Option 1 The motel facilities, second homes, beach, nature trails, and camping facilities have been identified as being in short supply. The income earning capacity of this option is very great. If successful, the Outdoor Drama would more than support the recreation and commercial facilities. The music/crafts camp would also increase the utilization of the other facilities. The Outdoor Drama, because of development costs, would be a high risk venture, highly dependent on scri pt, management and promotion

Though the second home community is not considered in the estimate of development costs, it would have considerable impact on the other facilities, since the expendatures of second home owners would significantly increase the level of expendatures in the Gorge area. It is probable that the motel/hotel and rental cabins would encounter a problem with seasonality. However, if the attendant recreation facilities operate on a year-round basis, these facilities should operate at a 50% to 75% occupancy.

3

This option requires the lowest development costs since most of the area will be leased or sold to a private developer. The extent of the revenue generating activities is confined to the campground, and it should provide adequate revenue to make its development feasible.

This option has the highest development costs and the greatest amount of both commercial and unique facil ities. The commercial development appears adequately feasible judging from other areas with an outdoor drama, though with more activities, an inadequate winter market is likely to develop. If the music/drama/crafts educational facility and the stay-use 'institute ' are year-round activities, however, these problems of seasonality should be able to be overcome. There is not enough information at this stage to predict the revenue generating capacity of the institutional uses proposed for this option.

total

ability to

direct

labor

overcome

employment intensity seasona Iity

diversity

holding power

OVERALL TOTAL IMPACT

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NOTES ON ECONOMIC FEASIBILITY & IMPACT
The nature of the economic anal.'sis performed in this study does not provide an adequate basis for a precise evaluation of economic feasibility; revenues in excess of costs sufficient to provide a normal return on equity. Therefore feasibility has been assessed on the basis of the ability to meet present demand and has been predicated on the assumption that whatever is done will be done well and promoted adequately. It should be noted that revenues from the sale or lease of the land or facilities proposed by any option have not been considered in the assessment of feasibility.

The important point from the analysis of impact is that for recreation to be a significant stimulus to the local economy, a balance is needed in the recreation resources provided by the area which will bring large volumes of visitors and other facilities (motels, restaurants, entertainment, commercial shops) of a labor intensive nature which create employment and capital accumulation in the local area.
MOVEMENT SYSTEM

The six indices employed in assessing the overall impact of each option are based on the impact determinants discussed in BACKGROUND. These indices are: (1 ) the direct employment resulting from the development, (2) the labor intensity of each option (based on the labor intensity of the activities and not on the total employment provided), (3) the diversity of the activities in the option, (4) the holding power of the activities (or the ability to keep people in the area) in each option, and (5) the extent to which seasonality can be overcome by the activities in each option. On the basis of these five indices, a judgement has been made of the level of overall relative impact of each option, rather than try to make some form of quanti fied measure.
It should be noted that the following considerations were made in evaluationg the various indices which resulted in the overall impact level: (l) The impact is small if the recreation activities cater to day-use or pass through tourists. (2) Complementary facilities lengthen the average stay and increase total expendatures. (3) Vacation homes have a high impact on the local community, by increasing the tax base of the area, and increasing the effective spending area of the local region.

Optlon 4/5 has indicated a movement system running the length of the development in a north-south direction. This system would be primarily to carry tourists to and from major nodes of activity such as the incline railway, the town, the swimming beach, etc,. However, it would also serve as a scenic and interpretive amusement type' ride for viewing the area, especially at points along the rim of the gorge. It is projected the system would make use of the old Tallulah Falls Railroad right-of-way south of the existing train station, cross the gorge at the dam, and then use existing roads and new rights-of way along the lake with a spur serving the commercial core. Study has shown that paving the right-ofway and using electrically powered vehicles would be the most economical and flexible type of system.
The system would have to cross U.S. 441 at the train station where a stop light and pedistrian crosswalk are proposed Also, equipment now on the top of the dam would have to be elevated to allow passage of the system over the dam. Other means of crossing the lake would be via a pontoon bridge or simply to allow two separate systems to run on either side, connected by a pedistrian walk across the dam.

'NhiIe such a system would require considerable development and operating costs it would help generate additional demand and holding power for the areals other activities and, with adequate parking, allieviate a serious traffic problem on U.S. 441 which would come with such a scale of development. The system could be included in any of the options pending further studies of feasibility. The proposed
system is outIined in detail and a cost estimate is provided
in APPENDIX D.

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Suggestions are difficult to articulate because at every turn one is faced with a dilemma through which runs a fine line pointing to an optimum solution.
First comes the central question: to develop or not develop? The economic and ecologic data presented in this study shows the area to be delicate in terms of development feasibility, but not prohibitive. This suggests one important point: that much can be done if it is done correctly. This means qual ity physical design, development, management and promotion, even at the greater risks of front end costs.
tv'ost of the land is suitable for only primitive development. Nevertheless, pressure for sophisticated development can be expected, together with the registered demand for qual ity, public recreation areas. The public wants access to such spectacular and primitive surroundings.
Thus, the central question is resolved by admitting that planning and control will be necessary to protect the Gorge and the region----no matter what the development, sophisticated or primitive----from the wreckless abandon and intrusion of the developer and/or the general public.
How? The following general and specific suggestions are submitted as guidelines for procedure and direction.
Development options in this study are based on postulations about potential land management policy of the Georgia Power Company. The five management approaches, the basis from which the development options were derived, are problematic in that they do not represent final, adopted policy of the Power Company. The fi rst task of the Power Company will be to analyze the management approaches and use their inherent
olic assumptions to formulate and finalize a cor orate olic and set of management rind les vis-a-vis the Gorge and t e region. This policy formulation perio wi quick y recognize that every development option, while not totally inclusive or

exclusive of the Power Company's present land policy, is questionably outside the immediate capability of it to finance. However, methods of financing should evolve from policy declaration, and the absence of any policy vis-a-vis the Gorge and the region will only result in random development, the ultimate cost considerations of which the Power Company has to be concerned.

The 8,000 acres surrounding Lakes Tallulah, Tugalo, and Yonah, pending the land swap with the U.S. Forest Service, should be considered as a single unit for planning. This area is clearly differentiated from the upper three lakes in terms of uniqueness, amount of development, physical boundaries, access and, it must be added, social boundaries vis-a-vis attitudes toward public use and privacy.

There will necessarily occur after submittal of this study a four or five month period in which the Power Company and the Authority must work concurrentl to explore and investigate the many possi i ities suggested herein. ther e ements of the public and private sector, to include the U.S. Forest Service, major land holders in the area, and private developers, must be given time to respond to the study. Too, considerable time would be required to explore more thoroughly Development Option 4/5. This exploration period must be conclusive in that the Master Plan cannot be undertaken until policy, plans, and methods of financing are ascertained.
During the exploration phase, the town of Tallulah Falls and the Tallulah Falls School should playa participating role with the Power Company and the Authority. Additionally, the town of Tallulah Falls must begin concurrent resolution of the way it will participate in any considered regional development. Primary to the town1s commitment to a development program will be the commissioning of a town plan. Without a town plan--which would reflect the town1s role in the larger development--it will not be able to define its economic mission and thus stands the chance of not profiting from the surrounding development. In effect, Tallulah Falls must take certain measures to insure that revenue coming into the region is not siphoned away from the community because of its failure to be a part of the total regional development. The Authority may be in a position to assist with the development of a town plan.

A Tallulah Gorge preservation zone should be established to
include the Gorge itself, its edges, including some private property on the south side and the upper slope on the north side, shown to be under considerable ecological stress. A detailed study should be undertaken to discern methods of population control and points of public access into the Gorge.
Tallulah Falls Lake cannot withstand too much lakeside development or public fishing or its water quality will be endangered. Therefore, all development must occur away from the lake's edge, except for a possible boatdock and swimming area. Both should be carefully regulated. No power boats or additional development should be permitted on this lake.
Lake Tugalo, Lake Yonah and the Chattooga River should also be prohibited from development and power boating. However, upgraded controlled access to this area should be provided with wilderness types of recreation and a spot of egress for canoeing on the river.
Further detailed studies of treatment areas are suggested to assess actual development impact on the upper three lakes, pointing to the importance of adoption and enforcement of environmental standards and controls within that area. Certainly no additional development is recommended, and it is not inconceivable that development of Lake Burton and Lake

Rabun will have to be "thinned out ll if they are to be saved from ecological disaster.
Shorefront cottages have been found to endanger water qual ity and prohibit access by the public to the lakes. Therefore, no further shorefront cottages are recommended for any of the Six Lakes.
However, there is a growing demand for second homes, and it is suggested new forms of land use, such as cluster communities with common lake access should be considered as an alternative to prov iding second home Iiv ing dwe II ings. Th is becomes somewhat of a necessity in that the area around the Gorge is not suitable for septic tank sewage treatment because of limited and few adequate drainage fields. Therefore, package plants or large systems with treatment ponds are suggested.
Other opportunities for innovations with waste disposal through recycling are possible and should be studied further. This especially pertains to the Gorge area where recycling could provide irrigation to the adjacent hot and dry south facing slopes, thereby increasing the resistance to the impact of development.
Certain forms of agriculture, such as horticultul:e, have been shown to be feasible in the region. Since this represents a viable economic development tool, it should be studied further.
An outdoor drama and educational/cultural center and camp appear to be feasible, but development should be confined to the south side of the Gorge. While financing and promotion are important to this development, a competent pre-planning stage and more detailed feasibility studies will be required.

The Wallenda Walk cable serves no function except as an eyesore, and it should be removed. And since the area to which the cable is affixed on the north side of the Gorge is not recommended for development, it should be replanted and restored as soon as possible.
Movement in to and out of the area is now and will be an even more serious problem. U.S. 441 needs at least a stop Iight near the railway station and adequate parking for the pass-through traveler. A good parking plan with good pedestrian ways would help alleviate the problem. In cases of substantial development the 'tramway system would be a necessity more than a luxury and should be further studied. Additional study is also needed as to the feasibility of a scenic road connecting U.S. 441 south of Tallulah Falls School to Toccoa, especially so given the potential of heavy development on the south side of the Gorge.
The Tallulah Falls area has shown to be rich in history, and, while historical continuity is a legitimate objective in the development of any area, in this instance, it would not mean an exploitation of the Tallulah Falls golden age at the turn of the century, i.e., "turning back on the falls", and other cosmetic treatments. Continuity, rather, refers to the role of Georgia Power in the area and the role of Tallulah Falls in supporting quality recreation and institutional facilities. While it is unfeasible to restore the remaining historic vacation homes, the springs which served them should be reactivated for publ ic use. The hydroelectric development in the area is one of the outstanding attractions, and both a museum to illustrate the story of the power development, and the history of the area are suggested. Too, power plants in the Six Lakes region should be registered with the Historic American Engineering Record.

Economic development should be considered a legitimate and vital part of any ultimate development plan. To accomodate this, economic impact zones have been presented in various options for the purpose of providing sites for local merchants and developers to garner participation in the secondary demand markets generated by the primary development activities. It is suggested further detailed attention be given to these auxiliary development opportunities.

It is difficult to conclude a study which is meant as a beginning, so this section will focus, only briefly, on giving the reader a final perspective of where this document brings us, and what the most immediate course of action should be.
First and foremost, it cannot be forgotten that this is only a study. It affords the Power Company and the Authori ty management data, some of it hard and unalterable----such as the economic and ecologic findings----the remainder soft---such as the postulations about management approaches and development options. It tells us what we have, what pressures are upon us, and affords us some perspective of a vision for the future.
This study, then, gets us to the point where we have to begin making decisions about policy, about management.
Nevertheless, the reader may be tempted to presume optimum, final solutions in this study. He should be cautioned against such simplistic thinking. For instance, there is no certainty that any management approach or development option, as outlined in this study, is clearly within the sole capabil ity of the Georgia Power Company.
And if the reader further presumes, it is up to Georg ia Power, alone, to lido something about the Gorge II , then we caution him to remember that guidelines for factoring societal and ecological considerations into the corporate planning process are few in number and vague in content. Many may argue that "corporate social responsibility" should be increased as a means for alleviating perceived social and environmental injustices. However, no one has yet developed an operational formula for determining when "social responsibil ity" becomes "managerial dereliction" because of unproductive expenditures of stockholders and customers resources. There is simply no easy answer to the question of "how much corporate social responsibility is enough II

No, this study gives us a cross-section of the problem. And if it reveals anything to us it is that we must not delay in developing policy and a course of action vis-a-vis Tallulah Gorge and the Six Lakes region.
Now is the time to bring together the real and potential participants, public and private, and systematically evolve a policy for the Gorge. Now is the time to experiment with the several combinations of the development options, to further research costs and explore funding, to define development criteria, and postulate short and long range goals.
In essence, it is time to begin working with the facts reported by this study.
Finally, in this conclusion it might be well to state, forthrightl y, a bias of the Authority.
For some time it has been the opinion of the management of the Authority that change, dramatic change, has got once again to become an appropriate venue for social action in this country. Institutional and social stress so abounds in our nation, we have suffered at the paralayis of crisis and reaction, and the mounting conflicts and circumstances in which we find ourselves seem to preclude doing new things, in new ways.
We believe Development Option 4/5 gives the Power Company and the Authority an interesting and challenging alternative, very worthy of exploration.
We say this because implicit in that option is the notion that we. can create a positive, enriching environment, one that would be better than the alternatives of urban life and rural Iife, as we experience them today. The question is: can we bring together the many disclipines needed to design and construct an environment which will accomodate the life-style of the future?
And do we want to try?

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IX

BOOKS~ ARTICLES, MONOGRAPHS
I. Appalachian Regional Commission, Appalachian Data Book, vols. 2,7,10, and summary volume, April 1970.
2 Appalachian Regional Commission, Appalachian Highlands Recreation Study, Phase I, Inventory and Analysis, Appalachian Regional Commission August, 1968
3. Appalachian Regional Commission, Appalachian
Highlands Recreation Study, Phase II, Proposals for
Market Analysis and Feasibility Studies, Appalachian Regional Commission. May, 1969
4. Appalachian Regional Commission and Dieston, E.S. and Associates, Highway Transportation and Appalachian DevelopmE~nt. Appalachian Regional Commission Research Report No. 13, Sept. 1970
5. Atchison, Jere L., Demand for Outdoor Recreation
Training Manual. Bureau oTBusiness and Economic Research, Georgia State University. Atlanta, Ga. Comprehensive Outdoor PI an 1970. Progress Report No.2, Nov. 13, 1970.
6. Baker, John A. , Guide to Federal Programs for Rural Development. Indepenaent Bankers ASsoci atiOnot" America, Sauk Centre, Minnesota, 1971, p.573

7. Buchanan, W. Wray and Wischmann, George C., Tourism Development in the Georgia Mountains Area, County Supplements. Bureau of Business and Economic Research. University of Georgia, Athens, Ga. Trave I Research Study No.6, 1967.
8. Bureau of Outdoor Recreation. U. S. Department of the Interior. Federal Outdoor Recreation Programs and Recreational-Related Environmental Programs. February, 1970. p .226
9. Bureau of Outdoor Recreation, U.S. Department of the Interior. Federal Assistance in Outdoor Recreation. publication No. I , Revised 1970
10 Bureau of Outdoor Recreation, U.S. Department of the Interior. Private Assistance in Outdoor Recreation. 1970
\I . Bureau of Outdoor Recreation, U.S. Department of the Interior. Outdoor Recreation Space Standards. March 1970
12. Champlin, James R Access and Quality of the Enviroment Outdoor Recreation Research Study No.6 prepared for the State Planning Bureau. Institute of Community and Area Development, Department of Park and Recreation Administration, University of Georgia. June 1967
13. Champlin, James R. And Murphey, Elizabeth D., Outdoor Recreati on Research and Educati on. Outdoor Recreation Research Study No.9 prepared for the State Planning Bureau. Institute of Community and Area Development. Department of Park and Recreation Administration, University of Georgia. June 1967

14. Clawson, Marion, and Knetsch, Jack L. , Economics of Outdoor Recreation, Baltimore: The Johns Hopkins Press, 1966.

15. Conway Research, Inc. Atlanta, Ga. , Travel

Investment Factors In the Georgia Mountains, March,

1971 p.l60

--

16. Danielsen, Albert L. and Floyd, Charles F. SocioEconomic Characteristics ~ the Population to 1980. Outdoor Recreation Research Report No.2'. Prepared for the State Plann ing Bureau, Insti tute of Community and Area Development, Bureau of Business and Economic Research. University of Georgia, June 1967.

17. Division of Planning and Development Tennessee Department of Conservation. Tennessee Statewide Comprehensive Outdoor Recreation Plan, 1969 pAI8
18. Environmental Research Group. Georgia State Comprehensive Outdoor Plan 1971, Compari,son~ Supply and Demand Need And75rCapactiy Analysis. Bureau of Business and Economic Research, Georgia State University Atlanta, Ga.
19. Fantus Company Inc. Industrial Location Research Studies. Appalachian Regional Commission Research Report No.4. Dec. 1966
20. Georgia Department of Labor, Georgia Annual Average Work Force Estimates ~ Area, 1967-1970. May 1971.

21. Georgia Mountains Planning and Development Commission. ~ Guide To The Georgia Mountains. 1970 p .36
22. Georgia Mountains Planning And Development Commission. Georgia Mountains Area Regional Planning Program evaluation and Preliminary Development
pI an. Jan. 1971, p .46
23. Georgia Iv\:>untains Planning and Development Commission. Economic Growth ~ Four Redevelopment Area Counties Through Agricultural ,A,djustment. Oct., 1967, p.IOO
24. Georgia Iv\:>untains Planning and Development Commission and Traffi c PI ann ing Associ ates . A Ma jor Throughfare Plan for Habersham County Urbanized Area, Oct. 1966 -
25. Georgia Power Company. Application!9 the Federal Power Commission For A Liscense For North Georgia Developmenti'rojects: Burton, Nacoochee, tv\Othis-Tenora, Tullulah, Tugalo, Yonah.
26. Georgia Social Sciences ,A,dvisory Committee, Georgia Chunty Population Projections As Developed ~ T e Georgia Social Sciences AdVisory Committee, February 1968. mimeo .
27. Grant, John H.. , Development and Feasibility Program, prepared for Unicoi National Outdoor Recreation Experiment Stati on, October I, 1970
28. Great Smoky Mountains National Park Travel Study, 1956
29. Hansen, Niles M., Rural Poverty and the Urban Crisis, (Indiana University Press: 1970j

30. Hatcher, Robert D. Jr. The Geology of Rabun and Habersham Counties, Georgia. The Geological Survey of Georgia Department of Mines, Mining and Geology. Atlanta, 1971
31. HeyI, R. James. Env ironmento I Resou rces for Outdoor Recreation. Outdoor Recreation Research Study No.1 prepared for the State Planning Bureau. Institute of Community and Area Development, Department of Geography, University of Georgia.
32. Houlshouser, Eugene C., Forecast of Vacation Recreation Traffic on Major Georgia Highways, Bureau of Business and Economic Research, University of Georgia, Travel Research Study No. 10, August 1968.
33. Institute of Outdoor Drama, Impact of Outdoor Drama, University of North Carol ina at Chapel Hill, mimeo
34. Keeling, William B., The Georgia Travel Industry, Travel Research Study No.lI, Division of Research, College of Business ,A,dministration, University of Georgia, 1969.
35. Keeling, William B., Buchanan, W. Wray, and Hein, Polly W. ;Tourism Development in the Georgia Mountains Area, Bureau of Business and Economic Research, University of Georgia, Travel Research Study No.6, 1967
36. Keeling, William B., and Hein, Polly W., ~ Survey of Visitors to Stone Iv\:>untain Park, Division of Research, College of Business ,A,dministration, U University, of Georgia, Travel Research Study No.3, July 1969.
37. McHarg, Ian L., Design With Nature. Natural History
Press Garden City, New York 1969

38. Morrow, James E. Inventory of Recreation Areas Training Manual. Bureau of Business and Economic Research, Georgia State University. Atlanta. Ga. Comprehensive Outdoor Plan-1970. Progress Report No. I, August 31, 1970
39. Nathan, Robert R. Associates, Inc. Recreation As An Industry, Appalachian Regional Commission, Research Report No.2, December 1966
40.Norris, Clio Crosby. Personal Income ~ Georgia Counties: New Estimates ~ Source And Industry. University of Georgia, Athens, Ga. 1970 p.206
.!!- 41. Pickard, Jerome P., N1egalopolis Inevitable. The
Futurist, Volume IV , No.5, October 1970.
42. South Carolina Department of Parks Recreation and Tourism, South Carolina Recreation Guide.
43. State of North Carolina, Summary North Carolina Outdoor Recreation Plan 1970, p.22
44. State Planning Bureau, Program ~ State Policies and
Actions, 1970, Supplement No.2, Georgia State Comprehensive Outdoor Recreation Plan. Jan. 1970
45. Sumner, IVIark R., A Survey of Outdoor Drama Producti on Techniques, Institute of Outdoor Drama, University of North Carolina at Chapel Hill, October 1968.
46. Thompson, John R., Trends !.!!.. Outdoor Recreation
Participation. Outdoor Recreation Research Study No.4 prepared for the State Planning Bureau Institute of Community and Area Development, Bureau of Business and Economic Research, University of Georgia. June 1967.

47. Thompson, John R. and Tritt, Robert E., .Rc.I.e...aLthe
Private Sector. Outdoor Research Stu.cly No. 5 prepared for the State Planning Bureau. Institute .of Community and Area Development, Bureau of BUSiness and Economic Research, University of Georgia. June
1967.

48. Traffic Planning Associates, A Preliminary Highway Plan and Technical Reportsl"=9. Georgia Mountain Region Developmental Program 1965-1968
49. Twin -State Development Association, ~r little Tennessee River Region: Summary of Resources, Tennessee Valley Authority, Junel968.
50. URS Research' Company, Recreation Potential i~ the Appalachian Highlands: ~ Market Analysis, Report No. 14, March 1971

51. U. S. Department of Agriculture Forest Service--

Southern Region, Chattooga River As A Wild And

Scenic River. p. 13

-- -- - -

52. U. S. Department of Agri cui ture, Soils Conservation Service, Guides Used In Making Soils Interpretations Georgia Ft. Worth, Oct. 1965 - -

53. U.S. Department of Agriculture, Soils Conservation Service, Soils Survey, Habersham County, Georgia July, 1968--

54. U.S. Department of Commerce, County Business Patterns And Census of Manufacturers.

55. U. S. Department of Commerce, Bureau of the Census, 1970 Census of Population, advance report. PC (y2)-
12, 35, and 42; PC (Vl)-12, 35, and 42.

UNPUBLISHED MATERIAL OTHER UNPUBLISH ED

PREPARED FOR THIS

MATERIAL

STUDY

57. Alexander, BrlLe. Notes on Recreation Development and S'Jggested RecreationStandards for the Georgia PQ;er Six Lakes ~ Northeast Georg~.~ne 1971
58. Continuum, Inc. Habersham, Rabun and White Counties, Georgia - ~ Historical Land Use Study. Jul~, 1971.

60. Grant, John H. , The Contemporary Evolution in the

Relationship Between Corporations and Society.

May 1971.

-

61. Hatcher, Dr. Robert D. Jr., Tallulah Gorge: A Geologic Study, Evaluation and Recommendation. Department of Chemistry and Geology Clemson University, Clemson, Southe Carolina. May 1971

62. Jenkins, Dr. James H., Water Condition, Fish Populations and High Quality Recreation ~tials

On Six Small Power Reservoirs in Northeast Georgia.

August, 1971 - -

-

63. Makenzie, Archie B., The New South, or What

Colonel Sanders Missed on His March tethe Sea.

July, 1971

---

64. Plummer, Dr. Gayther L., Vegetational Patterns and
Major Habitats in the TaHulah Falls Area: A Survey, ~sis and Inte';-p;:E;tation of co;:;crition . .fune 1971

65. Georgia Power Company, Recreation Plan Exhibit!,.of the Appl ication for License for North Georgia Development, F. P.C. project No. 2354. December 6, 1969, Revised and Supplemented April 1970.

66. Great Smokey Mountains National Park, Summary of Monthly Public Use. 1960-1970, mimeo.

67. Fontana Village, Fontana Dam, North Carolina, Number of guests ~ origin, patron survey, mimeo.

68. Hammaker, John L., Analysis ~f Amenities Preference
in Planned Second Home Developments, mimeo. 1970

69. Horvath, Joseph C., Demand and Supply of Recreation

Activities i.!!. Georgia, 1971-:--

-

70. Iden, George, "Southern Poverty and Regional Economic Growth, II paper presented at the Southeastern Regional Science Association, April, 1971 in Washington, D.C.

71 . U. S. Department of Agri cu Iture, Soils Conservati on Service. Soils Survey, Rabun County, Georgia Publication in progress.
72. U. S. Forest Service, Department of Agriculture. Instructions for Recreation Site Carrying Capacity. Study, Rocky-MOuntain RegTOn.

This study was prepared by the planning staff of the North Georgia f'Iountains Authority under the co-direction of:
H. Randal Roark Dennis Haskell
in association with:
Designers Collaborative, Inc. Iand planning Allen Stovall, principal in charge Deane Rundell, principal in charge Doug Robertson T .0. Duggins Doug Allen Jack Haynes Robert Nichols
Dr. W. Ray Grimes regional economy Dr. AI Niemi economic analysis Bruce Kavan economic analysis computer programming
We would like to recognize the following consultants for their indispensible contributions:
Dr. Gaither L. Plummer plant ecology Dr. James H. Jenkins wildlife ecology Dr. Robert T. Hatcher, Jr. geology Dr. Joseph Horvath recreation inventory Dr. Albert Ike, Jr forest recreation Dr. Max Kaplan lei sure systems Dr. Robert Teare human serv ice systems Dr. John Hammaker............. second home analysis John H. Grant . management anal ysis Arch B. Makenzie development cmalysis R. Bruce Alexander. recreation planning Woodrow Stewart. . !egal council

Project Management Services, Inc cost estimation Continuum, Inc land use history Lawrence Dabney Associates util ities engineering Thomas Lowe Associates aerial photography and
topographic mapping National Graphics, Inc printing
We would also like to thank these participants for their interest and guidance in the project:
Sam Dayton, director Georgia Mountains APDC Larry Whitten Georgia Mountains APDC Lou Greathouse Bureau of State PI ann ing
and Community Affairs Howard Orr U.S. Forest Service Mel Arnhold U.S. Forest Service T W. Green U.S. Forest Service Frank T. Ritche Soils Conservation Service Dr. Wade L. Nutter Forest Hydrologist Gene Steffen Bureau of Outdoor
Recreation Daryl Westerburg, director... Chattahooche National
Forest Allan Hart, former director Georgia Conservancy Dr. Charles Clegg Institute of Community and
Area Development, Univ. of Georgia Dewey Jones State Highway Department Dr. William Keeling, director . Bureau of Business and Econom ic Research, Un iv of Georgia Dr. Eugene C. Holshouser Bureau of Business and Economic Research, Univ. of Georgia Jack Wi Iioughby, manager Appletree Theater Dr. Franklin Shumake, headmaster Tallulah Falls School

Mark Sumner, di rector. Institute of Outdoor Drama University of North Carolina
Cogswell & Hausler Architects, Chapel Hill H.M. Hermelink, president Crescent Land and Timber
Corporation Dr. Pa ul Wendt Department of Real Estate,
University of Georgia
Others who cooperated with the preparation of this study and deserve our appreciation are:
Georgi a Power Company George Edwards Wade Mann ing Joe McKenzie Fred RUl!udge D.N. MacLemore, Jr. Jim McGuffy W. H. Scott and the boys at the dam
The people of Tallulah Falls The Town CO'Jncii of Tallulah Falls The Tallulah Falls Planning Committee
Board of Directors, North Georgia Mountains Authority with special thanks to Mrs. Amilee C. Graves, chairman
And, finally, special thanks go to the staff of the North Georgia Mountains Authority including James Strack, graphics; Ed Fortson, photography; Barbara Monk and Tina Barron, typing; and director Chris T. Delaporte for editing, writing, legwork, Hason, and inspiration.
HRR DH

CONTENTS
DESCRIPTION OF THE AREA ECONOMY
Introduction The South and the Applachian Region The North Georgia Mountains hea Prospects for Economic Development in the NGMA Atlanta and Greenville SMSA'S
RECREATION
CAMPING
COMMERCIAL FACILITIES
Overnight Accommodations/restaurants Development of a Destination Resort Smoky Mountains and Spillover Demand Effects
REGIONAL ATTRACTIONS
Introducti on hea Traffic The Gorge Arts and Crafts Performing Arts-summer stock Performing Arts-Outdoor Drama
SECOND HOMES Second Home Development on Georgia Power Lakes Planned Second Home Communities
CONCLUSIONS

DESCRIPTION OF THE AREA ECONOMY
INTRODUCTION
A consideration of the potential for development in the North Georgia Mountains Areal (NGMA) should include a study of the overall performance of the area's economy as well as the economy of a much wider area which may comprise the market region for the area's recreation facilities. Many economic and demographic variables are associated with demand for recreation. For example, two well known authorities in the economics of outdoor recreation have found that size of population, level of income, amount of leisure time, and transportation facilities are some of the more important determinants of recreation demand. 2 Thus, to assess the feasibility of recreation development in the NGMA it is necessary to characterize its economy--its past and future performance. And in the case of the NGMA one must study the Atlanta and Greenville, South Carolina regions as present and future demanders of recreation in the NGMA.
Another important reason for the study of the economy of the NGMA is to assess the potential impact of development of the area's future economic growth and to determine the area's further recreational activities. Alternative means of developing the area may prove more desirable and effective in terms of the total impact--income and employment generated from the activity. However, it seems meaningful to study the potential for further recreation development in the NGMA and the potential impact on the area since the recreation industry already is very much a part of the area's activities and natural resources for future development are apparently present.

The approach that will be taken is to first characterize past economic growth and the economic growth and the economic problems of the South and the Appalachian Region, of which the NGMA is apart, then to contrast the NGMA with these two larger areas. The reason for this approach is to demonstrate +hat while the NGMA may be considered a poverty in the South and Appalachia 0 The discussion will also include a brief description of the Atlanta Sft.iSA and the Greenville, South Carolina Sft.iSA and its surrounding counties .
THE SOUTH AND THE APPALACHIAN REGION
There have been a great number of studies of the South as a relatively low income region. As one recent study found IIln 1969, the South with approximately 31 percent of the nation's population contained 46 percent of the nation's poor. 113 The incidence of poverty in the South in 1969 was nearly double that in the rest of the nation (see Table I). Over 18 percent of the South's population was classified as being in poverty compared to 9.5 percent for the non-South.
The concentration of poverty within the South is revealed by Table 2. The deep South states all had over one-third of their population in poverty in 1969.
Professor George Iden Iists three major characteristi cs that distinguish southern poverty from poverty in the rest of the
U.S. These are II 0) The proportion of the poor who are
nonwhite is much larger. (2) The poor are much less concentrated in metropolitan areas. (3) Poverty is to a great degree a labor market problem. 114
In 1969, Negroes accounted for 44 percent of the total number of southern poor. With 54 percent of the nation's Negro population the South contained 68 percent of its Negro poor.5

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TABLE 2
lNCID:E1WE OF POVERTY, 1969 STATES IN THE SOOTH

Incidence of Poverty
(percent)

Poverty
Rank in U.S.*

l'fississippi

5l.i.5

1

Arkansas

~8.3

2

South Carolina

~5.~

3

AJ.abama

~2.5

~

North Carolina

~0.6

5

Louisiana

39.5

6

Tennessee

39.3

7

Georgia

39.0

8

Kentucky

38.3

9

West Virginia

3~.6

10

Texas

31.7

11

Virginia

30.6

12

Oklahoma

29.9

14

Florida

28.1~

16

District of Columbia

22.2

23

Maryland

17.~

32

Delaware

16.8

35

'*Rank among 50 states based on incidence of poverty.

Source: lden

Table 3 contrasts the concentration of poverty in metropo Iitan areas

TABLE 3

PERCENT OF POOR LIVING IN METROPOLITAN AREAS BY REGION AND RACE, 1959 AND 1969

South Total White Negro

1959 32.5 30.0 36.6

1969 36.2 37.1
34.7

North and West Tot al White Negro

55.0 49.7 93.0

63.1 56.3 93.8

Source: 24 Million Americans, Table C

for the South, North and West regions. While the percent of poor living in metropolitan areas increased between 1959 and 1969 for all groups except Southern Negroes the percentage of poor families living in metropolitan areas was nearly twice as great for the North and West regions as for the South. Population in general is less urbanized in the South than in the other regions, and poverty in particular is much less urbanized. fv4etropoHtan areas contained only 36 percent of the southern poor compared to 63 percent of the poor in the rest of the U.S.

Though the above figures indicate a high concentration of poor in the non-metropolitan areas of the South, southern poverty is no longer primarily a farm problem. As Iden notes, II the number of southern rural nonfarm families with 1959 income under $3,000 was almost double the number of farm families with incomes under this figure .116 Table 4 presents the distribution of southern families by type of residence in

1959.

Iden concludes that regional economic growth will probably have

TABLE 4

SOUTHERN FAMILIES WITH INCOMES

UNDER $3,000 BY TYPE OF

RESIDENCE, 1959

Both

Nonwhites

Races

Total Urban Rural nonfarm Farm

4,470,700 1,994,200 1,646,700
829,700

1,457,800 764,100 470,400 223,300

Source: Iden.

substantially less effect in reducing southern poverty during the 1970's than it did during the 1960s. His reasons for this
conclusion are: 0) The rapid growth in the 1960's was
associated in part with very strong aggregate demand and high levels of defense spending--conditions that are not apt to be sustained. (2) The shift in the distribution of income within the South toward lower income families may not continue at the same rate. It, too, was associated with strong aggregate demand and with the shift from agricultural to nonagricultural employment. The weight of this shift will decline as it is completed (see Table 7 for figures on the shift froPl agricultural employment in the United States and Georgia) . (3) The composition of southern poverty is becoming more like the composition in the rest of the country-that is, more heavily weighted with groups unaffected by increases in productivity (most notably, families headed by

TABLE ,
PER CAPITA l'ERBCIlAL JNClJIE U.S., APPALACHIA, GECIlGIA, NORTH GECIlGIA HllIlNTAINS AREA,
AND saJTII CAROLllIA AREA, SELECTID YEARS, 19,9-1969

1222
Percent of

Per

U.S.

Area

capita Per Capita

United State.

2,16J. lOO

Appalachian Region

1,661

77

Georgia Total

1,S97

74

Non-AppalaChia

1,670

77

Appalachia

1,244

,8

North Georgia Mountain.
Bank. Dawaon Fannin Forayth
Franklin Rabaraham Rall Lunpkin Picken. Rabun Stephen.
Tolin. Union l'lhite
Atlanta lilSA

1,067

49

1,171

,4

1,077

SO

1,ll8

,2

1,200

,6

1,22S

,7

1,,72

73

1,197

SS

1,0,7

49

1,OSS

49

1,,33

71

844

39

797

37

1,olS

47

2,309 107

South caro:una

Area

Greenville S>ISA 1,688

78

Anderaon

1,628

7,

Occ:mee

1,200

,6

Spartanburg

1,,82

73

!22a Percent of

Per

U.S.

capita Per capita

2,700 lOO

2,127

77

2,lS3

78

2,2,8

82

1,644

00

966

3,

1,703

62

1,977

72

1,303

47

1,426

,2

1,S73

,7

2,074

7,

1,83,

66

1,4SS

,3

1,SSl

,6

1,920

69

1,098

40

1,286

47

1,280

46

2,989 108

2,446

87

2,207

73

1,791

6,

2,237

81

~cent of

Per

U.S.

capita Per Capita

3,lS9 lOO

2,462

78

2,S32

80

2,668

84

1,871

,9

2,692

8,

1,919

6J.

2,197

70

1,364

43

1,S7,

SO

1,746

SS

2,280

72

2,103

67

1,694

,4

1,727

SS

2,216

70

1,240

39

1,43,

4,

l,m

41

3,377 107

2,884

91

2,324

74

2,066

6,

2,678

8,

!22

Percent of

Per

U.S.

capita Per Capita

3,699 lOO

3,132

8,

3,179

86

2,788

76

2,862

78

1,834

,0

2,262

6J.

2,188

,9

2,730

74

2,,20

68

2,292

62

2,lOO

,7

2,'73

70

1,788

48

2,092

S7

1,9,4

,3

3,993 108

Average AnnuaJ. Percentage
Clulnge
19,9-69
7.1
9.6
19.8 13.8 16.6 6.4 7.4 7.9 7.4 ll.l ll.7
9.9 6.8 ll.2 16.2 9.3 7.3

Source: 19,9 through 1967 (except Banko and Rabaraham counti..), Appalachian Regional Collllliion, An~cllian
rm:>. Data ~ Volume. 2 and 10; 1969, U.S. 'Department of CoIlIIlarce, Office of Bu.ine EconomiCSJUne 8,

Georgia
Atlanta SMSA
North Georgia Mountaina Area
Banks Dawaon Fannin Forayth Franklin Habaraham Rall Lumpkin Pickana Rabun Stephen. To1ll1. Union White
Greenville, S.C. SIISA
Anderson (S.C.)
Oconee (S.C.)
Spartanburg (S.C.)

TABLE 6
POPULATIlJI
GECIlGIA, ATLANTA SIISA, NORm GElRGIA HllIlNTAJNS AREA, AllD saJTII C.AROLllIA AREA

Total 1970

Percent

Change

1900

19SO

1970

1900

Net Migration
1900-66

4,,89,'7,
1,390,164
199,761
6,833 3,639 13,3'7 16,928 12,784 20,691 ,9,40, 8,728 9,620 6,327 20,331 4,S6, 6,8ll 7,742
299,S02
10,,474
40,728
173,724

16.4
36.7
12.9
,.2 1.4 -1.9 39.1 -3.7 14.2 19.4 20" 8.1
]lDl.7" 0.6 4.6 ll.6
17.1
7.1
1.3
10.8

14"
39.9
6.9
-6.3 -3.3 -10.3 10.6 -8;1 9.4 24.0 10.1 0"
-,.,0.4
10;,
-ll.O 16"
22.9
8.6
3.0
4.3

99,000
123,600
0
1,200 -300
-l,lOO 2,000 -700 -200 lOO 0 -300 -300 -300 200 -lOO -200
-ll,3OO
-1,600
-l,lOO
2,000

Percent Urban 1970
00.3
,9.1
14.1
0 0 0 0 0 14.6 26.2 30" 0 0 34.3 0 0 0
7,.9
40.9
30.0
37.,

Percent Nan-White
1970
26.2
22.6
6.7
6.8 .2
1.3 1.0 12.3 6.0 10.3 2.4 4.1 1" ll.9
0 0 ,.9
lS.3
18.2
10.0
2l.1

Source: Colum. 1, 4 and " U.S. Department of Comerce, Bureau of the Cenaue, !27Q. Cenau. of Population.
Final pOulation C01ln!2:zQC(VI)-12 end PC(VI)-42 (Ravi.ed); ColUlllll " U.S. Departllllllit: of Commerce,
&;aU a the Cenaua, 0 ~ 2! Population. ~ Population Charactariatics, PC(V2)-12
and PC(V2) -42.

females, particularly those also nonwhite).7
In analyzing the Appalachian region most writers stress the isolation of the region from the developing areas--
physical, cultural, and economic isolation. k one author
notes, with the highly industrialized and urbanized Midwest and Atlantic megalopolis surroundi.ng it II Appalachia appears more and more as an island of distress in a sea of affluence. "8
This isolation, coupled with essentially the same economic problems of the South, has resulted in slow economic growth in the region (See Table 5 for income growth in the Appalachian region). Like the South, Appalachia's employment structure has been neavily weighted in the declining and slow-growing sectors (agriculture, personal services, textile manufacturing, and sawmill and planing activities). Hansen concludes that the region's relative isolation, its unfavorable industry mix, its failure to develop growing cities with attractive external economics, and its neglect of its human resources have combined to discourage more rapidly growing and better paying industries--particularly in the tertiary--from location in
Appa Iach ia .9 k a resu It, he concl udes that IIfor many of
its residents outmigration has been the only feasible response to high levels of unemployment and underemployment (underutilization) and low levels of income. II
NORTH GEORGIA MOUNTAINS AREA
The NGMA resembles the South and the Appalachian region in many respects but differs markedly in some aspects very important to the future of its economic growth. Like the South and Appalachia, the NGMA is generally a poverty area. For example, in 1959 per capita personal income was less than 50 percent of U.S. per capita income in 6 of the 14 counties (Table 5). The highest income county in 1959 had a per capita income on Iy 73 percent of the U.S. figure.

For the Appalachian region and Georgia per capita personal incomes were 77 percent and 74 percent of the U.S. average respectively.
However, unlike the Appalachian region Georgia and the NGMA have recently experienced rapid increases in per capita income In 1967, the last year for which comparable data are available, the Appalachian per capita income had increased from 77 percent to only 78 percent of the U.S. average compared to 80 percent for Georgia. In the NGMA 4 counties still had incomes less than 50 percent of the U.S. average, but in 4 counties per capita income exceeded 70 percent of the U.S. average. By 1969 the latter was the case for 5 of the counties. In terms of the average annual percentage increase in per capita income, 12 of the counties had higher retes for the period 1959-1969 than did the U~S as a whole.
However, these figures do not hide the fact that the per capita incomes of most all these counties were still very low ( rang ing from $1 , 788 to $3, 179 in 1969 compared to $3,699 for the U.S.). And in fact, for 11 counties in the NGMA the absolute gap between their per capita income and that for the U.S. has increased since 1959.
When discussion relative changes in per capita income for various areas one must note the possible effect of population changes. In comparing the income figures for the Appalachian region and the NGMA this is particularly important. One factor which can influence the level and rate of change in per capita income is the occurrence of population changes. For example, an area may experience a rapid rate of increase in total income which may offset by a rapid increase in population resulting in little change in per capita income. The reverse may also occur. Total income may remain relatively stable but because of a great population decline per capita income may rise appreciably. The latter is a real possibility in areas of high unemployment and underemployment which tend to promote outmigration.

TAILE 7
TOTAL EIIPLOTllEIIT IIOIl-AClICULTUllE EIIPLOTllEIIT AND AGRICULTUllE EIIPLOTIIEIIT
U. S., GEORGIA, AND IIllRTH GEORGIA IIllUIITAIIIS AREA 1940-1950 .nd 1950-1960

Tot.l EIIplOJ1181lt

1940

1950

1960

(000)

Percent
Chana 1940-1960

Non-Asricnaltar. IIIplOJ1H1lt

1940

1950

1960

(000)

Perc.nt
Chana. 1940-1960

Asricnaltur. IIIplOJ1Mftt

1940

1950

1960

(000)

P.roent
Chana. 1940-1960

United St.te. 45,575.8 57,474.' 66,572.6

46

36,945.1 50,557.2 65,945.9

78

8,450.7 6,917.7 4,256.7

-42

Georai.

1,107.4

1,292.6

1,450.9

51

751.9

1,026.7

1,350.6

82

575.5

265.9

120.3

-68

North Georai.

Mountain. Are.

46.8

54.6

60.2

29

lank.

2.3

2.5

2.5

0

Devaon

1.2

1.1

1.1

-8

Fannin

3.8

4.5

5.7

-3

Forsyth

5.2

3.6

4.2

35

Franklin

4.5

5.1

4.8

7

Raber......

4.2

5.4

6.4

52

Rall

11.8

14.8

18.3

55

x-pkin

1.6

1.9

2.2

38

Picken.

2.6

2.8

2.8

8

Rabun

2.1

2.1

2.5

10

Stephena

4.4

5.9

6.8

55

Tow.

1.5

1.5

1.1

-15

Union

2.1

2.1

1.9

-10

Ilhit.

1.7

1.7

2.5

35

22.9

57.5

52.8

131

.9

1.2

1.9

80

.5

.5

.8

167

2.0

5.1

5.4

70

.5

1.6

3.4

580

1.6

2.9

5.9

144

2.5

4.2

5.9

96

8.5

12.1

16.8

102

.6

1.1

1.7

185

1.5

2.1

2.5

92

1.0

1.3

2.0

100

3.1

5.2

6.5

110

.5

.5

.9

200

.5

.8

1.2

140

.4

.9

1.9

375

23.9

17.1

7.4

-69

1.8

1.1

.4

-78

.9

.6

.3

-67

1.8

1.4

.3

-83

2.7

2.0

.8

-70

2.9

2.2

.9

-69

1.7

1.2

.5

-71

5.5

2.7

1.5

-57

1.0

.8

.5

-50

1.3

.7

.5

-77

1.1

.8

.5

-73

1.5

.7

.3

-77

1.0

.8

.2

-80

1.6

1.3

.7

-56

1.3

.8

.4

69

Souro.. U. S. DapartlHftl: of C_ro., Offie. of ....in lleoIIoIlic., ~ ~ !!lll!pl!l)'!l!!lt !% CCIUIlty. 1940-1950 ~ 1950-1960. Vol. 5, 1965.

TABLE 8 TRJmlS III llNEIIl'LClY:ImT RATES AND ANlWAL RATES OF CHANGE
III TO'.CAL WORK FORCE AND DIPLOIMENT, 1962-1968

Work Force

Iplo1ment

un6?~tRate

Annual Rate of Change

Annual Rate of Change

1962 196 1966 1967 1968 1962-65 1965-66 1966-67 1967-68 1962-65 1965-66 1966-67 1967-68

United states 5.5 !IS 3.8 3.8 3.6 1.8

1.8

2.1

1.8

2.1

2.5

2.0

2.1

AppaJ.achia

8.7 5.1 4.3 4.6 4.2 0.8

3.3

1.3

0.3

2.1

4.0

1.0

0.5

Georgia

5.6 3.8 3.4 3.4 3.3 3.1

4.8

3.3

3.5

3.6

5.2

3.3

3.6

North Georgia

Maunteins Area

Banks

13.6 8.5 6.0 5.3 3.8 -1.2 10.4 45.3

7.1

0.3 13.4 46.4

8.7

Dawson

11.3 7.5 6.1 5.0 3.8 -1.4

6.5

2.0

5.0

0.0

8.1

3.2

6.3

Fannin

16.0 10.2 10.7 1O~9 8.5 2.3 -4.4

2.7

6.4

4.6 -2.0

0.0

9.3

Forsyth

10.0 6.6 5.7 6.4 6.1 -0.3

5.3

5.1

1.1 0.9

6.4

5.4

1.5

Franklin

5.9 7.3 4.5 5.2 6.4 -1.1

7.8

0.9

5.4 -1.6 11.1

0.2

6.4

Habersham

5.1 3.9 3.3 2~9 2.9 2.5

3.2

3.1 -1.1

2.9

3.9

3.5 -1.1

Hall

5.4 3.5 2.8 2~9 2.6 2.3

4.7

4.2

1.0

3.0

5.5

4.1

1.4

Lumpkin

11.7 5.3 4~4 5.3 4.5 -4.2 20.3 17.8

.4 -2.0 21.5 16.7

1.2

Pickens

9.2 5.9 4.1 4.9 3~8 3.1

2.4

4.4

2.0

4.3

4.4

3.5

3.1

Rabun

9.3 8.5 6.9 6~4 6.1 0.0

6.2

2.5

4.6

0.3

8~0

3.1

4.9

Stephens

8.2 4.4 3.6 4.5 4.7 3.7

4.5

3~3

-1.2

5.1

4.9

2.9 -1.4

TllllnS

15.3 16.7 12.0 12.9 11.7 0.9 -5.3

7.4 -3.5

0~4

0.0

6.3 -1.0

Union

13.2 9.4 7.4 6.1 7.8 8.3

6.3

2.5

4.8

9.9

8.6

3.2

3.6

White

10.1 6.4 5.5 6.7 6.2 1.0

7.4

1.8

8.1

2.4

8.4

0.5

8.7

Source: 1962-1~7, AppaJ.achian Regional COIIIIl1ssion, AppaJ.achian ~!!22!, Volume 2, 1970; 1968, Georgia Department
of Labor, ~ ~ Average ~!!!!:s!. Estimates !lZ Area, 1971.

During the period 1960 to 1966 the Appalachian region lost 606,100 persons, 3.4 percent of its population, through net outmigration. Also during that period per capita income rose by approximately $600 or by one-third. Much of this gain undoubtedly was due to the effect of net outmigration on population growth.
Table 6 gives the population for Georgia and the NGMA in 1970. In addition, it indicates the percentage change in population from 1950 to 1960 and 1960 to 1970, the net migration from 1960 to 1966, and the percent urban and percent nonwhite.
The percentage change in population increased for the NGMA from +6.9 percent from 1950 to 1960 to +1 2 .9 percent from 1960 to 1970. The higher rate of increase in the latter period was partly a result of zero net migration for the area during this period. Seven of the counties lost between 100 and 300 persons from 1960 to 1970 due to net outmigration, and two counties lost between 700 and 1,100. Four counties gained population due to net immigration and had zero net migration. Thus, the NGMA differed from the Appalachian region which, as noted above, lost 3.4 percent of its population during this same period due to net outmigration.
While the NGMA is similar to the South and the Appalachian region in terms of urbanization--only 14.1 percent of NGMA population was classified as urban in 1970--it differs in one respect in that there is a relatively low percentage of the population that is nonwhite, 6.7 percent for NGMA as compared to 26.2 percent for Georgia. Thus, the poverty in the NGMA is predominantly rural white. Also, in the NGMA the percentage of families in poverty with a female head is not as significant as in the South as a whole.
It also appears that the poverty in the NGMA may be classified as rural nonfarm. Table 7 indicates the shift that occurred in employment during the two decades 1940-1960. For the NGMA the number of employed persons engaged in

agricultural dedined by 69 percent from 1940 to 1960. In 1960, agricultural employment represented only 12 percent of the total employment the NGMA.
Table 7 also shows the very rapid increases that have occurred in nonagicultural employment. During the twenty year period 1940-1960 nonagricultural employment rose by 131 percent in the NGMA.
More recently, employment in the NGMA has continued to rise. Table 8 provides the annual rate of change in the work force ~nd employment and the unemployment rate from 1962 to 1968. The rate of change in employment and work force for the NGMA compares very favorably with those for the U.S., Georgia, and Appalachia. As a result of a generally greater increase in employment than in the work force the rate of unemployment fell considerably during the period for all except one NGMA.county. In 1962, the average rate of unemployment in the NGMAwas 10.3 percent. In 1968, it had dropped to 5.6 percent. This greatly improved employment situation most likely to contributed to the slow down in outmigration from the area.
One reason noted earlier for the low income in the South and Applachia is the concentration of employment in the declining or slowgrowing sectors and the resulting low productivity and wages. This same explanation also applies to the NGMA.
The shift from the declining agricultural sector to nonagricultural employment in the NGMA has been noted. This transition, without outmigation from the area, was supported by the rapid increase in job opportunities in the nonagri culture sector. However, recent data still reveal a predominance of employment in low wage industries. For example, manufacturing employment in the NGMA increased by 11.3 percent between 1965 and 1967 and represented 54.5 percent of covered employment in 1967. For the U.S. and Appalachia, the corresponding figures were 10.5 and 36.9 percent for the U.S. and 10.0 and 46.5 percent for Appalachia.

However, value added per production man-hour and average hourly wages of production workers generally were below 60% of the U.S. figures. II The predominance of employment in food and kindred products, textile mill products, apparel, lumber and wood products, and personal services accounts for the relatively low wage levels in the area.
PROSPECTS FOR FUTURE ECONOMIC DEVELOPMENT IN NGMA
One problem with projecting future economic development in an area, particularly a small area such as the NGMA, is the fact that estimates are generally simply extrapolations of past performance, unless sound basis exists for assuming that structural changes will occur. In other words, unless we assume that changes wi II occur in the industrial mix of the NGMA we have little basis for concluding that future growth patterns in the areals economy will much differ from past performance.
Since the shift from agricultural to nonagricultural activity has been so pronounced and since the level of employment in agriculture has fallen considerably (from 24,000 in 1940 to 7,400 in 1960 and probably lower since 1960) the magnitude of any future shift of this type will certainly be less significant. The degree of urbanization and outmigration very probably will remain unchanged at least in the near future. Neither population increases nor the impetus for agglomeration in urban areas will likely generate significantly larger cities in the next decade or so
Income projections have not been made for the NGMA. However, even if the trend of the last decade continues (12 of the 14 counties gained on the U.S. per capita income), the absolute gap between the per capita income in the NGMA and the U.S. will probably increase (the gap increased for II

of the counties between 1959 and 1969). Therefore, if significant gains are to be made to lessen poverty in the NGMA, economic growth at an even greater at an even greater rote must occur in the future.
However, it should be noted that prospects for economi c growth in the NGMA seem more favorable than for the South or Appalachia as a whol e due to the differences in incidence of poverty noted earl ier. Recreation development and its concomitant commercial impact may be the source of this necessary growth.
Based on the impact of water resource development in the NGMA the Water Resources Board of the U. S. Department of Interior has projected relatively rapid rates of growth in the population of the NGMA (Table 9). During the periods 1980 to 2000 and 2000 to 2020, the Board has predi cted population growth rates in the NGMA significantly higher than for the State as a whole. Population in the NGMA is predicted to increase by 52% between 1980 and the year 2000 and by 37% between 2000 and 2020. For the State the correspondi ng projections are 42.1 % and 29.0%.
Forsyth, Franklin, and Hall counties which have high projected rates of population growth are located adjacent to large water resources (Hartwell Reservoir and Lake Sidner Lanier) and lie along or near Interstate Highway 85. Both these factors should continue to spur the economies of these counties. Development of water resources very likely will play an important role in stimulation growth in other counties as well. Stephens County is adjacent to Hartwell Reservoir. And Stephens, Habersham, and Rabun counties encompass the Georgia Power developed lakes and will have close proximity to the Keowee-Toxaway reservoir.
A5 noted earlier, one important determinant of recreation demand is population size. If the projected population growth occurs, aggregate demand for recreation by the

resident of the NGMA should. increase rapidly.

ATLANTA AND GREENVILLE SMSA'S

In the analysis of recreation and commercial activity in the

NGMA that follows in a later section of the study, one observation is that the Atlanta SMSA (Clayton, Cobb, Decatur,

Fulton, and Gwinnett counties) is a major demand region for

recreation in the NGMA. This observation is based on empirical evidence of the recreation participants in the

NGMA. In the analysis, the Greenville, South Carolina SMSA (Greenville and Pickens Counties) and the surrounding

area of Anderson, Oconee, and Spartanburg counties, are

treated as a potenti-al source of urban demand for recreation activities in the NGMA. In this respect, the NGMA differs from many other southern and Appalachian poverty areas in that it is not isolated from growing, highly urbanized areas. Rather it has an urban orientation with potential for greater interaction with the Atlanta and Greenville areas.

~
~
~~
!;

While the NGMA, and in particular the Rabun, Habersham, and Stephens county area, has increasing competition with

i

other areas for the recreation demand of these two urban

p..

areas, sufficient economic growth is predicted for these

areas to generate a great deal anredemand for recreation.

Undoubtedly, the NGMA, which is presently a prime recreation area for Atlanta residents, will feel the impact of

this growing urban demand.

Table 5 presents per capita income in the Atlanta SMSA and the Greenville area. Per capita income in the Atlanta SMSA exceeded the per capita for the U.S. for some time and during the period 1959 to 1969 the average annual percentage increase in Atlanta's per capita income exceeded that for the U.S., 7.3 percent compared to 7.1 percent. Per capi ta income in the Greenvi lie area was lower than for the U.S., but for the period shown in Table 5 its average annual rate of increase has far exceeded that for the U.S.

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Population growth in Atlanta SMSA and Greenville are presented in Table 6. The percentqge increase in population for the Atlanta SMSA was 37 percnet from 1960 to 1970. For the Greenville SMSA the rate of growth was much lower but still very high at 17 percent. The projections in Table 9 indicate an expected continuation of high population growth, especially for the Atlanta SMSA. Obviously, the population estimates for the Greenville SMSA are conservative since the enumerated population in 1970 (Table 6) exceeded the estimated population for 1975 (Table 9).
If such high rates of growth in income and population continue as projected in these two urban areas, there should be a concomitant rapid growth in their demand for recreation. The possible impact of economic growth in other areas of Georgia, for example Macon and Augusta, as well as areas outside of Georgia, on the level of demand for recreation activities in the NGMA will be treated later and related to the supply of recreation activities in the NGMA. The attempt has not been made in this section of the study to aHocate a portion of the growth in recreation demand to the NGMA. The purpose here was simply to establish the basis, for predicting the potential demand that may be expected from the areas analyzed.

Growth. II Paper presented at the Southeastern Regional Science Association, April, 1971, Washington, D.C., p.3 The definition of poverty is that establ ished by U.S. government agencies.
4Ibid., p.5.
5Ibid., p.5.
61bid ., p. 7
71bid . , p. 23.
aNiles M. Hansen, B.w:al poyerty...aod 1:h.e..llJ:bao. Crisis,
(Indiana University Press: 1970), p. 61.
91bid ., p. 105.
10lbid.
II U.S. Department of Commerce, County Business Patterns, and Census of Manufacturers.

NOTES
IFor the purpose of this study the North Georgia Mountains Area has been defined to include the following Georgia counties: Banks, Dawson, Fannin, Forsyth, Franklin, Haversham, Hall, Lumpki n, Pi ckens, Rabun, Stephens, Towns, Union, and White.
2Clawson, Marion.
3George Iden, "Southern Poverty and Regional Economic

RECREATION
One of the major problems that one is confronted by in analyzing recreation and tourist facilities is that of determining demand. The major drawback to much demand analysis is that the demand is often conditionedky supply constraints. As a result, measured demand which merely represents past behavior patterns may not adequately reflect consumers' desi res. A large part of the treatment of demand in this paper is based on past participation patterns. While there are theoretical objections to this approach, it is commonly used and has come down as the traditional method of analyzing recreation and tourist demand.
Professor Joseph C. Horvath has sampled demand within Georgia for numerous types of recreation activities. 1 His set of recreational demands for people within Georgia can be used to construct estimates of the average annual occasions of various types of recreation. Table 1 presents the computed average annual occasions at the present time, per person of age 7 and over for the various forms of recreation included in Horvath's study. Using these average annual activity occasions in any given area for various types of recreation facilities y estimates of the total recreation demand in Georgia within varying distances of Tallulah Falls have been constructed and appear in Table 2. A separate treatment of total demand for recreation has also been provided for the three Georgia SMSA'S within 125 miles of Tallulah Falls; Atlanta, Augusta, and Macon. (See Table 3).
The data in Tables 2 and 3 provide estimates of the total activity occasions of various types of recreation.. Of course, not all of this demand will be satisfied in the North Georgia mountains region. Tables 4 and 5 provide estimates of that recreation demand which might potentially be fulfilled by vacations, day trips, and outings in the Georgia mountains. In Table 4 it is assumed that all Georgia demand for recreation

within 50 miles of Tallulah Falls will be fulfi.lled in the counties designated as the North Georgia Mountains Region. 2 It is also assumed that 75% of the demand for recreation in the counties lying between 50 and 75 miles from Tallulah Falls and 50% of the recreation demand in the counties lying between 75 and 100 miles from Tallulah Falls will be satisfied in the North Georgia mountains region. 3
Supply data on the number of annual activity occasions which could be supported by the recreation facilities in the North Georgia mountains region are also available from Professor Horvath's study. Using these supply estimates and the estimates provided in Table 4 on recreation demand within 100 miles of Tallulah Falls which might be satisfied in the North Georgia mountains, a simple comparison of supply and demand has been made in order to generate estimates of the surplus or deficit of the various types of recreation facil ities.
It is apparent from the data in Table 6 that most forms of recreation are in critical shortage in the North Georgia mountains. The present demand in Georgia alone within 100 miles of Tallulah Falls is sufficient to exhaust the supply of most types of recreation facilities. Only in swimming beach, trailer and organized group camping, water skiing, sailing, trout lakes, waterfowl hunting, big game hunting, and bow and arrow hunting would present demand within 100 miles of Tallulah Falls not exhaust current capacity. It should be pointed out that the only marked supply surpluses occurred in water based recreation such as swimming beach, water skiing, and trout lake fishing. This is due in large part to the fact that Horvath's supply estimated include Lake Sidney Lanier and a portion of Harwell Resevoir. These two bodies of water accounted for 76% of the total water acreage in the North Georgia mountains region as defined by Horvath. If one were not to include Hartwell and Lanier because they do not combine water based recreation with mountain scenery, then a critical shortage of water based recreation exists in the North Georgia mountains region.

TABLE 1
AvmAGB AllNUAL OCCASI<ll'S Fm VARIQJS TIPES OF RECRBA.TI<ll'
FOR POPULATI<ll' AGIlD 7 .ABD OVER. 1970

ACmI1'r
8ldBII1ng Pool 8ldDIing Beach Handball Courta Croquet Courts Baseball D1amaI\ds Softball DillllQu:!B So!'cer + Football Fields courts - MaJ.ti-pu1'pOse Traillll." C8IJIp:IDg Tmt CluIt>:IDg Primitive Gulping Organized G1'Ou:p C8IJIping GoJ.t Coarse Termis Courts PiCll1:l.oing Watlll." S1d.:IDg canoe Trails Doold.ng Boating Saillng Urban Nature Trail Rural Nature frail WUdemess Trail BicycJ.e Trail Motor Bicycle Trail
All Terrain Veh:l.cJ.e TraiJ.
Horseback Rid1ng 'fra:l.J. i'rout Fishing stream Trout Fish:l.ng Lake FislW1g StreIIII FislW1g Lake Waterf'Old limt1ng SllIall GIllIe limt:lng Big GIllIe Iimt:IDg Bow + A3:Tow Big CIIIme Hunt:lng Souba + Sk:ln Div:lng Track + Field Mountain Cl1mb:lng withGem' Bird Watcldng + Pbotograplv' Cave Eltplor:lng Watch1ng Outdoor Gaus Sightseeing
VDriisvi.lt.innggtoHrisntar-loraJe/Aroheol?g1caJ. Sitea
Target Shoot:lng
Archer,y Trapp:lng Game Visiting Zoo Visiting Outmor Exhibits Attend:IDg OUtdoor ~s Visiting a F_ Visit:lng lID Arboretum other Land Based Activity &low S1d:lng + Shoeing Sledd1ng + Toboganing Ice Stating &lOlllllOb:l.le Dri'ring Ice FislW1g Othlll." Wintlll." Sports + Aotivities F~ tor Pleasure Sa1JpJ.ane Glid:IDg Kodel Plane + Kite ~g

JUIN1JAL HllHBER OF OCCAS!<ll'S
6.229 6.229 3.311; 0.836 ;.018 3.3hS 2';09 1.673 0.63J. 0.489 0.060 0.190 1';09 0.188 4.187 1.736 0.01ll 3.7;6 3.7;6 0.01ll 2.848 18.1188 0.2;; 3.391 1.322 1.089 1.362 1.hS4 1.hS1I 3.096 3.096 0.031 J..734 0.h39 0.04; 0.021 0.968 0.049 11.926 0.Oh3 6.h69 7.0;2 1.963 13';h; .;36 .230 .016 0.29h 0.762 0.137 1.117 o.lOh 1.962 0.021 0.224 0.003 0.000 0.000 0.017 0.027 0.017 0.042

TABLE 2

i'O'.rAL DEH&HD 1II G1D1GIA FeB VJRIaJS 1'!PES OF ltDEATIaf
WImDt VARYIIIG DISUCBS OF v.wJLAJl FAIU. 1970
(n-d. IIpreBHd :In Jmmal Actin-V OCoas1Cl118)

SO JtileB

75 HU.e8

100 Hilea

sm.1Jlg Poo1II

1.12;.796

2.767.191

1l.bl6.80S

~Beaah
B8Ddball CovtIt

1.12;.796 604.;;9

2.767.191 1.48;.993

1l.bl6.80S 6.130.874

CI'oquet Coarte Banb8ll m-ds SCltt1l&ll DJ _ d e

lSl.094 906.298 604,;;9

371.387 2.229.211 1.J,8;,993

1.;32.260 9.197,226 6.130.873

SOccer ad Football F:l.elds

hS3.464

1.114.606

4.;98.613

Courts - a.J.t:l.-pazpoee

302,370

743,2J.9

3,066.3;3

!raUc'~
Tat C8IIP,pmg

114.044 88.379

280.317 217.23;

1,156.;26 896.262

Pr:lId.t:l.ve C8IIp:l.IIc Organized Qroap C8IIp:IDg

10.844 3Jl,3Jlo

26.6;; 84.l6

109.971 3J,8.24J.

Oolt CGaree

272.729

670.363

2.76;.766

!eaD:l.8 Courts

33.978

83.;18

344.S7;

l'1cIdo:IDg

7;6.737

1.860.ohS

7.6711.130

Watlll." S1d.:IDg

313.7;6

771.206

3.181.822

CaIloe ~ DooIdDg

7.410 678.8hl

18.2J.h 1.668';77

7;.J.h7 6.88h.173

Boating

678.8111

1.668.S77

6.8811.173

BaUing

7.410

18.2J.h

7;.J.h7

Urban Nature fraU

m.733

J..26S,2Oh

;.2J.9.9J,8

Rural Nature 'fra:l.J.

3,3hJ..h29

8.213,16;

33.88;.67;

W:l.ldenIesa Tra1J. BicycJ.e 'fra:l.J.

h6.087 612,872

113,282 1,S06,h28

h67.376 6,2JS,J.8h

JtJtor Bicycle frail

238,932

;87,289

2,h23.02h

All Tel'rain Veb:l.cJ.e
Trail.
HorsebackRid:IDg Trail.

J.96,820
2h6.l6o

J,83.781 60;,0;9

J..m.970 2.h96,338

i'1'out F:I.8h:IDg stream

262,789

64S,929

2.66h.960

i'1'out. F:l.sIW1g Lake F:l.a!WIg StreIIII

262,789 ;;9,;;6

64S.929 1.37;.376

2,66h,960 ;.674,494

F:l.ah1Dg LIke

;;9.;;6

1.37;.376

;,674,h9h

Target SlIootiDg
Arcbea::Y Trapping QlIIIe
V1B1t:1ng Zoo V1B1t:1ng Ou:tdoor
lilIiIib1ts Attending OIltdoor P'J.a1s Visi'ting a :ram Visiting an ArboretwD
ot.bsr Land Baaed
.&.atin:t)' snow SId.:ilIg + Sboeing SlecId1ng + !o1logaD:1ng
Ice Skat:lng
SI1olIIIlIb1le Jhoi'riDg
Ice J'1sIUDg ot.bsr W:ln1;er ~
+ .&.aUnties ~ tor Pleasure
~lane lIL1d1Dg
!ildel Plane + It1te ~
W'a~owJ. Bmt:lng
SIIall a- Bmt:l.ng
Big lJuIe Hlmt:illg
BClW + .Arrotl Big a -
Hlmt:l.ng SCIlba + SIdD Di'riDg
track + Field
Jbmtain CJ.:IlIIbjng with
Gear BI.1'd Watch1ng +
~ Cave ExpJ.or1Dg
W'atciWIg Ou:tdoor G8mes
s~tsee:1ng
V1B1t:1ng H1stor1cal/
Archeological Sites
Dri'riDg tift" Pleasure

50 HUes 96,61b b1,569 2,692 53,136
137,720 2b,761 201,661 16,796
35b,602 3,795
~,b65
5b2

3,072 b,880 3,072 7,591 5,603 313,39b 79,3b3
8,133 3,795 17b,9Sl
8,856
2,155,bb6 7,772
1,169,175 l,27b,5b3
351,,783 2,bb8,oS6

75 HUes 236,llb 102,176
7,106 l3O,W7
336,513 60,661 b96,219 !I6,2Ol
671,605 9,329 99,510 1,333

7,552 11,995 7,552 18,658 13,772 770,317 195,023
19,991 9,329 b30,027
21,766
5,298,01,2 19,102
2,873,806 3,132,802
872,01,9 6,017,271

lOO HUes 962,b06 b2l,555 29,326 536,657
1,396,629 251,lOO
2,0b7,290 190,616
3,596,O!16 36,b90 blO,556 5,b99

31,1$8 b9,b67 31,158 76,980 56,818 3,178,157 8Ob,62O
82,b78 38,b9O l,77b,196
89,810
21,858,533 78,812
11,856,667 12,925,237
3,597,879 2b,825,913

fABLE 3

muL DllIWID II QJ!IlIUlIA. BHSA.'S wmmr l2S !III&'. OJ' mwJLlB :r.AU.S, 1970
(AtJ.mta, Aquta, md HaoclD)
<-cs J!lIpJ:'eaHd :In .A1mual .&.crtin:t7 OoouiClD8)

!p!I!ID

AJDIUAL BUJIBBR CF OCCASIalS

~.~
am.biI BMoIl
.CoIIi'W JIuIdIa&lJ CcIIIr1le
CIoqut;

JlaeebaU D:"iJ....dlI
:8ef'I;ba11. " - ' e
SOooer _ct J'ootbaU nelda

CaIIria - IIIl.U-purpoe.

!NU.* ClaIWIc _1; 0IIp1ag

~1iL'" OIIpmg

OzpptMd Qroup CaiIpUIg

GQ1t 04Iar. .

~ COiIIrie

PiClll1abIC .

l c.f oea_ 'fr. aU~li

lloc1dDc

Boa1l1Dg

.atar. sawas

Vrbm 'liaz'e !NU

Rar&1

!NU

~.'.raU
J1c7ele. fN:U Ketor B:I.oJcle !rall AU fc'z'a:1n VIIId.cle 'frail

IIR'8e1lack Jl1d:Iag 'fra1l

fl'oat !roat

flaiI:bIS
I'18IdDI

:srt.iuN. I a

J'1aJdaI Sfa'.-

I'18!d.DI :r.u.

lfa~CJK1 Ji'IIa1i:lDI

8IIIJl 0-' JIlarIi1JIc

B1I JlCllf

a..
+_

_ JIiIIBrt1DIc.a

..

BmtiDc

a.ba + SIda D1T.lDc

~ + l1a1Al

JIcIlIDta:1a Cl:'. . . . lI1t1a 0Mr

BUcl lIlIIIcIdac + "tesrPIv
.ca...~

lfaWldas ~.o.u

~.

,Y1ld.~ ~.v~ Sites

Dri'riDc tw Pleuur.

'fIIrptl BMo1iiDc

~ fNpp:1nc

a.e

VU1~Zeo
V1aitiDg Ou.tcIoer BldI1b1ts

.&.~ 0u.1Idlm' l'leiT1I

r:Lwi~ .J'am

y1a11dDg . . . . . .

0Iiba' I.-l Buecl Aotiin:tr

lbRr a:11ag + SIaoeiq
SJedcMng + 'JIoIeope1.,
1Ir1."" roe SIr.a1oiJIc
a:raae-Il'1l1aJJW8II

0UIc' If:lat8r ~ + Aati'f1t1el1

~'fer PJAa.wre

Be1]p1 Gl1d1:q

JIIcI4 J'.I-. + l1.te ~

9,966,369 9,966,369 5,362,73b
1,3~,263
6,Ob1I,903 5,362,73b b,022,161 2,662,169 1,011,625
763,969 96,193 JOb,6JD 2,bJ9,2!a2 3Ol,bo3 6,712,6,36 2,783,171 65,732 6,021,653 6,021,653 65,732 b,565,939 296bo128 'b06:818 5,b.36,b62 2,119,bb2 l,7bS,895 2,183,571 2,.13J.,066 2,331,066 b,963,535 b,963,535 119,699 2,779,96b 703,809 72,lbb 33,666 1,551,908 78,558 19,119,882 68,936 lO,m,166 11,305,836 3,lb7,l02
21,715,1,80 859,320 368,736 25,652 b7l,3bb
l,221,6b6
219,~
1,790,786 166,7311
3,lb5,b98 33,666 359,120 1,,810
0
0
27,256 b3,266 27,256 67,3311

TABLE 4

BS'l'IMA.:rE (Jj' GlOCIlGIA DliHAND FOR ROORE!TICR mmIN 1OO HILES OF w.wLAH FALLS WHICH MIllHT BE S/lfiSFIEll IN NORm GDGIA KXJNTAINS RJiX)ICK
(Demand Expressed in Ammal ActiVit;,v OCcas1oDB)

ACTIVITY

ARHUAL NllMBllR OF OCCASICKS

8Ir.iDa:I.Dg Pools Sll1ImJ1ng Beach
Handball Courts Croquet Courts
Baseball Dialllands Softball D1aD:lnds Soccer + FootbII:U Fields Courts - ~ti-plUllOSe Traller CGlping ~t C8IIping Pr1IIIitive .Call1ping
Organized Qroup CIqling
GoJ.f Course
Tennis Courts
Picnicing
iil.ter Skiing
Canoe Trails DocIci.Dc Boating
8aUing Urban Nature Trail Rural Nature TraU Wlldamen Trail Bicycle Trail
Ibtor Bicycle Trall
All terrain Veb1cle Trail
Horseback Biding Trall Trout Fish1Dg S1inBIl Trout Fiabing Lake
Fishing streaa
Fisb:l.ng Lake
iil.tel'fowl lblting
s.JJ. CluIe lblt1ng
Big GaM lblting Bow + Arrow Big GaIII8 lblting
scUba + S1t:ln Di"f'i%lg
'!'rack + Field Hoonta:ln CllIIIb:lng vi.th Gear Bird Watcb:lng + Pho~ Cave BrpJ.orJ.ng
W&tcb:lng Outwlor am.a
Sightll881ng
Viait1ng HilstorioaJ/Arcbeolec1caJ. Sites Driving for Pleasure Target Shooting
.Arcber1
'l'rapping G8IIIe Vis1t1ng Zoo
Vill1ting OIltwlor Ez:h1b:1.ts Attcd1Dc Outwlor ~11
Villit:Inc a Fa1'IlI
Villiting 811 Arboretum
Otber LaDd Based ActiVi1;)' ImOlI' SId.ing + Sboe:Ing SJ.edd:Ing + foboganing Ice Skating an_bUe Dn"f'i%lg
Ice FiBb:lng
Other Winter Sports + ActiVities F:b'ing for P'l.ea8I1re sailplane Gliding Ibdel Plane + trite ~

6,681,650 6,681,6S0 3,S88,076
896,7Sl S,382,491 3,S88,07S 2,69l,32S 1, 794,S74
676,8S4 S24,S3S 64,.360 203,807 l,6J.8,6S7 201,662 4, 491,26J. l,862,lS2 43,980 4,028,941 4,028,941 43,980 3,OS4,9S8 19,831,486 273,S3O 3,637,417 l,417,9S4
1~168,042
1, 460, 8S7
1,SS9,S3S 1,SS9,S3S 3,320,714 3,320,714
33,2>0 1,8S9,8S7
470,864 48,266 22,S24 l,038,2S9 S2,SS7 12,791,6l3 46,121 6,938,S33 7,S63,848 2,1OS,478 14,S28,123
S74,904 246,694 17,161 3lS,339 817,XJ7 l46,944 1,198,074 1ll,S49 2,104,406 22,S24 24o,2S8
3,218
18,234
28,960 18,234 45,048

'1'.lBLB S

EST.J:MAm OF RJ!mEA.TICK Dl!HAND IN GEalGIA. IH&\I S ~
12S MILF..S OF TALLULAH FALLS WHICH MIGH'l' BE SA.TISFIED
IN NORTH GEORGIA. lDlNTAINS REG!CK
(Atlanta, Augusta, and Macon) (Demand Expressed in ActiVity Occasions)

ACTIVITY

.ANNUAL NUHBm (Jj' OCCASICKS

SWimm:Ing POols SWimm:Ing Besch
Handball Courts Croquet Courts Baseball Dial1mds Softball Dial1mds Soccer ... Football Fields Courts - Multi-pu11lOse Trailer Caq>ing Tent Caq>ing Pr1IIIitin Camping Organized Group Camping
GoJ.f Course Tennis Courts Picnicing
Waterskiing Canoe Trails Docking
Boating
8ail:Ing
Urban Nature Trail Rural Nature ':!rail Wilderness Trall Bicycle ':!rall Motor Bicycle ':!rail All Terrain Vehicle ':!raU Horseback Riding Trail Trou.t Fisb:l.ng Stream Trout Fisb:l.ng Lake Fishing stream
Fishing Lake Waterf'Old Hunting SIJIall Game lmnting
Big Game lmnting BOIl + Arrow Big GEmIe lmnting Scuba + Skin Diving ':!rack + Field l-buntain CliJlIb:Ing with Gear Bird Watch:lng + Photograp~ Cave Exploring Watch:lng Outdoor Games Sightseeing Villiting H:i.storicaJ/Archeologl.cal Sites
Driving for Pleasure Target Sbootdng
Archery
':!rapping Game Visiting Zoo Visiting Outdoor Exhibits Attencl:lng Outdoor ~s Visitdng a Fazm Visiting an Arboretum Other Land Based Activity
Snow Skiing + Shoeing Sledd:lng + Tobogan:lng Ice Skating SnOWlllObUe Driving Ice Fishing Other 1'linter Sports + Activities Fl;y:lng for Pleasure
SaiJ.plane Gliding li:ldel Plane + Kite Flying

4, 993,19S 4, 993,19S 2,681,367
670,142 4,022,452 2,681,367 2,Oll,226 l,341,08S
>OS, 813 391,98S 48,097 lS2,3OS 1,209,621 lSo,702 3,3>6,318 l,391,S86 32,866 3,010,827 3,010,827 32,866 2,282,970 14,820,064 204,409 2,718;,241 l,OS9,721 872,948 1,091,786 l,16S,S33 l,16S,S33 2;,481,768 2,481,768 24,8S0 1,389,982 3S1,9o> 36,072 16,834 77S,9S4 39,279 9, SS9, 941 34,469 S,18S,S83 S, 6S2, 918 l,S73,SSl 1O,8S7,7liJ 429,660 184,369
12,826 23S,672 610,823 109,820 89S,393 83,367 l,S72,749 16,834 179,S60
2,4OS
13,628
21,643 13,628 33,667

The needs of the region for additional recreation facilities are so critical that Horvath estimated that the demand for recreation in the relatively underpopulated thirteen mountain counties wouJd exhaust the supply in the majority of types of recreation. In fact, in addition to the nine surplus areas pointed out above, surpluses only existed in tennis courts, canoe trails, boating, fish lakes, and small game hunting.
The need for additional water based recreation in the Georgia mountains region was highlighted in Recreation Potential in the Appalachian Highlands: A Market Analysis, ResearchReport No. 14 of the Appalachian Regional Commission. The study recommended expansion of Hartwell Resevoir in the Hartwell-Keowee-Toxaway Interstate Complex. Demand analysis of the Hartwell project predicted that at present attractiveness indices 9.5 million annual activity days of recreation would tak~ place at Hartwell in 1970. With the expansion of Hartwell, most of which was aimed at increasing water based recreation, the 1970 demand was projected at an excess of II million avtivity days in 1970. In the summary of top sources of demand for the Hartwell-Keowee-Toxaway Interstate Complex, over 45% of total demand was predicted to originate in Georgia. This serves to underscore the great demand in Georgia for water based recreation and the need for additional facilities. 4
Demand has not been projected into the future since we do not know how demand for various types of recreation will behave. As was pointed out earlier, demand is largely influenced by supply. Since we do not know what the future supply will be and we cannot anticipate future innovations in types of recreation that will be available, we have not attempted to project future recreation demand. Some studies do include demand projections, such as Research Report No. 14 of the Appalachian Regional Commission, but the assumption is that the allocation of demand across the various types of recreation will not change in the future. This assumption seems unrealistic and therefore we have restricted the analysis to a comparison of current demands and current supplies.

Computer printouts, supplementary to the Appalachian Regional Commission's report, were obtained which described the set of demands for recreation in Southeastern SMSA's. Almost half of the predicted SMSA demand, 48.4%, represented
driving for pleasure or sightseeing. Most of the other demand was for water based activities such as boating, fishing, swimming, and water skiing. (See Table 7).

TABLE 7

PERCENTAGE DISTRIBUTION OF DEMAND IN SOUTHEASTERN SMSA'S FOR MAJOR CATERGORIES OF RECREATION

!le=. of Recreation

Percentage of Total Recre~ion
ActiVity

Outdoor Events Boating Camping Driving for Pleasure Fishing Hiking Hunting Nature Walking Sailing Sightseeing Snow Skiing Swimming Water Skiing

0.8% 4.7% 2.1% 33.9% 12.1% 0.9% 5.90k 6.4% 0.8% 14.5% 0.3% 16.0% 1.6%

Horvaths activity occasions were aggregated according to the thirteen Appalachian Regional Commission categories to check the distribution of recreation demand across the various recreation activities. This was done to allow a comparison of Horvath's set of demands which were based on past behavior of Georgians and the Appalachian Regional Commission set

W3LE6
CGfi'ARISCIl' OF GEORGIA RECREATla~ DmAND WITHm 100 mLES
OF TALI.UWI FALLS WHICH l-IrGHT BE SATISFIED BY SUPPLY
OF REXlREATICli FAGILITIES m THE NORTH GEORGIA MOUNTAINS ROOIW
(Figures Expressed in Annual Activity Occasions)

Swimming Pools Swiming Beach Handball Courts Croquet Courts Baseball D1a.m.onds Softball Diamonds Soccer + Football Fields Courts - I-fulti-purpose TrailerCamping Tent Camping Primitive Camping
Organized Group Camping Golf Course Tennis Courts Picnicing Water Skiing
Canoe Trails Docking Boating sailing Urban Trails Rural Trails Wilderness Trails Bicycle Trails Motor Bicycle Trails
All Terrain Vehicle Trails
Horseback Trails
Traut Fishing Stream Traut Fishing Lake Fishing stream Fishing Lake WaterfolTl Hunting Small Game Hunting Big Game Hunting Boti + Arrow Big Game
Hunting

~
6,681,650 6,681,650 3,588,076
896,751 5,382,491 3,588,075 2,691,325 1,794,574
676,854 524,535 64,360 203,807 1,618,657 201,662 4,491,261 1,862,152 43,980 4,028,941 4,028,941 43,980 3,054,958 19,831,486 273,530 3,637,417 1,417,954 1,168,042 1,460,857 1,559,535 1,559,535 3,320,714 3,320,714 33,250 1,859,857 470,864 48,266

~
586,472 7,331,148
7,200 2,400 28,200 33,000 7,200 26,DOO 1,041,040 44,500 a 7,000 394,150 130,800 54,000 141,440 3,112,200 10,760 266,400 3,112,200 7,259,300 428,480 75,480 8,750 54,400 3,200
o
61,600 4,479 2,211,300
130 2,218,950
12,939 1,118,572
635,909
635,909

Deficit or SuIplus
-6,095,178 649,498
-3,580,876 - 894,351 -5,354,291 -3,555,075 -2,684,125 -1,768,574
364,186 - 480,035
57,360 190,343 -1,487,857 - 147,662 -4,349,821 1,250,048 - 33,220 -3,762.541 - 916,741 7,215,320 -2,626,478 -19,756,006 - 264.780 -3,583,017 -1,414,754 -1,168,042
-1,399,~57
-1,555,056 651,765
-3,320,584 -1,101,764
20,311 - 741,285
165,045 587,643

aTent camping only includea those areas designed exclusively for tent camping. Areas developed for both tent and trailer camping are included under trailer camping.

TABLE 8

ANTICIPATED mAVEL W BIDE RIDGE PARKWAY AND PROPOSED ElCTENSIW 1910-1916

~ 1910 1911

ParkHay 11,350,600 12,383,500

Extension of Parkway
5,391,500
5,882,200

~ 16,142,100 18,265,100

1912 1913

13,510,400 14,'739,900

6,411.400 1.001,400

19.921.800
21,141.300

1914

16.081.200

7.638,600

23.119,800

1915

11.544.600

8.333,100

25,816.300

1916

19,141.100

9.092.000

28,233.000

Source: Tourism-Recreational Potentials - ~ COlmty. Vol. I Marketing Study.

TABLE 9

CAMPmG FACILITIES m mE NORTH GEORGIA IDllNTAJNS REGlm, 1970*

County

Number of Campsites

Banks

Dawson

50

Fannin

128

Forsyth

**

FrankJ.jn

121

Habersham

14

Hall

312

L1JIIlk:ln

99

Pickens

Rabun

324

stephens

110

Towns

351

Union

167

White

161

*These figures do not include the numerous primitive camping areas in the Georgia mountains.

**InclUdes two ArrJry Corps of Engmeer estimates with tent camping only and three ArrJry Corps of Eng:lneer estimates with tent and trailer camping; Also, primitive caDping on numerous A.rn\Y Corps of Engineer
sites.

of demands which were given as representative of people living in southeastern SMSAls. The following percentage distribution of demand was computed from the Horvath study: attending outdoor events 9.2%, boating 4.7%, camping 1.7%, driving for pleasure 16.9%, fishing 11.3%, hiking and nature walking 26. 9%,hunting 2.8%, sailing 0.1%, sightseeing 8.8%, snow skiing 0.0%, water skiing 2.2%, and swimming 15.5%. The major differences are the much larger demand from SMSA's for such avtivities as driving for pleasure and sightseeing and the much lower demand for attending outdoor events and hiking and nature walking. Since anticipated population growth in Georgia is to be largely an urban phenomenon (see below), these differences should be kept in mind in viewing Table 6.
To supplement the analysis of demand presented to this point, reterence can be made to the development and feasibil ity study prepared for the Unicoi National Outdoor Recreation Experiment Station by John H. Grant. Grant examined demand in a general way by looking at changing socioeconomic characteristics of the population. In effect, Grant asserted that demand for recreation will vary depending on the size of the population, age distribution, income level, educational attainment, employment status, etc,. He also suggested thattransportaiionaccess will help determine the level of demand for a particular areals recreation facilities.
Grant points to an anticipated population growth in Georgia between 1969 and 1980 of 30%, increasing from 4.6 million to 6.0 million. In the Atlanta area the population is expected to increase from 1.3 million to 2.1 million over 1965-1980. Population projections for Georgia indicate an increasing move toward urbanization; in fact, 94% of the projected growth Georgia'a population between 1965-80 is predicted to take place in the state's six SMSA's. As a result of the population growth, the number of inhabitants per square mile are predicted to increase from 72 to 103.5 It appears that with this great increase in the concentration of people in urban areas, particularly Atlanta, that there will be a rising deman.d for outdoor recreation facil ities in Georgia.

Georgia's per capita personal income relative to other
regions and relative to the national average hos been on the
rise during the postwar period. In the beginning of the period in 1946, Georgia's per capita income was only 67.6% of the national average; in 1969, the state's per capita income was 82.6% of the national average. As income levels go up, total recreation expenditure will also go up, but participation habits for various types of recreation may change. For example, beyond certain income levels camping and fishing tend to decline in importance and boating and horseback tend to rise.
It is also pointed out in Grant's study that the employment groups most rapidly increasing in Georgia, professional and technical and sales and clerical, are also the groups which spend most activity days engaged in outdoor recreation.
Grant's analysis points to a large and active future market for outdoor recreation facilities in Georgia, particularly in the areas within a relatively short distance of Atlanta. This finding coupled with the earlier development of data which pointed to critical shortages in most major forms of outdoor recreation in the North Georgia mountains region suggests that much wi II have to be done to absorb the al ready large present demand and the predicted future increases.
Transportation development and predicted changes in the transportation network also affect demand for recreation by acting to control access to facilities. The Tallulah Falls region is well serviced by roads. U. S. 441 provides a large volume of pass-through traffic from north-south vacation travelers 0 In addition, 1-85 which traverses the southern edge of the mountain region, is a major artery for travel to the metropolitan Atlanta area and points south. Proposed extension of the Blue Ridge Parkway to approximate the route of the Appalachian Trail will bring an additional flow of motorists through the mountains. Table 8 provides a summary of anticipated travel on the Blue Ridge extension for 1970-76.

CAMPING
Camping as a type of recreation was singled out for more detailed study. Sixty-eight campgrounds in the North Georgio mountains region were sent a questionnaire to determine the supply of camping facilities, the nature of the campsites, and the utilization of existing camping facilities. 7 Out of the total of 68, 40 questionnaires were returned. Seven of these returns were of no use because they were from primitive areas with no campsites or from picnic areas (Corps of Engineers) with no campsites. Three questionnaires were returned with little or no information from people who had just taken over camping areas of from newly opened areas with no past market behavior. One questionnaire was returned which gave composite data for 23 National Forest Recreation Areas including 580 campsites. As a result, the data returned in the form of questionnaire responses was available for 29 individual campgrounds and a composite of 23 National Forest Recreation Area sites. This response appears to provide a sound basis for analyzing recent camping activity in the Georgia Mountains.
The return for the 23 National Forest RecreationArea campgrounds and 17 individual campgrounds reported thot the facilities were generally full to capacity during the summer months and that an average utilization of 75% or more of available campsites was common. This included the 580 National Forest Recreation Area campsites plus 832 additional sites. Five returns, representing 310 campsites, indicated that capacity was reached on an average of 10-20 days per year during the summer months; they also reported an average yearly utilization of 50%. Seven respondents,

representing 156 campsites, indicated an average utilization of 20-30% of capacity and a capacity utilization on less than 10 days in the summer.
The campgrounds that were not generally full to capacity during the summer months were on the periphery of the mountains region and/or did not offer certain amenties such as flush toilets. Of the twelve campgrounds and 488 campsites attaining less than full utilization, ten areas and 362 campsites were located in the peripheral counties of Hall, Franklin, and Lumpkin. The other two campgrounds were located in Rabun County. Only four of the twelve campgrounds doing less than a capacity business during the summer months provided flush toilets. On the other hand, of the 23 National Forest Recreation Area campgrounds and 17 other areas reporting capacity utilization during the summer, all but four provided flush toilets. This included 1,324 of the 1,412 campsites that were full or near full capacity during the summer months. It appears on the basis of the questionnaire survey that with few exceptions, most campsites within the mountain counties and offering toilet facilities were operated at or near peak capacity during the summer months of June, July, and August and averaged 75% of capacity utilization over the year.

COMMERCIAL FACILITIES
Using a recent study by the Georgia Mountains Planning and Development Commission, A Guide to the Georgia Mountains, and a questionnaire survey, it appeanthat there are almost two-thousand hotel and motel rooms, cottages cabins, lodge rooms in the North Georgia Mountains. 8 Table 10 provides an exhibit of the county distribution of tourist accommodations by type of facility.
Tourist accommodations were also broken down into those facilities intended for the destination traveler and those intended for the pass-through traveler. This breakdown was performed by using the diagrams in the above study prepared by the Georgia Mountains Planning Development Commission and by analyzing questionnaire responses. It is shown in Table 11 that there are relatively few accommodations in the Georgia mountains which are aimed at attracting the destination traveler. Approximately 80% of all hotel, motel, and cabin facilities in the mountains are primarily there to facilitate the overnight pass-through traveler.
A questionnaire survey of hotel, motel, cottage, cabin, and lodge facilities was taken to determine the nature of the facilities and the relationship of tourist utilization to capacity. One-hundred establ ishments were surveyed; 68 of these responded and provided a great deal of information for analysis.
One conclusion developed from the survey was the clear lack of modern facilities in the Georgai mountains. The average age of establishments as determined by questionnaire responses was 17.7 years; the modal figure was 15 years. Only six establ ishments out of the sixty-eight respondents were less than five years old; seventeen establ ishments were twenty

years or older. Most of the overnight motels had basis tourist amenities such as television, air conditioning, and heat, this was not true of the destination type facilities. Most destination accommodations did not have air conditioning or television but most were heated. There very definitely appears to be a lack of modem destination oriented tourist accommodations with the basic facilities that one might consider essential to attract a large participation, particularly from urban areas where these facilities are part of everyday life.
Forty-eight of the sixty-eight questionnaire reponses supplied data on utilization. Thirty-five establishments reported that they were full to capacity for 100 days or more during the past year in the summer months and on weekends. Ni ne establishments reported that they were full to capacity for 30-60 days during the past year. Three establishments reported that they reached capacity on only 10 days and one establishment reported that it never reached capacity. In response to the question asking what percentage of faci Iities are generally utilized, the typical answer was between 75-90%?
Despite the large amount of lake front property in the Georgia mountains, only ten of the sixty-eight respondents indicated that their facilities were located directly on a lake. This would seem to be a particular attraction of the region and more in the way of both overnight and destination type accommodations should be designed to take advantage of this resource.
Most establishments indicated that the peak period of demand was the summer months of June, July, and August, although most establ ishments remained open year round. Twenty establishments indicated that the peak period of demand extended from June through the end of October.
It appears from the survey that the current supply of tourist accommodations is inadequate for the volume of tourists in the Georgia mountains region during the vacation season which extends from June through October. There appears to be a very definite need for expansion of facilities to handle the

County Banks Dawson Fannin Forsyth Franklin Habersham Hall LUIJlkin Pickens Rabun Stephens Towns Union White

TABLE 10

FACILITIES FOR TaJRIST ACCOI-lMJDATIWS

Number of Hotel and Hotel Rooms, Cottages & Cabins
241
23

Number of Hotel Rooms
-----

Number of MOtel Rooms
241
13

97

40

50

48*

---

48

69

20

39

130

---

130

373-lH~

96

277

33

---

l5

39

---

39

455

---

226

189

---

189

126

---

63

80

---

43

68

---

66

Number of Cabins and Lodge Rooms
10
7
---
10
-----
18
---
229
---
63
37 2

*Does not include Lan-11ar Harina Cottages. **Does not include Lakeshore Cabins.

TABLE II

muRIST ACCOMMlDATICNS

County

Rooms Intended for Pass-nn-ough Traveler

Banks

241

Dawson

J.3

Fannin

---

Forsyth

10

Franklin

59

Habersham

130

Hall

363

Lumpkin

15

Pickens

39

Rabun

379

Stephens

189

Towns

25

Union

42

White

54

Total

1,559

*Does not include Lan-Mar Marina Cottages.

**Does not include Lakeshore Cabins.

Rooms Intended for Destination Traveler
10 97 38* 10
10** 18
76
101 38
14 412

tourist flow, particularly modern destination-type facilities. The conclusion that the Georgia mountains needed more motel/ hotel/cabin type accommodations was reached in the Appalachian Regional Commission report referred to earlier. In analyzing the Upper Hiawassee River Interstate Complex, is was pointed out that of the 772 rooms in the seven-county region that would be included in the project, only 75 of the rooms was forecast for the region by 1975. 10 The Appalachian Regional Commission also forecast a need for more destination-type motel facilities in the HartwellKeowee-Toxaway area and predicted a deficit of over 1,700 rooms by 1975.
In addition to the needs for overnight and destination type facilities, there is a complementary need for additional and improved restaurant facilities in the mountains. Much of the current supply of restaurant facilities is of the quick-serve, light lunch or dinner variety. This fact was brought out in a comprehensive study by William B. Keeling, W. Wray Buchanan, and Polly W. Hein, Tourism Development ~ the Georgia tv\ountains Area. There appear to be very few if any first-rate restau.:cmtSthat would act as an inducement to attract people into the area. A portion of the effort to expand dining facilities should be directed to filling this lack. Of course, the type of dining facilities will most likely parallel the type of tourism that expands in the area. Expansion of overnight motels for pass-through travelers would obviously increase the need for the quick-service type restaurant. Expansion of tourist faci Iities to attract destination travelers to the mountains would complement the development of finer restaurants with more varied menus. The fact that the bulk of tourist accommodations in the Georgia mountains are of the pass-through variety probably has a great deal to do with the large preponderance of quickservice type restaurants in the region.

DEVELOPMENT OF A DESTINATION RESORT
There is a great deal of difficulty invoJved in determining the need of a destination type resort. In large part this difficulty stems from the fact that most such resorts are unique and therefore information generated about a successful destination resort may be irrelevant with regard to the market for additional facilities. However, as an example of what has been done along these lines, a brief survey of a successful conventional destination resort in the Smokey tv\ountains, Fontana Village, was taken.
Fontana Village contains 300 cottages, a 56-room lodge, and offers numerous types of recreation activity. Facilities are provided for golf, tennis, archery, horseback riding, swimming, fishing, boating, water skiing, pingpong, shuffle board, miniature golf, hiking, sightseeing trips, crafts, concerts, lectures, and other forms of entertainment and amusement. Numerous services are also provided such as television lounges, game rooms, playgrounds, Post Office, drug store, churches, supermarket, launderette, dry cleaning service, barbershop, beauty shop, gift shops, cafeteria, and a resident nurse and physician.
Utilization of facilities at Fontana Village is generally at peak capacity during July and August, 75% of capacitr in June, and 50% of capacity in Apri I, May, and September.l In format ion on seasonal util ization of Fontana Village was provided by the management and appears in Table 12. It is clear that the resort is basically a summer operation with over 75% of all guest days occuring in the summer months.
Demand for the facilities at Fontana Village is primarily located in the Southeast and the three midwestern states of Ohio, Indiana, and Illinois. Florida alone has provided the largest source of demand, 25-30%, and the other southeastern states have contributed approximately 35%. The three midwestern states have averaged about 25% of the total tourist
now to Fontana Village. (See Table 13). Given the sources

TABLE 13
TOTAL NUMBER OF GUEST DAYS, Fa~TANA VILLAGE 1968 AND 1970

North Carolina Tennessee Georgia. Ohio South Carolina Florida. Alabama: Illinois Virginia Kentucky Indiana Michigan Other
Total

1968 12,501 7,375 11,868 24,792 5,702 36,875 4,900 4,358 7,597 4,336 3,398 5,lD7
147,214

Percent 1970

8.4 12,370 5.0 7,763 8.1 11,640 16.8 18,688

3.9 25.0 3.3 3.0 5.2 2.9 2.3 3.5 12.6 100.0

4,971 40,781 5,581 4,448 6,980 3,734 3,634
4,483
143,601

Percent
8.6 5.4 8.1 13.0 3.5 28.4 3.9 3.1 4.9 2.6 2.5 3.1 12.9 lDO.O

TABLE 14

110NTHLY VISITS TO THE SHOKEY l'1OUNTAlliS 1968 AND 1970 (In Thousands)

1968

1970

January

113.6

103.6

February

140.8

126.1

Harch

200.2

228.1

April

407.6

325.4

Ha.y

447.1

543.9

June

906.2

1,017.3

July

1,382.3

1,334.5

August

1,365.8

1 , 324. 6

September

649.3

600.6

October

719.1

806.5

November

203.6

208.3

December

131.6

159.6

Total

6,667. 2

6,778.5

of demand for the facilities at Fontana Village it should be clear that the faci! ity creates an additional source of tourist flow through the Georgia mountains region. In particular, much of the demand from Florida, Georgia, and South Carolina would be using U.S. 441.
TABLE 12
PERCENTAGE DISTRIBUTION OF TOTAL GUEST DAYS BY
SEASON, 1968 AND 1970

Season Spring
Summer Fall
Winter

_. f968-- -~--6.4 77.5 15.3 0.8

1970 6.6 76.5
15.7
1.2

Fontana attracts a rather young age group; only 16.5% of all those who responded to a questionnaire survey were 50 or older and 51% were less than 30. IVost people who went to Fontana first heard about the resort through information provided by friends and relatives. Fifty six percent of all those surveyed indicated that this was their first contact with Fontana. Thirteen percent first heard about Fontana through newspaper or magazine advertisements; ten percent had picked up a brochure at another attraction in the mountains; and, seven percent first came into contact with Fontana through billboard advertisements. When asked what they liked best about Fontana, the following points were most frequently mentioned: mountains and scenery, square dancing, nature walks, horse back riding, pool, quality of food, planned programs, variety of activities, and the casual

and friendly atmosphere. When asked what they did not Iike about Fontana, the following were most frequently mentioned: other peoples pets, inadequate parking, and the long distance between the cottages and the poo I
The average days stay per guest for the whole year was 3.4 days. This ranged seasonally from 2.6 in the spring, 3.8 in the summer, 2.7 in the fall, and 1.8 in the winter. On a state basis the average duration of visits were 4.6 from Florida, 4.1 from Ohio, Illinois, and Michigan, 3.9 from Indiana and Virginia, 3.5 from Kentucky, 2.8 from Alabama, 2.5 from North and South Carolina, and 2.3 from Tennessee and Georgia.
As was mentioned earlier, it is difficult to draw conclusions from the experience of one successful destination-type resort. Fontana Village appears to be a very well utilized facility with wide appeal to a large audience. Many of the patrons are obviously willing to travel ,",eral hundred miles for vacation-recreation in the area. Indications from the management's records are that a fairly large number of the visitors to Fontana Village are repeat customers; 131 out of 301 responding to a questionnaire indicated that they had been there before. Eighty-eight percent of those staying at Fontana Village wbo were surveyed indicated that they had plans to return again.

SMOKY MOUNTAINS AND SPILLOVER DEMAND EFFECTS
During 1970 there were 6,778,500 visits to the Smokey Nountains. Of this total, 1,958,400, or 29%, entered the park through Cherokee, North Carolina. Visits are broken down by monthly subtotals in Table 14 for 1968 and 1970. It is seen that over half of the park1s annual visits are made in June, July, and August; however, the fall months of September and October are also busy. The large amount of tourist who are generally in the Smokey Nountains region and the fact that a large portion of these tourists travel through North Georgia to and from the Smokies suggests that there probably are important spillover effects for the Georgia mountains region. Pass-through travelers entering the park from the south on U.S. 441 would be an obvious source of demand for certain facilities. In addition, the Georgia mountain region is located sufficiently close to the Smokies to be attractive to vacationers as an area for day trips out of the Smokies.
In a study conducted in 1956, the following percentages of total visitors by state were found: Tennessee 32.0%, North Carolina 9.4%, Ohio 8.3%, Georgia 6.90k, Florida 4.9%, Illinois 4.5%, Kentucky 4.3%, Indiana 4.1%, South Carolina 4.0%, Alabama 3.4%, Michigan 3.0%, and Virginia 2.7%. Visitors from each of the other states contributed less than two percent of the total. 12
There is a certain advantage to a clustering of recreation and tourist facilities in a particular region, in that this tends to create the general impression of a booming resort community. This can have important spillover effects for individual industries. For example, a number of competing facilities may develop in a region and therefore jointly act to make the region attractive to tourists. Individually none of the facilities may have been attractive enough to lure

tourists to an area, but collectively they may have enough drawing power to make an area a major tourist attraction. In similar fashion, it appears that the North Georgia mountains region will benefit by its close access to the Smoky Nountains and Hartweli Resevoir. Millions of tourists pass through these two areas each year and offer a potential source of demand for tourist-recreational facilities in the mountains. In addition, these competitive facilities make the Southern Appalachians a more diversified and attractive area for tourism and recreation.
In summary the message that emerges from an analysis of the $Upply and demand of recreation and tourist oriented commerical facilities is clear. There are critical shortages that must be met in order for the tourist industry to expand in the Georgia mountains. Some suggestions with regard to the direction that this expansion should take have been summarized and outlined in earlier pages. Despite the recent increases in affluence and in the standard of living, very little expansion has taken place in Georgia1s mountain industry. The existing stock of tourist facilities is one that in size and character is insufficient for the traveler of the 19701s. A need for much expansion existSi.

NOTES
IHorvath sampled 2400 households, approximately 8400 people, in all nineteen planning and development regions to obtain his estimates of statewide demand for recreation.
2Professor J-Iorvath includes the following counties as the Georgia mountains region: Banks, Dawson, Forsyth, Frankl in, Habersham, Hall, Hart, Lumpki n, Rabun, Stephens, Towns, Union, and White. The 50-mile radius extending from Tallulah Falls includes all of the counties included by Horvath as the North Georgia mountains region with the exception of Dawson and Forsyth; also included were Madison and Jackson counties.
3 In..Recreation Potential the Appalachian Highlands: A.
Market Analysis, Appalachian Regional Commission Research Report No. 14, the suggestion is made that 50% of those going on overnight trips and outing from the Atlanta area were available sources of demand to Appalachia, p .52. In the same report, it is also suggested that 48% of those going on overnight trips travel 75 miles or more and 87% of those going on destination vacations travel 75 miles or more, p.56
4Appalachian Regional Commission Research Report No. 14, pp. 109-17.
5Grant takes many of the socio-economic characteristics of population change from the study by Albert L. Danielsen and Charles F. Floyd, Socio-Economic Characteristics of the Population to 1980, University of Georgia, 1967. -
6Taken from Figure III-I of Grant's s.tudy.

7All campgrounds listed in the following counties were included in the survey: Banks, Dawson, Fannin, Forsyth, Franklin, Habersham, Hall, Lumpkin, Pickens, Rabun, Stephens, Towns, Union, and White.
8AII motel, hotel, cabin, cottage, and lodge facilities in the list of counties in note 7 were surveyed.
9An examination was made of utilization rates for facilities
that were pri mari Iy for pass -through traffi c and those facilities any appreciable difference in utilization rates for the different type facilities.
10Appalachian Regional Commission Research Report No. 14, p. 105.
IJrhis information was obtained in an interview with Wtr.
Robert L. Sloan, Promotions Director of Fontana Village.
12Great Smoky Mountains National Park Travel Study.

QUESTIONNAIP.E

1. How many rooms or cabins do yeu have available for rent? 2. How old is your current structure?
3. Are yo~r rooms or cabins equipped with television?
How many rooms or cabins?
4. Are your rooms or cabins air conditioned?
How many rooms or cabins?
5. Are your rooms or cabins heated?
How many rooms or cabins?
6. Do you have dining facilities? 7. Are your rooms or cabins located directly on a lake?
If so, how many rooms or cabins? If not, do you have access rights to a lake? What is the approxiwAte distance to the lake to which you have access?

8. Do your facilities have a view of the mountains? How many rooms or cabins?

9. How many of your visitors during the past year stayed only one night? (Number or estimated percentage of total visitors)

10. How many of your visitors stayp.d more than one night?

(Number or estimated percentage of total visitors)

_

11. What months of the year are you open?

12. ~at f 0 rcentage of your facilities are generally occupied?

__

13. "'he,) dc'", the greatest demand for your accommodations occur?

----- "-----------------------
14. Are your a';. :,odations generall;r filled to capac1t;r during the pepiod of ~'",,:,. demand?

14. Approximatel;r how man;r days during the past year were ;rour
accommodations filled?

QUESTIONNAIRE

1. How many campsites do you have? 2. "~at months of the year are yeu opp.n?
3. What percp.ntage of your facilities are gp.nerally occupied?

4. When does the greatest demand for your accommodations occur?

5. Are your accorr~odations generally filled "0 capacity during
this period of peak demand?

6. Approximately how many days during the past year were your accow~odations filled to capacity?

7. Do you provide electrical hookups? 8. Do you have running water connections?
9. Do you have flush toilets?
10. Do you have shower facilitip.s?
11. Do you provide sewage connections? cc.:l1psltes?

en how many

12. I>r' "j'OU PT'1)\Tide picnic tables?

13. Dr. y"C"ul pl'(lv;de charcoal Grills?

14 :-:') :'011 hi:', 15. J;; "':here

dump station? ~2 or gr9cery store on the premises?

REGIONAL ATTRACTIONS

INTRODUCTION
This 5ection of the study is concerned primarily with the regional attractions associated with Tallulah Falls area. These attractions are broken down into three groups for analysis. First, the Gorge area itself was evaluated as a central attraction. It must be emphasized that the Gorge is unique, and therefore no convenient parallels with similar features can be drawn. For our analysis, the methodology employed by the Bureau of Business Economic Research at the University of Georgia in their report to the Stone Mountain Memorial Association was adopted. Information on participants was obtained through a survey questionnaire conducted with the cooperation of local Tallulah Falls merchants
The second major area of study is arts and crafts. For this part of the analysis, personal interviews were conducted with professionals in the field.
The last major section concerns performing arts. Both personal interviews and survey questionnaires were utilized. The demand for regional attractions depends, in part, on the passthrough traffic in the area. Therefore, a traffic survey was conducted and correlated with highway department estimates. In addition, projections for area traffic with and without the completion of the Appalachian Developmental Highway were obtained. A summary of these studies is provided below before the analysis of each of the major types of regional attraction.

AREA TRAFF IC
The traffic survey consisted of two license plate counts which were taken on Route 441 at Tallulah Falls, one each on Friday, June 25th and Friday, July 2, 1971. Georgia tags in both cases accounted for over 50% (52% and 57% respectively) and represented the widest spread (5%) of state differences for the two counts. The percentage of total traffic origination from other states remained relatively constant on the two dates.
In the July 2nd survey, Georgia tags were divided into local (Rabun and Habersham) and non-local counties. The local tags accounted for 12.5% of the total traffic volume for that day. This supports the estimate of 12% in 1966 published in a report of the Tourist Division of the Georgia Department of Industry and Trade.
On both dates northbound traffic exceeded the southbound. July 2nd was the Friday of the Fourth of July weekend. On July 2nd northbound traffic accounted for 62% of the total traffic. In addition, Georgia and Florida represented 75% of the total two-way traffic volume. If local traffic is excluded, non-local Georgia and Florida still represent 71% of the remaining volume. This tends to support the hypothesis that the mountain area is the vacationing grounds Floridians and non-local Georgians. This is also born out in the June 25th survey. Other prominent states include Alabama, Illinois, Indiana, Louisiana, Michigan, North Carolina, Ohio, South Carolina, and Tennessee. With Georgia and Florida, these II states account for 90% of the traffic volume.
In both studies, which were run for 12 hour periods (7:00 a.m. to 7:00 p.m.), daily peaks in traffic were observed at 10:00 a.m. and immediately following lunch.

On a more aggregate basis, examination of data from the Permanent Traffic Recorder Station 334 at Homer, Georgia on 441 shows that traffic peaks in July and again in October. The months of M.ay through October are above the annual average. The two greatest months of volume are July and August.
Traffic projections for 1975 and 1990 were prepared for the Tourist Division of the Georgia Department of Industry and Trade by Dr. Eugene C. Holshouser who served as chairman of the Committee on State Highway Budgeting of the highway Research Board from 1961 to 1967. Dr. Holshouser estimates that 56% of the cars on Route 441 in 1966 were local (defined as all Georgia). This correlates with our 52% and 56% obtained from the traffic counts.
According to the Holshouser report, 10% of the traffic on Route 441 between Homer and Clayton would be diverted to the Appalachian Developmental Highway if it were completed. However, average dail y traffi c vol ume if the interstate highways and the Appalachian Developmental Highway were completed can be expected to increase the traffic volume in the Homer-Clayton area by 20% between 1970 and 1975 and by close to 100% by 1990 according to the Holshouser document. In a personal interview with Dr. Holshouser, he feels these estimates are still fairly,reasonable.
THE GORGE
In order to obtain detailed information concerning those individuals visiting the Gorge, a survey was conducted from June 22nd through July 6th with the cooperation of Tallulah Falls merchants. If an induvidual stopped at Tallulah Falls, he had the possibility of participating in the survey. Unfortunately some merchants were less enthusiastic about encouraging customers to participate than others. This may have had some effects on the survey finding; therefore,

the responses are presented by place of survey (establishment). On the jo.int frequency distributions, fhst stage least squares and Chi square analyses were performed where possible. The results are listed in the accompanying tables. Eighty percent of the visitors to Tallulah Falls were from the Southeast (including Georgia). Georgia participants accounted for 35% of the total, of which 39% were from the Atlanta area, and 14% were from the mountain area. Sixty-four percent were from out-of-state, of which 42% were from Florida. Compared with license plate data, it is obvious that proportionately fewer Georgia residents stop at the Gorge than travelers from out-of-state.
More than 60% of the participants were in route to the mountain areas. Exactly 50% from out-of-state had the mountains as their final destination. Only 9% of those from out-of-state had the Gorge as their final destination. Of those participants from Georgia, 76% had the mountains as their final destination and 18% had the Gorge. Of those from Atlanta, 69% had the mountains as their final destination and 14% had the Gorge. Out-of-state residents with mountain destination tended to be from neighboring states (particularly Florida) .
To determine the attractiveness of the Gorge, respondents were surveyed as to their familiarity with the Gorge and about past visits _ Less than six-tenths of one percent of those from Georgia had not heard of the Gorge; however, only 38% from out-of-state, 33% had previously visited the Gorge, while 80% of those from Georgia had previously visted the Gorge.
Of the people whose major trip purpose was vacationing, over two-thirds were from out-of-state. These people traveled Route 441 primarily because of the directness of the route and also because of the scenery. Almost half of these out-of-state visitors stopped in the Smokies for a period greater than a day, and the average length of stay was

approximately one week. Georgians less frequently vacationed in the Smokies.
Average party size is quite interesting. The further away the origin of the traveling party, the larger generally was Its size. An average out--of -state party consisted of 3.46 people (2.26 Adults, 0.58 Youths, 0.62 Children) while local (Georgia mountain area) parties averaged 2.27 individuals.
When trip destination was cross referenced to trip purpose, vacationers primarily listed their destination as the Georgia or Smokey Mountains, and the reason for taking Route 441 was primarily directness of the route and scenery.
Of those who responded to the questionnaire, 71 % indicated they were vacationing. Of these, 38% were vacationing within fifty miles of the Gorge. The bulk 69% of those who were vacationing in the area had previously visited the Gorge. However, the majority 51 % of those vacationing in the Smokies had not visited the Gorge before.
In regards to the open ended question asking II Are there any attractions that you would like to see developed in this area?," the majority of those responding indicated that no change was desired. Of those advocation development, the most frequent response was for a good motel and restaurant and an incline tram down into the gorge. A number of people commented that the trees cut down for the Wallenda Walk should be replanted.
In summary, most travelers who stop in the Gorge area are from out- of-state, vacationing is their main trip purpose, and they are traveling Highway 441 because it is the most direct route. They tend to travel in large groups and have the mountains (Georgia and Smokies) as their destination.

ARTS AN D CRAFTS
This section is divided into two sub-categories--commercial and educational. The commercial activities are represented in terms of data collected, by the Crafts Co-Op which has a store in Tallulah Falls, and the educational by Arrowmont Crafts School in Gatlinburg, Tennessee, and the Pendland School of Crafts near Spruce Pine. North Carolina.
The Co-Op Craft store is operated by the Georgia Mountain Arts Products, Inc., which is a craftmenls cooperative. They have four basic goals: I) to establish a stable source of craft supply for retail and wholesale, 2) to provide leadership in conserving traditional skills and developing contemporary design, 3) provide crafttmen a voice in the marketing phase, and 4) provide income for craftsmen. Their products range fran pottery to miniature Furniture and wood carving. Prices are competitive with similar type stores in the area. Although a relatively new business establ ishment, they appear to be doing quite well; however, no sales or profit figures were obtained. They advertise by word-of-mouth and Georgia guide books, and they are staffed by retired business women.
Arrowmont is a crafts school in Gatlinburg, Tennessee that is sponsored by Pi Beta Phi Sorority and accredited by the University of Tennessee. During the summer months they offer one, two, and three-week workshops incorporati ng such crafts as ceramics, textiles, and weaving. They admit 80-100 students for each program but ind ieate this number could be expanded to 120 if housing facilities were available. The actual number of applicants is uncertain but 36 states and some foreign countries were represented this summer. No formal winter program now exists. However, they will begin having special sessions this fall.

Advertising is by word-of-mouth and guild magazines. Southern Highlands Handicraft Guild and American Crafts Guild have recently held conventions and seminars at Arrowmont. Arrowmont is staffed by university personnel, primarily from the University of Tennessee.
The Pendland School of Crafts, located near Spruce Pine, North Carolina, is a private school (started in 1923) which relies almost entirely on support from foundations and private contributions. The school operates during the summer season with approximately 70 faculty members and 525 students enrolled in several two and three week courses in many different crafts throughout the season. Students have come from all states and 60 foreign counties and housing is provided at the school. A Craftsmen Fellowship Program is operated year round for a limited number of well-trained craftsmen who make a living from their wenk.
The Pendland school is well known for its quality work and its instruction and its excellent atmosphere and setting. It relies mostly of this quality reputation for its advertising and last season turned away about 125 applicants. In an interview with the registrar, she indicated that many appil icants come from Georgia and that several instructors are from the University of Georgia. Pendland feels that expansion of the school would spoil its educational quality.
The Southern Highland Handicraft Guild is similar in nature to the Georgia f'.Aountain Arts Products, but larger. Itls purposes are five fold: I) to develop handicrafts in the Southern Highlands, 2) encourage more appeciation of mountain crafts, 3) raise and maintain standards of design and craftsmanship, 4) study marketing techniques, and 5) give information on methods, sources of supply, and management management of individual or group production. The Southern Highlands Handicraft Guild serves nine states. They sponsor two craftmen's fairs, one in the summer and one in the fall. The fall fair held at Gatlinburg attracts 40,000 annually. The summer fai rat Ashevi lie draws 30,000.

Other craft organizations in the Smokey f'.Aountains region include: Folk School at Brasstown, North Carolina for Scandinavian crafts and carving (see John Campbell), and Qualla Crafts at Cherokee, North Carolina (see Steve Richmond. At Arrowmont, Lucille Woodworth is Executive Coordinator and Marian Heard is Director.
PERFORMING ARTS-SUMMER STOCK
Two types of drama were selected for study--summer stock and outdoor drama or pageant. The analysis that follows is based on personal interviews and a questionnaire survey at the Appletree Theatre, a summer stock theatre in Cornelia, Georgia.
The theatre at Cornelia seats 100 people, is in its ninth season, and uses mostly local talent. Occasionally the theatre imports some actors for lead roles. These actors are solicited at the Southeastern Theatre Conference.
The theatre's primary market consists of the five surrounding counties. However, for financial support they are very dependent on the local community. Until last year the threatre had been operating at a financial loss.
The season for summer stock is from late June until labor day. Performances are given everyday except Sunday and tv'londay. There is a children's matinee on Sunday.
A questionnaire survey of the audience was taken at the performances on the evenings of July 8,9, and 10. Forty percent of the total attending for the three nights (65) were from the immediate (Georgia f'.Aountains) area. Only 10% were from out-of-state. Close to 80% of the audience traveled directly from home to the theatre and 19% were either traveling in the area or passing through. Approximately fifty percent were attending their first performance at

Appletree Theatre.
In the opinion of Mr. Jack Willoughby, Founder-Director of Appletree, additional summer stock theatres could successfully operate in the area but should expect large losses in the first ten years of operation. He feels that very few summer stocks operate in the black and that they would be further in the red if it were not for generous donations from patrons in the local area. He feels the key to success is good management and good community relations. Ao examples of poorly operated ventures, Mr. Willoughby mentioned the summer stock failure in Clayton and the Tallulah Productions proposed ampitheater.
PERFORMING ARTS - Ol1fDOOR DRAMA
A. Introduction
The following analysis of outdoor drama is based on data received from the Institute of Outdoor Drama at the University of North Carolina and from interviews with its di rector, Mark R. Sumner.
B,. Important Factors in Establishing an Outdoor Drama
Professor Sumner stresses a number considerations necessary
in establishing an outdoor drama. 0&2) The most important
factor, he feels, is the script. The drama's subject matter and quality of script are of crucial importance. 2 He indicates that unless the story and characters are of regional or national, importance, unless the events to be depicted stir interest and curiosty in the potential spectator before he leaves home, and unless the subject matter can be made exciting, it is not wise to proceed with the project. (2, p .4) Sumner also, states that to be successful the script and drama production must be competitive in terms of quality with

other outdoor dramas in the area.
The second most important factor for a successful drama, according to Sumner, is a well planned promotion campaign, especially during the period prior the first season of operation. He indicated that the first production should be promoted at least one year prior to opening.
Other important features are local and state-wide sponsorship, location on a lively traffic route or in destination areas ior summer tourists, and freedom from commercialism or unecessary politics. (2pp. 2&3) AlsC1, as a general ",Ie, the drama must have gifts or grants to finance the first year and most dramas are non-profit. Sumner suggests that a natural slope provides a suitable location and reduces construction
costs 0).
Location near an urban area is not necessary. Sumner suggests that urban dwellers prefer to journey to the site of the drama away from civil ization. Therefore, an area seventy-five to one hundred miles from a large urban center, with good access by automobile, is a possible prime location. Sumner also indicated that it is desirable that the location be within a forty-five minute drive of good living accommodations and that the area of the location provide related activities that would employ families in recreation
for a period of time 0).
C. Market Area and Audience Characteristics
Sumn er contends that less than five percent of the population is actually interested in attending any concert or drama and that an outdoor drama must be over a far wider area than is necessary for summer stock drama, classical drama, or musical drama, especially since outdoor drama has a smaller percentage of its audience who return each season. (2, p.3)
Sumner states that audiences attending the present dramas have at first come basically from an area within 150 miles

of the amphitheatre, with each succeeding month advancing the draw area about 300 miles from the amphitheatre (2 p.3). Sumner indi cates that an outdoor drama can expect to draw one percent of the urban populations within a 200 mile radius during the first year. This should increase to an expectancy of 2% in later years. Also, approximetely threefourths of the audience will come from within the state where the drama is located and that most will come from within 75 miles of the theatre (1 ).
Sumner's study of present outdoor dramas has found that audiences of an historical dramas have a number of special charateristics. The famil y income is above $7,500, the majortiy of families have at least one member with a college education or white collar job, they spend more money than the overage tourist and they tend to support activities that are historical and educational as well as entertaining. Sumner also notes that at all outdoor dramas children comprise 12 to 25% of the attendence (2, pp. 3 and 15). Sumner also notes that pass through traffic is not significant in generating ticket sales. He states that 50% of vacationers plan where they are going six to twelve months ahead. Ticket sales are therefore forcasted on the basis of the population in the area. (1 )
D. Impact of Outdoor Drama on the Local Area
The Institute of Outdoor Drama has attempted to measure the impact of an outdoor drama surrounding community. They estimate this impact to be very great and contend that outdoor drama can create a tourist trade and does not just thrive on patrons al ready in the area. Sumner has found that patrons of outdoor drama average 3.2 persons per party, spend one and a fourth days in the area, and spend $20 per person per day in the production area, E:ompared to $9 per person per day for visitors to state parks.) In addition, the outdoor drama itself spends approximately ninety percent of its budget in the local area(2,p.4). The Institute has $imated that the revenue injected is to the area by theatre patrons is respent,

or multiplied, five to seven times in the Community (3). For example, if an outdoor drama drew one percent of Georgia's urban population, then ticket sales would exceed 27,000 for the season. The attached Bulletin demonstrates that the resulting direct and indirect revenue generated in the local area would be nearly 4 million dollars. Thus, the potential economic impact on the local area is quite large.
E. NOTES
I. Information based on personal interviews with Mark R.
Summer, Director, The Institute of Outdoor Drama, University of North Carolina at chapel Hill (Interviews July 23, 1971 and August 3, 1971. Mark R. Summer
2. ~ Survey of Outdoor Drama Production Techniques, The American National Theatre and Academy and The Institute of Outdoor Drama, October, 1968
3. Economic Impact of Outdoor Productions, Institute of Outdoor Drama. University at Chapel Hill, Bulletin 50, Oct. 1970. This publication is herein appended.

Institute of OUtdoor !lruIa University of North Carolina Chapel Hill, North Carolina 27514

Bulletin 50 October, 1970

D:ONCIlIC IMPACT OF OUTDOOR PROUUCTIONS
The econaaic 1Jllpact ot a successful outdoor production on the CClI\'IIlUnity surrounding it can be phenClllenal. Considering outdoor productions as recreational sites, it can be expected that tourist trade and investaent W1l1 expand in the area.
With the tourist cc:..es his vacation money which he spends, according to surveys made at Kentucky outdoor Productions, at a rate of $20/day. If he spends $2 of the $20 on a ticket to an outdoor production, the remaining $18 are left to be dispersed in the production area. It is estimated by the North Carolina Department of Conservation and Developnent that each tourist dollar is turned over seven t1llle. Within the community, thus creating seven times the amount origina14' invested. By being turned over or re-invested seven times within the cCllllllUnity, a SUlll such as $1,000 spent by tourists would be
worth $7,000 to the residents or the area.
The growth or touriSlll W1l1 necessitate the construction or facilities
for handling travel trade. Motels, restaurants, and service stations would be essential to the area, am it has also been shown that historical museums, 8IlUs.ents, and camping grounds receive increased trade.
To give a more concise idea of the econcnic impact of an outdoor production on ite surrounding area, a chart including figures for fifteen such productions has been dinsed. In surveying the chart, six .,ajor points are of interest. First, the average attendance at each production was CClllputed for the three year per~od ending in 1969 (eXception: SEE CIlART). This average nUllber of tourists attending each production was then llIU1tiplied by $2.00, the average
ticket price or the outdoor productions. The second figure on the chart, then,
is the amount spent for tickets to the outdoor production.
Third, since it is 1m""" that the tourist dollar increases seven times within the cClllllllUll1ty, the direct econClll1c impact of the outdoor productiOns was found by llIU1tiply1ng the amount spent for tickets by seven. The fourth figure on the chart is a ..easure of the amount spent on other tourist .itlllllS. To arrive at this figure, an average daily expenditure of $20 was used. Arter reducing this figure to exclude the $2 spent on a ticket to an outdoor production, the average tourist attendance figure was llIU1tiplied by $18. The product found is then llIU1tiplied by seven to reach the indirect econClllic 1sIpact of the show (fifth figure), agein because each dollar spent increases in value seven t1sles over in the cClllllUldty. Thus, the total econClllic 1sIpact is the SUII of the third and fifth figures on the chart, both the direct and the indirect econClllic lIIIpact CClllputations of the productions.
In the earlJ' years of the production, about halt or the attendance CCllles
f..... out of the area and about half frClll within the area. However, the AVERAGE tlllle spent in the area is ~ hours, therefore, expenditures for a single day were used as the basis tor this chart.

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SECOND HOMES
SECOND HOME DEVELOPMENT ON GEORGIA POWER LAKES
The following study is concerned with the second home development on Georgia Power's six North Georgia Lakes. The chief source of data for the analysis was a survey of Georgia Power's current land leasees and individuals on a waiting list to lease land in the future on the six lakes.
A one-hundred percent mail survey was utilized. A questionnaire was developed to ascertain the importance of various socio-economic characteristics in the choice of a second home and to determine attitudes towards various land and recreation development options. The survey was conducted between June 29 and July 9, 1971. However, all surveys received through July 16 were utilized in the analysis. For those individuals already leasing land, the return rate was close to 60 percent. A 35 percent return resulted from the survey of those individuals on the waiting list. Both return rates are relatively high for mail surveys.
Since the individuals surveyed had previously expressed an interest in Georgia Power Company's land either through acquiring a lease or by having their name placed on a waiting list, the possibility of bias exists These individuals do not represent a cross section of the population nor of the "second home" population. Therefore, the study is limited in scope of application and care should be taken in any attempts to generalize from this study group to the entire second home market.
Literature dealing with concept of second homes is virtually

non-existant, especially in the academic journals. Some trade magazines deal with the developmental concepts from an architectual point of view but few discuss the situation from an economic vantage point.
The first conclusion that may be drawn about Georgia Power Company current and prospertive leasees is that they are a fairly homogeneous group. For the most part, they are either professionals or upper level executives with high incomes. They are predominately urban dwellers who come to the mountain area for its scenery and privacy. Of the current leasees, 53% had incomes greater than $19,000 compared to 33% of the prospective leasees. Because of this extreme skewness in the incomes of the two groups any analysis of the interrelationship between income and other characteristics is statistically limited.
Site selection was primarily a combination of location, scenery, and mountain env ironment, water based activities andinexpensive land. Scenery and mountain environment appear to be the most important factors in the selection. In addition, about ninety percent of the individuals indicated theypreferred the mountain area for privacy. A large majorit} also indicated that isolation of the area was an important factor in the selection of their second home site.
Close to 90 percent of those individuals now leasing have a permanent residence within 150 miles of their vacation home. They generally make 20 or less trips a year to thei r second home and spend an average of 50 days a year at the leased site of which nearly 60% are weekend days. Approximately fifty percent of the improvements to Georgia Power Company's land were estimated by their owners at greater than $10,000 with an average structure of about 1,200 square feet.
For the prospective leasees, the annual average anticipated number of days to be spent at the leased site was less than 65 days which nearly 70% would be weekend days. The anticipated market improvements is estimated between

$10.,.000 and $14,000 with a structure in the 1,000-1,499 square foot range.
Choice of amenities desired for a second home are quite similar for both groups. Shore frontage was the principle one mentioned. Also, when asked if they were will ing to lease land without shore frontage if quality public beaches were available, 60% of the prospective leasees said no, while nearly 80% of the current leasees answered negatively. Lights and police and fire protection were the next -highest ranked amenities. In addition, garbage collection ranked high among the current leasees. This is also refelcted in the remarks of the leasees that garbage particularly at Lake Rabun.
In both categories, respondents indicated they now (or will) participate in a combination of water-based activities-swimming, fishing, boating, and skiing. Good restaurants, summer stock theatre, tennis, arts and crafts, horseback riding, and golf seem to have a high level of possible participation if they were available. However, in regards to public areas there is quite a dichotomy between the group in terms of both usage and preference. The majority of the prospective leasees indicated that they would us.e public marinas (78% responded yes), Rabun Beach (52%) and Moccasin Creek State Park (62%). Of the current lease holders the majority (55%) also use publ ic marinas but few use Rabun Beach (16%) and tvbccasin Creek State Park (20%). In general, current leasees do not use publ ic areas but prospective leasees indicate a probable high level of use.
In response to question concerning development of additional public areas, 76% of the current leasees expressed opposition to further development. It appears from the comments section of the questionnaire that the current leasees greatly value their privacy and do not wish to attract any additional people into the area. Of those that responded

positively to the question, swimming beaches and boat ramps were the most often mentioned additional public areas desired. On the other hand, prospective leasees generally favored further development of public areas.
When asked their preference for land arrangements the majority of the current leasees indicated that leasing the land with option to buy is their first preference. (Ninetyfour percent ranked this as their first or second choice of alternative arrangements.) The second most desirable arrangement preferred by the leasees was owning the land (fifty percent ranked it as their first preference). For the prospective leasees, again the predominate land arrangement preference is to lease with option to buy . However, leasing the land was second rather than owning.
Concerning crowdness, lakes Burton and Rabun responded that water conditions were too crowded (59 and 50% of the respondents respectively). In addition, Lake Burton outscored the other lakes with 42% of its respondents indication that the land was overcrowded, while only 33% so responded on Lake Rabun. In all other cases, land or water crowdness does not seem to be a factor. At least 75% of the respondents from each lake indicated that the roads were not overcrowded.
The last question on the questionnaire was an open-end question asking for suggestions for Georgi a Power Company development of the area. For the current leasees, stricter enforcement of boating regu~otions including curtailing houseboats from dumping raw sewage into the lakes was one of the most often mentioned suggestions from all lake areas. On Burton Lake the leasees were particularly disturbed about the frequent fluctuations in the water level and suggested that Georgia Power Company provide a telephone number the leasees could call weekly to be informed of possible water level changes during the coming week. The leasees feel that they have a considerable

investment and that the lake fluctuations are endangering this investment. On Lake Burton garbage collection seems to be a problem of particular concern to the leasees. f'.Aore dumpsters was a common suggestion.
In all cases, leasees wanted their privacy preserved and appeared to be quite concerned that public development would bring transients into the area. Quite a number stressed the fact that they are very concerned about it.
The prospective leasees appear to be almost bitter about not getting a lease and the lack of communication from Georgia Power concerning their requests.
In summary, both the prospective and current leasee groups are quite homogeneous. Both groups have high income levels and are in the professional or executive ranks. They want amenities and privacy but in the case of the current leasees they feel that any further development of publ ic faci! ities would impair this privacy.
PLANNED SECOND HOME COMMUNITIES
Only one quantitative study of the planned second home market has been performed to date for the state of Georgia. This study is a Ph. D. dissertation recently completed by Dr. John Hammaker at Georgi a State Un iversi ty Mr. Hammaker's study deals exclusively with planned second home communities in the state of Georgia. Very Iittle of the data generated by this study is comparable to the study of the Georgia Power second homes. However, generalizations about amenity preferences of the two study groups can be made.
It should be noted that the respondents in both studies are similar with respect to income. Hammaker's study group contained 45 percent with incomes above $20,000. Of the current Georgia Power leasees who responded, 53 percent had incomes above $19,000.

Hammaker1s study group was divided into residents of high amenity developments and residents of low amenity developments. For both groups the importance of supportive activities--security, fire protection, garbage collection, and maintenance crew, was very great. However, these amenities were generally more imp:>rtant to the resident of a high amenity development than of a low. Such features as a golf course, club house, and swimming pool were important to a great percentage of residents of the high amenity developments but were far less important to residents of the low a-nenity developments. A lake and fishing area, were Iisted as important to a majority of residents of both types of developments developments. (See attached tables)
Current leasees of Georgia Power lake lots generally expressed a preference for unplanned second home areas. However, their amenity preferences do not differ much from the above two groups. The Georgia Power residents enjoy the isolatIon and scenery of the mountain locations. They desire lake front property and rate police and fire protection very high. They also, rank garbage collection high and desire additional swimming beaches and marinas. Water-based recreation is generally more important to them than other recreation activities (hiking, golf, riding, etc.). Thus, the amenity preferences of second home purchasers in Georgia seem to be much alike--supportive activities rank very high, and water resources and water-based recreation are the most important non-supportive activities.
A copy of the questionnaire sent to the owners is appended to this section. The questionnaire sent to prospective leasees only c"'anged the wording on some of the questions. The results for the owners are shown above the line while results for the prospective leasees are shown below the line. Other tabulations and cross tabulations follow.

I BACKGROUND INFORMATION

Permanent Residence,

city

county

Cu,(((Ut ~sw
PrD?peetiAJG j...eQ5lMb

state,

_

On which lake is your property?

n T I 5 Burton~2.q, Seed (Nacoochee)~, Rabun%, Tallulah I , Yonah 0

TOT

'i?

Is your permanent residence located on property leased from Georgia

Power? yes-Q...no~

/15 12.4

tMG 1--7 If no, Distance between permanent residence and leased property

Mill

How long does it take to drive?

Hours

_Ie ---7 -h~2.

How many trips do you make a year? ---:0--:'"

3

-

7(

How How

many many

days do you spend of the above days

at the leased site a are "weekend days"?

year?

_

Wha~ is the occupation of the head of your household?

_

How many persons are there in your family?

_

Adults (19 years and over)

Youths (12-19 years) __

Children (under 12 years)

Have you erected a structure on your leased property?

Yes-K- NO-.X-

I~~

4-

If yes,

Nwnber bedrooms

_

1n~+----t

Nwnber Total

bathro square

oms feet---C('-a-p-p-r-o-ximately)

Do you have a private well? Yes

No

Do you have a septic tank? Yes== No

When was the structure completed?

Year

HOW long have you occupied this structure?

Years

Did you build your structure rather than pU~it already

buil1i.? Yes

No

Do you own a boat? Yes~ NO .2L..
77 &4-
'1!:E~::::o hh:~.

sail

hoothueser boats

_

OVER

Have you constructed a boat house? Yes

No

Why did you select this area?

II ~
i
It -
I
I

location (in refer.ence to permanent residence) scenery and mounta~n enviro~~ent
water based activities inexpensive land lease
oatIhler ----,1""'4r:;~,....1"7.1"'5"".-S-C}-M-e-co-",,-'-b-:-il1-C\1l"V/

Annual income level

I~ ~ ~
I
t

Under $5,000 $5,000 - $7,000 $7,000 - $9,000 $9,000 - $11,000

I3
t
I

$11,000 - $13,000 $13,000 - $15,000 $15,000 - $17,000 $17,000 - $19,000 greater than $19,000

What do you consider the market value of. your improvements on the

leased land? "'$

_

I I PREFERENCES

In what activities do you.now participate?

! 011 I --
I- -

swimming fishing
boating

6/6//'].0 '3 tOr I'\cOr'<=:
tLL

skiing

IA / A

'.

skin diving 'l::L.X-'w IWI WWI'j

Q. T

CL TtSYlllt9

other

_

I~~tI!1l What activites would you participate in if they were within a 30
minute drive of your cottage?
good restaurant night club type entertainment
1'?.Ll1L golf

I

hteonrsneisback riding

I

summer stock or dramatic - music presentation

I

arts and crafts exhibits

4
?S I

arts and crafts classes

childrens playground

sports fields

other'

_

- 2-

Which existing public areas do you use from among the following list?
Yes~'IHNO 1'5" t3 Public Marinas

Yes

No 1- 'Z. Rabun Beach

Yes

No 1, ;!>Moccasin Creek State Park

Would you like to see additional public areas developed?

Yes~No-2QL

'7,

515

~f es, check types,

~

swimming beaches

boat ramps & marinas

camping

icnic areas

golf course

.2.....-0ther:

_

If properly located would you feel an airstrip was

desirable - undesirable

?

4'r

-W

- q q If an airstrip was available, would you use it? Yes__ _. _No
'2-7

Did you locate because your site offered privacy? YeS~No-lL---.

Does it still offer this privacy? Yes__o _ No_o_ _l1.4

'5

Did you locate because your site offered isolation? Yes t45NO~. Does it still offer this isolation? Yes _"__No__o__.70 42

On your lake, do you think the following are too crowded? Water . Yes-!!.l.J.:L NO~

Land

Yes ~ NO~

Roads

Yes..=,LIL NO~

At your lake, do y,ou think the public roads are adequately maintained? Yes-:LrLNo...:l18

Assuming you did not have a cottage lease and were in the market for lakeside cottate'site at this time,

+o.b16~ rank your preference (l-highest) for the following land arrangements _____:lease land _________.lease land with option to buy _ _ _ _ _ _,own
______,own in c.omrnon with other land owners ________~lease land and cottage

2.

awhat amenities would you require shore frontage
recreation areas sewers
lights

- 3-

OVER

I~:~ ~~~~:s garbage collection

I.

olice fire protection

7.. ambulance



Other:

__

Would you be willing to pay more to secure these

amenities? Yes

NO_~.-:'" _

~ 1:,

3. Would you prefer a planned development (above amenities provided by a land developer) to a non-planned situation (you build in a 'raw' situiltion)? Yes ?? NO~
l'i Jolf

4. Would you be willing to lease land without shore frontage

if quality public beaches and marinas were made available?

YeS~NO~

4-0

85

5. Which size lot would you prefer?

~1/2 acre ~J/4 ilere ~l acre
/f. 2-5 acres
~ Other:

Why?'

_

6.

What recommendations do you have concerning the recreational

development of the Georgia Power Company property?

_Cwvevtt ke~ _ ..... ....----_.....- .._----_.---r(06f~G~ ~5
jJ

TAILll

DISTA~E IETIlEEII PEllHAllEltt USIDl:II:! AIWI LAU !BOPOTY

Di.tance (.i1es) no response 50 100 150 200 250 300 350
400
450 500 over 500

Cvrrent Lu.... S4 55 70
189 14
5 6
2
2
1
o
19

rre.peotiv. L...... 27 5
,27
63
5
o
3
o o o
2

TABLE 2

IIUKIEll OF TRIPS ""DE PD YEn TO LAICI: PIlOPOTY

Trips/yr.
no re.ponse 10 20 30 40
50 60 70 80 90 100 over 100

Current L..._
it
54 104
89 44
l' II
3 0 0 0 5

rre.peotiv. L......
21 10 26 41 15
5 6
1 4 1 1 0

TAiLE 3

IIllMIIER OF DAYS SPENT PO TEAa AT LAD PROPOTY

110. of Days no response
10 20 30 40 SO 60 70 80 90
100 100-150 over 150

Current L.ase.s

Total Days 82

Weekend Days 1(19

5

20

15

58

n

~

46

54

~

"

32

26

~

15

26

14

14

12

18

1

52

12

10

1

Prospective L.ase.s

~~ Total Days 22---

-W--ee-k-e-nnd

Days

0

3

0

12

7

U

15

19

1125

V6

17

4

6

9

5

4

7

0

20

2

12

1

110. of Square Ft
no r ponse 100-500 500-1000 1000-1500 1500-2000 2000-2500 2500-3000 over 3000

TABLE 4
SIZE OF COTTAGES
Current L.a.... 97 15
108 128
44 15 6
4

Pro.pectiv. L...... 2' 0
22
'0 25 3
2 1

TAILE 5

RAIIKIIIG OF LAIID AltItAIIGEMEIITS

current 1.as.e./prospectiv. 1.as

Arrans_ent
1. . . .
1.a/option to buy
own
own in co-.on 1.a.e land and cottag.

1
72738 162/64 165/33
4/0 10/9

2
44731 131/48
42/16 4/2 9/13

3
97735 14/10 52/31 28/8 17/8

4
31/10 2/1 15/14 45/22 75/33

5
571
o
2/5 11/45
61/25

TABLE 6

QUESTIOIIS CROSS TABULATED BY LOCATIO. OF LAD PIlOPOTY

current 1.aes/prospectiv. 1......

a. Exi.tins Public Area. U.ed?

Public Marina

~

yes

154/61

no

119/17

Rabun leach.

yes

14/23

no

183/34

S.ed
3/5 17/1
10/4 14/2

!!!!!!!!
29/10 20/4
7/16 '4/5

Tallu1.h
0/3 0/0
I/O 0/1

Moccasin Stat. Park Crk.

y.s

51/42

3/3

2/6

1/1

no

175/24

17/3

36/5

0/1

b. Do Tou Desir. !dditiona1 Public Arsa.?

y

1/49

11/5

11/13

1/1

no

242/41

17/2

49/9

0/3

c. Type of Public Areas Desired?

beach.s boat ramps cuping
picnic golf cour

4/29

6/3

6/10

1/1

33/25

7"

6/7

0/0

24/22

3/4

6/8

0/1

28/18

4/4

6/6

1/1

31/26

2/1

4/6

1/0

Toaah
0/2 0/1
0/2 0/0
0/2 0/0
0/4 0/0
0/3 0/1 0/3 0/2 0/2

TABLE 7

QUESTIOIIS CROSS TABULATED BY LOCATION OF LAKE FROPERTY

current lease.s only

a. R.aaon for S.lectins Ar.a?

location acenery vater activiti.a inexpenaiv. l.nd a... co.bin.tion of .bov. .11 of .bove other

!!llWm 7 90 7
1 192
13 1

b!!l
0 10
0 0 16 0 0

-Ra3bu-n
11 3 0
35 1 0

Tallulah 0
1 0 0 0 0 0

Yonah 0 0 0 0 0 0 0

b. Which Are Too Crolld.d?

vater. y.a no
land. yea
DO

175

2

25

0

0

122

22

25

1

0

llB

4

15

0

0

160

21

31

1

0

ro.da. yea no

57

4

11

0

0

204

20

34

1

0

c. Loc.te Due to Pri_cy?

then. yes
DO
DOV'
y.a
DO

314

27

53

1

0

B

1

2

0

0

219

24

4B

1

0

B2

-3

5

0

0

d. Loc.t. Du. to Isol.tion?

then. yea
DO
nov.
yea
DO

193

12

38

0

0

93

12

14

0

0

101

11

31

0

0

144

B

14

1

0

TABLE 8

~ESTIOIIS CROSS TABULATED BY IlI:OME

current 1e.sees/prospective le....s

a. Would You Like Pl.nned or IIon-Pl.nned Envirollll8ftt?

pl.nned DOn-pl.nned

Burton
----0::
o5)0000
5/2

S.ed 5,000-
9.000 4/1
12/3

R.bun 9,000-
15.000 1817 70/40

rTs.;lolouol.:h-
20)000 75
35/25

Yonah
20;000
+ 2575 157/37

b. What _ i t i . s Would You Requir.?

shore front.B. recreation are sewers
llBhts paved ro.ds paved drivevays
B.rb.Be collection polic. fire protection . .bul.nce

6/2

14/5

95/41 41/27

18/38

1/0

2/1

1118

413

23/6

4/0

4/0

31/6 11/5

65/7

6/2

12/6

67/34 31/26 142/24

6/0

5/2

38/13 21/9

62/13

0/1

0/1

13/3

6/3

24/3

4/1

8/2

47/10 30/7

102/16

3/1

12/2

49/17 25/15

10/21

4/1

711

38113 20/16

72119

2/1

6/1

13/6

7/6

30/7

TABU 9

IWIIADR STUDY - AlllllITIES FREFlREIICES

_ity
Fir. Protection Security S~ Syat. . Garbase Collection Maint.n.nce Crew Golf Course
Lak. Sn-inS Pool Club lIous. B.ach Fishins Are. Fort Area Marina or Launch Area P.rk .nd/or Picnic Ar Club 1IooIu and a Dinins Roo. Power Bo.tins Mature Tr.Us T.....is Couru lion-power BoatinS St.bl nd Ridins Capins Are. Shootins Facility

Percent of ~ _ity n __ ...pcm4enu llho Tbou~ It aPOrtant
B9.1 87.9 84.0 81.7 78.6 68.5 66.1 66.1
61.1 59.1 56.4 50.2 42.0 40.5 39.7 36.6 35.0 35.0 34.9 31.9 26.8
14.0

TABLE 10

IWIMAICER STUDY - AMEMITIES FREFlREIICES

Dity Lake Fir. Protection Fiabins Ar Marina or Launch Area Security Power Bo.tins Garhas. Collection Maintenanc. Cr. . B.ach S...r Syet. . IIon-_r _tinS P.rk .nd/or Picnic Ar.. For.at Area S.n..inB Pool Club lIous. C_pins Area Tennis Courts
Club 1IooIu and Dinins a -
Matur. Tr.Ua Golf Cours.
Shootins Facility
St.ble .nd Ridins

Perceat of Low .enity R.apondenta llho Thoiijiit It aport.nt
93.4 70.6 70.0 67.7 58.1 57.5 44.9 44.3 42.5 39.5 38.9 34.1 31.7 25.7 18.6 10.2 9.0 7.8 6.0 4.8
0.6 0.0

CONCLUSIONS
The economic analysis of recreation that has been performed of recreation potential in the North Georgia Mountains Area has dealt primarily with demand and supply considerations. Feasibility, from the standpoint of profits generated by a recreation activity, has generally not been considered to this point. Rather the analysis has attempted to determine the present and future recreation needs and the portion of the recreation demand which at present is, and in the future might be, satisfied in the NGMA. Specific recreation activities, with the exception of summer stock, outdoor dramc, vacation homes, and camping and commercial facilities, have not been studied in detail. There were specific development options considered.
k noted above the recreation data are general in nature and, in the most part, speak to general needs (Comparison of present demand and supply). However, this information, together with judgments about future changes in the structure of recreation demands, provides a basis for recreation planning to meet current and future shortages in recreation facilities.
A comparison of Tables 5 and 6 indicates a present shortage in virtually every recreation category. Specific critical shortages of activities particularly suited to the Tallulah Gorge area include nature trails, lake and stream fishing, swimming beaches, boating, docking, and picnicking.
Other needs indicated by the analysis of the area are quality living accommodations, especially those catering to passthrough tourists. The traffic surveys and State Highway Department data indicate a growing volume of tourists traffic on U.S. 441. Our survey of hotels, motels, and cabins, indicated a high rate of utilization. Most of these facilities were very old and lacked some modern amenities. Few cabins

in the NGMA have access to water for recreation. Cabins with this access (which could be provided in the Tallulah Gorge Area) could serve many tourists who desire mountain scenery and water recreation for short stay use.
There is a paucity of high quality restaurants in the NGMA, particularly in the Tallulah Gorge area. With few exceptions (notably the Smith and Illlard houses) the restaurants in the NGMA are fast service, short order establishments. These cater to the pass-through tourists who comprise the majority of tourism in the NGMA.
All of the above activities, recreation and commercial, appear feasible in the Tallulah Gorge area. The recreation needs indicated above are already being served to a limited extent by the lakes, streams, and trails in the Tallulah Gorge area. However, there is a void in supporting commercial facil ities. The Tallulah Gorge survey revealed that the Gorge, as a natural attraction, is quite appealing to tourists, both passthrough and those vacationing in the area. With the Gorge as the central attraction or theme, tourism and commercial development at Tallulah Gorge is feasible. However, this would assume an effort to enhance the appeal of the Gorge through greater accessibil ity and promotion.
There are at least two problems one must consider in judging the potential success of recreation and recreation supporting activities. These are the problems of seasonality and scale. This seasonal problem is an obvious characteristic of recreation and tourism. It is an important feature of the tourist flows through the Tallulah Gorge area. During the late spring, summer, and early fall months, and particularly during July and August, the typical tourist party is a family, the majority passing through Tallulah Falls on their way to destination vacationing in Florida or the Smokey Mountains. They are generally more leisurely in their travel and often make stops or sLde trips to enjoy scenic or natural features. During the late fall, winter, and early spring the volume of traffic declines considerably, and the character of travelers through

Tallulah Falls changes drastically. Generally these tourists are elderly couples destined for vacationing in Florida. They are less interested in stopping or making side trips than are the summer vacationers.
This seasonal change in the volume and character of tourists is very important in considering the development of recreation and commercial activities which cater to tourists. The recreation activities discussed above, as well as most others, are warm weather activities. Participation in them, especially by pass-through or short stay tourists, would decline drastically during the winter. This seasonal change would also effect the feasibility of commercial development. While the summer traffic, most likely, is sufficient to support a much larger number of motels, cabins, and restaurants, the winter utilization rates would drastically curtail the number which could expect to be profitable. This suggests that a single
motel, or lodge, and a restaurant at most would be profitable,
unless the caracter of recreation in the area is changed through future development. This will be considered when judging the feasibility of the five alternative development options.
The other important problem to be considered is that of scale, or the need for complementary recreation facilities to generate high level util ization of all the activities. An example of this need is an outdoor drama. While the Tallulah Gorge area may be particularly well suited for an outdoor drama-it is located on a busy traffic route, is near a large urban area but is isolated from urban life, has an abundance of natural slopes, and is rich in history, as noted above it has a dearth of eating and sleeping accommodations and lacks well developed public recreation areas. Both of these needs must be met in order for an outdoor drama to operate successfully. Other examples of activities which would require complementary faci lities would be a resort, an educational recreation activity, and a planned second home community.
The recreation needs noted above which seem particularly suited to the Tallulah Gorge area (swimming beaches, boating,

picnicking, etc.) do not suffer from the scale problem per se. Rather, in their simplest form (i.e., general public recreation as opposed to recreation for special groups--youths, handicapped, etc.) they are the complementary activities necessary to support large scale recreation development. The same is also true of the commercial needs noted above. However, important consideration in planning for recreation development in the Tallulah Gorge area are the need to overcome the present seasonal aspect of tourism in the area, the benefits of developing short-stay tourism, and the impact of future recreation dev.elopment on the area economv.
One other activity that was studied and should be discussed at this point is the vacation or second home. Two principle sources of data were utilized: I) a survey of leasees of Georgia Power land and those individuals on a waiting list to lease land in the future, and 2) John Hammaker's study of planned second home developments in Georgia. These two sources provide useful information on the amenity preferences of second home owners in two distinctly different approachs to second home development. Georgia Power has in the past leased land for a very nominal yearly fee and has provided no amenities. The planned developments studied by Hammaker are of two - types --low and high amentiy. In both cases, the individuals perchased the land, and generally at much higher costs than the Georgia Power leasing fee. Both study groups are high income recipients and all place great importance on supporting amenities--security, fire protection, garbage collection, and sewer systems. Most rank a lake and waterbased recreation very high in their list of preferred amenities. The Georgia Power leasees rated most important the desire for shore front land and are generally opposed to planned developments. probably due to the associated higher land costs.
It appears from the information on second homes that the land in the Tallulah Gorge area could be developed for 'cOcatbn homes by either the planned development or the current Georgia Power approach. In either case the physical

characteristics of the area are attractive to second home buyers. There are adequate water resources in the area to provide diverse water-based recreation and the area is esthetically attractive with the beautiful mountain scenery. In both approaches, the desired supportive amenities would need to be provided. The planned development would generate the greater revenue from the development of the land, but of
course would envolve the greater expense for development and promotion. Both would have approximately the same economic impact on the area if comparable in number of housing units.

CONTENTS
DEVELOPMENT OPTIONS
Each option has been costed based on decisions made in OPTIONS and on assumptions about the quality of construction and difficulty of constructi on associated with each activity proposed. Costs have been shown according to each site area.
WATER/SEWER
A rough estimated of the type of system and the costs associated it has been formulated for a water supply and sewage treatment system for each option. Overall capacity of the system and the length of the lines has been estimated following the drawings presented in OPTIONS.
MOVEMENT SYSTEM
An estimate has been made for the construction of the movement system presented in OPTIONS. The proposed route is shown on the drawing for Option 4/5. An alternate cost has been shown in the event that the system must cross the lake via a pontoon bridge.

OPTION 1
SITE A
1. Museum with auditorium and open space fireproofed structural steel frame average quality construction
a. Parking, 75 cars 3" asphalt including fine grading earthwork
2. Picnic Area 10 acres in 2 sites, preparation 50 spaces, equipaent, etc.
a. Parking, 50 cars in two 1/2 acre sites 3" asphalt including fine grading earthwork
3. Comfort Stations (UNICOI type, winterized)
4. Overlooks two 1/2 acre sites, preparation shelters (2 <! 1000 SF)
5. Roads 24' wide x 2400' long
6. Trails and Walks, 1/2 mi.
7. Selective site clearing 700 x 1000 700000 500 x 1600 800000 1500000 x 0.15 225000 SF, Say

15000 SF (1 $ 25.00



45000 SF C!

.20



5000 CY C!

1.00



10 AC C! 600.00



50 EA C! 300.00



43000 SF <!

.23



5000 CY <!

1.00



2EAC! 15000.00



1 AC @ 1000.00



2000 SF @

2.00



57600 SF @

.60



2640 LF @

2.00



$ 375,000
9,000 5,000
6,000 15,000
10,000 5,000
30,000
1,000 4,000
35,000 5,000

5 AC @ 1000.00



- 5,000

TOTAL - SITE A

$ 505,000

SITE D
1. Visitor Center with auditoriua snack bar and auswa, fireproofed structural 8teel fr... averase quality construction
a. Parking, 200 cars 3" asphalt includinS fire grading earthwork
2. Trails and Walks, 3 ai.
3. Overlooks four 1/2 acre sites, preparation shelters (4 (f 1000 SF)
4. !2.!!!! 24' wide
5. Comfort Stations (UNICOI type, winterized)
6. Selective site clearins 500 x 1200 600000 x 0.30 20oo, Say
SITE E
1. Picnic Area 10 acres in 2 site., preparation 50 spaces, equipment, etc.
a. Parking, 50 cars in two 1/2 acre sites 3" asphalt inclUding fine sradins earthwork
2. Comfort Stations (UNICOI type, winterized)
3. Lakeside Shelters (5 @400 SF)

OPTION 1, COlltinUed

20000 SF (f $ 25.00



100000 SF (!

.20



10000 SF (!

1.00



15840 LF (!

2.00



2 AC C! 1000.00



4000 SF (!

2.00



1000 LF (! 15.00



2EA(f 15000.00



5AC(f 1000.00



TOTAL - SITE D

$ 500,000
20,000 10,000 32,000
2,000 8,000 15,000 30,000
5,000 $ 622,000

10 AC (f $ 600.00



50 EA (f 300.00



43000 SF (f

.23



5000 CY (f

1.00



2EA@ 15000.00



2000 SF @

2.00



$ 6,000 15,000
10,000 5,000
30,000 4,000

SITE E, continued 4. Boat Rental Conceaaion (12 rowboata/12 canoes) dock (plank deck, pilins and be..a) shelter
s. Boat Ramp for rowboats, canoea and aails only
SITE F 1. Stay-use Caapground, similar to UNICOI complex a. COilfort atation (winterized) 2. Beach Area (350 - 400 peraon capecity) a. SVU.ill8 dock b. Comfort ata~ion (larser than UNICOI type) c. aeach bouse
d. 'arkina, 100 cara
3" aaphalt includinc fine sradinc earthwork
SIT! J
1. Tranaient-uae Caaparound hisher denaity than UNICOI type (trailer campins) a. COIlfort atation (s11lilar to UNICOI)
2. Picnio Area 2 acre site, preperation 10 spac.a, equi~nt, ete.

OPTION 1, continued

3000 SF @ $ 3.00



500 SF @

4.00



Allow.

TOTAL - SITE E

$ 9,000 2,000
2,000
$ 83,000

75 EA @ $ 1700.00



2 EA @ 15000.00



2000 SF @ 3.00



lEA@ 20000.00



1000 SF @ 10.00



56000 SF @

.23



5000 CY @ 1.00



TOTAL - SITE F

$ 128,000 30,000
6,000 20,000 10,000 13,000
5,000 $ 212,000

25 EA $ 1500.00



1 EA @ 15000.00



2 AC @ 500.00



10 EA @ 300.00



$ 38,000 15,000
1,000 3,000

SITE J, continued
a. Parking, 10cara 3" asphalt including fine grading earthwork
b. Shelter
SITE Ie
1. Group Picnic Areas 2 acres in 2 aites, preparation 20 spaces in 2 sitea, equi~ent
a. Sheltera (2 @1000 SF)
2. Picnic Area 0.2 acre aitea, preparation 100 apacea, equi~ent, etc.
3. Comfort Stations
4. Parkinl, 160 cars (scattered) 3" asphalt inclUding fine grading earthwork
5. Roada 24' vide

OPTION 1, continued

8700 SF @ $ .23



$ 2,000

1000 CY C!

1.00



1,000

1000 SF ct

2.00



2,000

TOTAL - SITE J

$ 62,000

2 AC ct $ 1500.00



20 IA ct 300.00



2000 SF @

2.00



$ 3,000 6,000
4,000

20 AC ct 500.00



100 IA @ 300.00



3IAct 15000.00



10,000 30,000
45,000

30000 SF ct

.20



2000 CY @

1.00



6,000 2,000

270 LF ct 15.00



- 4,000

TOTAL - SITE Ie

$ 110,000

G~R~A~N-D--T-O~TA~L~----O-P~T-IO-N-~1~--~-----~-~--~------------~--~~-----~--~---------------------------$-1-,-5-9-4-,0-0-0-------~-------~-----------------------------------------------------------------------------~-------------

OPTION 2a
SITE A
PUBLIC ARiA
1. Museum with auditorita and open space fireproofed structural steel frame average quality const~tion
a. Parking, 75 cars 3 " asphalt including fine grading earthwork
2. Picnic Area 5 acre site, preparation 25 spaces, equipment, eto.
a. Parking, 25 cars 1/2 acre site 3" asphalt inclUding fine grading earthWork
3. Comfort Stations (UNICOI tyPe, "interized)
4. Overlooks two 1/2 acre sites, preparation shelters (2 @ 1000 SF)
5. loads, 24' "ide x 2400' long
6. Trails and Walks
7. Econoaic lapact Zone (comaercial area) site preparation and utilities for lease to .erchants, etc.

15000 SF @ $ 25.00



45000 SF @

.20



5000 CY @

1,00



5 AC @ 600.00



25 EA @ 300.00



21780 SF @

.23



2000 CY @ 1.00



lEA@ 15000.00



1 AC @ 1000.00



2000 SF @ 2.00



57600 SF @

.60



2500 LF @

2.00



10 AC @ 1000.00



SUBTOTAL - PUBLIC AREA

$ 375,000
9,000 5,000
3,000 8,000
5,000 2,000 15,000
1,000 4,000 35,000 5,000
- 10,000
$ 477,000

SITE A, continued INSTITUTIONAL CENTER
8. OUtdoor Theater
1500 seat capacity x 10 SF each
9. Parkins, 250 cars 3" asphalt including fine Iradinl earthwork
10. Stay-use Cabin Do~, 12 units @10 person. each
20 x 40 800 x 12
11. Dinins Hall with kitchen (150 - 200 capacity) 12. Activity Buildins. (2 @ 5000 SF) 13. Lodge/Administration building
10 rooms, 5 offices 14. Roa!!!.t 1/2 ail. 15. Trail." 2 ailes 16. Selective .ite clearing
SITES B/c/'s 1. Hikins Trails 2. Special Trail. 3. Parkins, 75 - 100 car. in two 1/2 acre site. 3" asphalt includinl fine &radinl earthwork

OPTION 2a, continued

15000 SF @ $ 10.00



$ 150,000

100000 SF @

.20



5000 SF @

1.00



20,000 5,000

9600 SF @

6.00



4500 SF @ 15.00



10000 SF @ 10.00



60,000 68,000 100,000

6000 SF @ 15.00



2640 LF @ 15.00



11000 LF @

2.00



12 AC @ 600.00



SUBTOTAL - INSTITUTIONAL CENTER

TOTAL - SITE A

90,000 40,000 22,000
- 8,000
$ 563,000 $1,040,000

8 KI @ $ 5000.00



1 HI @ 8000.00



43000 SF @

.23



5000 CY @

1.00



$ 40,000 8,000
10,000 5,000

SITES B/C/%D, continued 4. Comfort Stations (UNICOI type, winterized) 5. Information Booths (slaUar to UNICOI) 6. ~ 24' wide
SITE D%
1. Visitor Center with auditorium snack bar and museum, fireproofed structural steel frame, average quality construction a. Parking, 300 cars 3" asphalt including fine grading earthwork
2. Motel/Hotel/Restaurant with 300 car parking 75 room/75 seat
3. Co_ercial Shops (15 @ 2000 SF) 4. Selective site clearing
SITE E 1. Picnic Area 10 acres in 2 sites, preparation 50 spaces, equipment, etc. a. Parking, 50 cars in two 1/2 acre sites 3" asphalt inclUding fine grading earthwork

OPTION 2a, continued

6 EA @ $15000.00



10 EA @ 1000.00



1800 LF (f 15.00



TOTAL - SITES Blc/%D

$ 90,000 10,000 27,000
$ 190,000

20000 SF @ $ 25.00



$ 500,000

130000 SF (f

.20



4000 CY @

1.00



26,000 4,000

45000 SF (f 30.00



30000 SF @ 30.00



20 AC @ 600.00



TOTAL - SITE 0;

1,450,000 900,000 12,000
$2,892,000

10 AC @ $ 600.00



50 EA @ 300.00



43000 SF @

.23



5000 CY @ 1.00



$ 6,000 15,000
10,000 5,000

SITE E, continued
2. Comfort Stations (UNICOI type, winterized)
3. Lakeside Shelters (5 @ 400 SF)
4. Boat Rental Concession (12 rowboats/12 canoes) dock (plank deck, piling and beam.) shelter
5. Boat Ramp for rowboats, canoe. and sails only
SITE F
1. Picnic Areas 10 acres in 2 sites, preparation 50 spaces, equipaent, etc.
a. Parkins, 50 cars in two 1/2 acre sites 3" asphalt including fine grading earthwork
2. Comfort Stations (UNICOI type, winterized)
3. Beach Area
a. Swt.ing dock b. Comfort station (larser than UNICOI type) c. Beach bouse d. Parking, 100 cars
3" asphalt including fine grading earthwork
SITE J
1. Transient-use Campground (higher density than UNICOI type)

OPTION 2a, continued

2 EA @ $15000.00



2000 SF @

2.00



$ 30,000 4,000

3000 SF ct

3.00



500 SF @

4.00



Allow.

TOTAL - SITE E

9,000 2,000
2.000
$ 83.000

10 At @ $ 600.00



50 EA @ 300.00



43000 SF @

.23



5000 CY ct

1.00



2 EA ct 15000.00



2000 SF ct

3.00



1 EA @ 20000.00



1000 SF ct 10.00



56000 SF @

.23



5000 CY @ 1.00



TOTAL - SITE F

$ 6,000 15,000
10,000 5,000 30,000
6,000 20,000 10,000 13,000 5.000 $ 120.000

25 EA @ $ 1500.00



$ 38,000

SITE J, continued
a. COlifort atation <aimilar to UNICOI)
2. Picnic Area Zaer. arte, preparation 10apac.a, equi~.nt, etc.
a. Parking, 10 cars 3" aaphalt including fine grading earthwork
b. Shelter
SITE 1C
1. Group Picnic Areaa 2 acres in two sites, preparation 20 apaces in two sitea, equi..-ent
a. Sheltera (2 @ 1000 SF)
2. Picnic Area 0.2 acre aitea, preparation 100 apacea, equiJllllent. etc.
3. Comfort Stations
4. Parkins, 160 cars (scattered) 3" asphalt inclUding fine grading earthwork
5. Roads 24' vide

OPTION 2a, continued

25 EA @ $15000.00



$ 15,000

2 AC @ 500.00



10 EA @ 300.00



1,000 3,000

8700 SF @

.23



1000 CY @ 1.00



2,000 1,000

1000 SF @ 2.00



2,000

TOTAL - SITE J

$ 62,000

2 AC @ $ 1500.00



20 EA @ 300.00



2000 SF @ 2.00



20 AC @ 500.00



100 EA @ 300.00



3EA@ 15000.00



30000 SF @

.20



2000 CY @

1.00



270 LF @ 15.00



TOTAL - SITE K

$ 3,000 6,000 4,000
10,000 30,000 45,000
6.000 2,000 4,000 $ 110,000

SITE L
1. Lots (lease) (30 @2 acres each) Georgia Power - electric, water - not sewer
2. ~

OPTION 2a, continued

60 AC @ $ 500.00



8000 LF tI 15.00



TOTAL - SITE L

$ 30,000 120,000
$ 150,000

G-R-A-N-D-~T~O~T~A~L-~- -O~P-T-I-O~N--2~a---~-----------------------------~----------------------------------$~4-,-6-4-7-,0~0-0--------------------~~-----------~---~--------------~--------------------~------~-----~--~--------

OPTION 2b

SITE A
1. MuseWl with aUditoria and open space fireproofed structural steel fraae averace quality construction
a. Parkinc, 75 cars 3" asphalt includinl fine gradinl earthwork
2. Picnic Area 5 acre site, preparation 25 spaces, equipment, etc.
a. Parking, 25 cars 1/2 acre site 3" asphalt inclUding fine grading earthwork

15000 SF @ $ 25.00



45000 SF @

.20



5000 CY @

1.00



5 AC @ 600.00



25 EA @ 300.00



21780 SF @

.23



2000 CY @

1.00



$ 375,000
9,000
5,000
3,000 8,000
5,000 2,000

SITE A, continued
3. Comfort Stations (UNICOI type, winterized)
4. Overlooks two 1/2 acre sites, preparation shelters (2 @1000 SF)
5. Roads, 24' wide x 2400' long
6. Trails and Walks
7. Economic Impact Zone (commercial area) site preparation and utilities for lease to merchants, etc.
8. Developers Community raw land leased to developer for 3/4 acre lots
SITES B/C/lfD 1. Hiking Trails
2. Special Trails
3. Parking, 75 - 100 cars in two 1/2 acre sites 3" asphalt including fine grading earthwork
4. Comfort Stations (UNICOI type, winterized)
5. Information Booths (sillilar to UNICOI)
6. ~ 24' wide

OPTION 2b, continued

1 EA @ $15000.00



$ 15,000

1 AC @ 1000.00



2000 SF @

2.00



57600 SF @

.60



2500 LF @

2.00

1,000 4,000
35,000
5,000

10 At @ 1000.00



10,000

(No cost to Georgia Power)

TOTAL - SITE A

$ 477,000

8 HI @ $ 5000.00



lMI@ 8000.00



43000 SF @

.23



5000 CY @

1.00



6 EA @ 15000.00



10 EA@ 1000.00



1800 LF @ 15.00



TOTAL - SITES - B/C/\

$ 40,000 8,000
10,000 5,000 90,000
10,000 27,000 $ 190,000

SITE DIJ
1. Visitor Center with aUditorium, snack bar and .aS8Om, fireproofed structural steel frame, average quality construction
a. Parking, 300 cars 3" asphalt including fine srading earthwork
2. Motel/Hotel/Restaurant with 200 car parking 50 room/50 seat
3. CODDDereial Shops (15 @ 2000 SF)
4. Selective site clearing
SITE E
1. Picnic Area 10 acres in 2 sites, preparation 50 spaces, equipment, etc.
a. Parking, 50 cars in two 1/2 acre sites 3" asphalt inclUding fine srading earthwork
2. Comfort Stations (UNICOI type, winterized)
3. Lakeside Shelters (5 @ 400 SF)
4. Boat Rental Concession (12 rowboats/12 canoes) dock (plank deck, piling and be..s) shelter
5. Boat Ramp for roWboats, canoe. and sails only

OPTION 2b, continued

20000 SF @ $ 25.00



$ 500,000

130000 SF @

.20



4000 SF @

1.00



26,000
4,000

32000 SF @ 30.00



970,000

30000 SF @ 30.00



900,000

20 AC @ 600.00



12,000

TOTAL - SIT! D\

$2,412,000

10 AC @ $ 600.00



50 EA @ 300.00



43000 SF @

.23



5000 CY @ 1.00



2EA@ 15000.00



2000 SF @ 2.00



3000 SF @

3.00



500 SF @ 4.00



Allow.

TOTAL - SIT! E

$ 6,000 15,000
10,000 5,000
30,000 4,000
9,000 2,000
- 2,000
$ 83.000

SITE F
1. Stay-use. CamNrOund, s1ll1lar to UNICOI co.plex
a. Co.fort station (winterized)
2. Beach Area a. Swiaaiq dock b. COilfort station (larger than. UNICOI type) c. Beach house d. Parking, 100 cars 3" asphalt inclUding fine grading earthwork
SITE J
1. Transient-use C&IIpsround higher density than UNICOI type
a. Comfort station (siallar to UNICOI)
2. Picnic Area 2 acre site preparation 10 spaces, equi~ent, etc.
a. Parking 3" asphalt including fine grading earthwork
b. Shelter
SITE Ie
1. Group Picnic Areas 2 acres in 2 sites, preparation 20 _pace. in 2 sites, equi~.nt

OPTION 2b, c01ltinued

75 EA @ $ 1700.00



2EA@ 15000.00



$ 128,000 30,000

2000 SF @ 3.00



lEA@ 20000.00



1000 SF @ 10.00



43000 SF @

.23



5000 CY (f

1.00



TOTAL - SITE F

6,000 20,000 10,000
13,000 5,000
$ 212,000

25 EA @ $ 1500.00



1 EA @15000.00



2 AC (f 500.00



10 EA (f 300.00



8700 SF (f

.23



1000 CY @

1.00



1000 SF @ 2.00



TOTAL - SITE J

$ 38,000 15,000
1,000 3,000
2,000 1,000 2,000 $ 62,000

2 AC @ $ 1500.00



20 EA @ 300.00



$ 3,000 6,000

SITE K, continued
a. Shelters (2 @1000 SF)
2. Picnic Area 0.2 acre site, preparation 100 spaces, equipment, etc.
3. Comfort Stations
4. Parking, 160 cars (scattered) 3" asphalt including fine grading earthwork
5. ~ 24' wide

OPTION 2b, continued

2000 SF (f $ 2.00



$ 4,000

20 AC @ 500.00



100 EA @ 300.00



3 EA (! 15000.00



10,000 30,000
45,000

30000 SF (!

.20



2000 CY (!

1.00



270 LF (! 15.00



TOTAL - SITE K

6,000 2,000
4,000
$ 110,000

SITE L
1. Cabins (UNICOI type)
2. Check-in Building
3. Recreation Space
4. Parking, 50 cars in several sites 3" asphalt including fine grading earthwork
5. Roads, 3/4 ai.
6. Selective site clearins

25 EA @ $15000.00



1000 SF @

7.00



1 AC (! 2000.00



$ 375,000 7,000 2,000

20000 SF @

.20



1000 CY

1.00



4,000 1,000

4000 LF @ 15.00



60,000

6 AC @ 1000.00



6,000

TOTAL - SITE L

$ 455,000

SITE G/H/I

1. Outdoor Theater, 500 seat capacity x 10 SF each

Mintmua site work - usins natural terrain

Min~ construction work - lesser quality construction 5000 SF @ $ 4.00



$ 20,000

-~~~------~~~~~--~~--~~~--~-~-~-------~--._--------.-~----------~--~~--~---------

.. GRAND TOTAL - OnION 2b

$4,574,000

---~-----------~~~--~~--~~------~~------~---~-~---------_-------~-----~-------~~--

OPTION 3

SIT! A
1. Mua. . with aUditoriUll aDd Ope1l apaee fireproofed atructural ateel traae average quality construction
a. Parkine, 75 cars 3" asphalt including fine gradina earthwork
2. Picnic Area 5 acr.. ia 2 sites, preparation 25 spaces, equipaent, etc.
a. Parking, 25 cars 1/2 acre site, preparation 3" asphalt includias fiae gradiDS earthwork
3. Comfort Stations (UNICOI type, winterized)
4. Overlooks two 1/2 acre sit.s, preparation shelters (2 (f 1000 SF)
5. Boas!!.t 24 vide x 2400 10AS
6. Trails and Walks
SITE E
1. Visitor Center with auditoriua snack bar and IlUseUII, fireproofed structural steel fraae average quality construction

15000 SF (f $ 25.00



45000 SF (f

.20



5000 CY (f

1.00



5AC(f 600.00



25 EA (f 300.00



21780 SF (f

.23



2000 CY (f

1.00



lEA(f 15000.00



lAC(f 1000.00



2000 SF (f

2.00



57600 SF (f

.60



2500 LF @ 2.00



TOTAL - SITE A

375,000
9,000 5,000
3,000 8,000
5,000 2,000 15,000
1,000 4,000 35,000 5,000 $ 467,000

20000 SF (f $ 25.00



$ 500,000

SITI I, coatinaed

OPTION 3, continued

a. Parkins, 200 cara 3" aapha1t inc1udina fille sradill8 earthwork

100000 SF @ $ .20



10000 CY @ 1.00



$ 20,000 10,000

2. Picnic Area 5 acrea in 2 aitea, preparation 25 apaces, equipaent, etc.

5 AC 600.00



25 IA 300.00



3,000 8,000

a. Parkial, 25 cars in two 1/2 acre aitea 3" asphalt iac1uding fine sradial earthwork

21780 SF @

.23



2000 CY @

1.00



5,000 2,000

3. Comfort Stationa (larler than URIC01 type, winterized) 1 IA @ 20000.00



20,000

TOTAL - SITE I

$ 568,000

SITI F

1. Transient-uae Campsound higher density than URICOI type
a. Comfort atation (s1JRi1ar to URICOI)
2. Picnic Area 2 acre site, preparation 10 spaces, equipment, etc.
a. Parking, 10 cars 3" aapha1t inclUding fine srading earthwork
b. Shelter

25 EA @ $ 1500.00



$ 38,000

1 IA @ 15000.00



15,000

2 AC @ 500.00



10 IA <! 300.00



1,000 3,000

8700 SF @

.23



1000 CY @

1.00



1000 SF <!

2.00



2,000 1,000
2,000

3. Picnic Area 5 acres in 2 aitea, preparation 25 spacea, equipaent, etc.
a. Parking, 25 car8 in two 1/2 acre sites 3" asphalt inclUding fine sradin8 earthwork

5 AC <! 600.00



25 IA @ 300.00



21780 SF @

.23



2000 CY <!

1.00



3,000 8,000
5,000 2,000

SITE F, continued 4. Comfort Stations (larger than UNICOI type, winterized)
SITE D 1. Econoaic Impact Zone (comaercial area) site preparation and utilities for lease to merchants, eto.

OPTION 3, continued

1 EA @ $20000.00



TOTAL - SITE F

$ 20,000 $ 100,000

20 AC @ $ 1000.00



$ 20,000

G-R-A-N-D--T-O-TA-L-----O-P~T~IO-N--3--~-------------~------------------~---~---------~-----------~------$-1-,1-5-5-,-0-0~0-----
--------------------~-----------~------~------------------------------------------------------------

OPTION 4/5

SITE A
PUBLIC AREA
1., Muse~ with auditoriUlll and open space I fireproofed structural steel frue I average quality construction
\
a. Parking, 75 cars 3" asphalt inclUding fine ITading earthwork
\
2. P!cnic Area Sacres in 2 sites, preparation 2S" spaces, equipment, etc.

15000 SF @ $ 25.00



45000 SF @

.20



5000 CY @

1.00



5 AC @ 600.00



25 EA @ 300.00



$ 375,000
9,000 5,000
3,000 8,000

SITE A, continued
a. Parking, 25 cars 1/2 acre site 3" asphalt including fine grading earthwork
3. Comfort Stations (UNICOI type, winterized)
4. Overlooks two 1/2 acre sites, preparation shelters (2 @1000 SF)
5. Roads 24' wide x 2400' long
6. Trails and Walks
7. Economic Impact Zone (coDDDereial area) site preparation and utilities for lease to merchants, etc.
INSTITUTIONAL CENTER
8. OUtdoor Theater 1500 seat capacity x 10 SF each
9. Parkins, 250 cars 3" asphalt inclUding fine grading earthwork
10. Stay-use Cabin Dorms 12 units @10 persons each 20 x 40 800 x 12
11. Dining Hall.. with kitchen 150 - 200 capacity
12. Activity Buildings (2 @ 5000 SF)
13. Lodge/Administration building 10 rooms, 5 offices

OPTIONS 4/5, continued

21780 SF @ $

.23



5000 CY @

1.00



lEA@ 15000.00



1 AC @ 1000.00



2000 SF @

2.00



57600 SF @

.60



2500 LF @

2.00



$ 5,000 2,000
15,000
1,000 4,000
35,000 5,000

10 AC @ 1000.00



SUBTOTAL - PUBLIC AUA

- 10,000
$ 477,000

15000 SF @ 10.00



100000 SF @

.20



5000 CY @

1.00



9600 SF @

6.00



4500 SF @ 15.00



10000 SF @ 10.00



6000 SF @ 15.00



150,000
20,000 5,000
60,000 68,000 100,000
90,000

SITE A, continued 14. Roads, 1/2 aUe 15. TraUs, 2 aUes 16. Selective site clearing
SITES Blc
1. Hiking Trails 2. Special Trails 3. Parking, 75 - 100 cars in two 1/2 acre sites
3" asphalt inclUding fine grading earthwork 4. Comfort Stations (UNICOI type, winterized) 5. Inforaation Booths (similar to UNICOI)
6. !!2!!!! 24' vide
SITE D 1. Visitor Center with aUditorium, snack bar and museum, fireproofed structural steel frame, average quality construction a. Parking, 400 cars 3" asphalt including fine grading earthwork

OPTIONS 4/5, continued

2640 LF @ $ 15.00



11000 LF @ 15.00



12 AC @ 600.00



SUBTOTAL - INSTITUTIONAL CENTER

TOTAL - SITE A

$ 40,000 22,000 8,000
$ 563,000 $1,040,000

8 HI @ $ 5000.00



$ 40,000

1 HI @ 8000.00



8,000

43000 SF @

.23



5000 CY @

1.00



6 EA @ 15000.00



10 EA @ 1000.00



1800 LF @ 15.00



TOTAL-SITES Blc

10,000 5,000
90,000 10,000
27,000 $ 190,000

30000 SF @ $ 25.00



160000 SF @

.20



8000 CY @

1.00



$ 750,000
32,000 8,000

SITE D, continued
2. Motel/Hotel/Restaurant with 200 parking 50 roa/50 seat
3. Co_ercial Shops (30 @ 2000 SF)
4. Outdoor Plaza and outdoor areas
5. Economic Iapact Zone (commercial area) site preparation and utilities for lease to merchants, etc.
SITE E
1. Picnic Area 10 acres in 2 sites, preparation 50 spaces, equipment, etc:
a. Parking, 50 cars in two 1/2 acre sites 3" asphalt including fine grading earthwork
2. Comfort Stations (UNICOI type, winterized)
3. Lakeside Shelters (5 @ 400 SF)
4. Boat Rental Concession (12 rowboats/12 canoes) dock (plank deck, piling and beams) shelter
5. Boat Ramp for rowboats, canoes and sails only

OPTIONS 4/5, continued

32000+ SF @ $ 60000 SF @

30.00



30.00



Allow.

$ 970,000 1,800,000
250,000

20 AC @ 1000.00



20,000

TOTAL - SITE D

$3,830,000

10 AC @ $ 600.00



50 EA @ 300.00



43000 SF @

.23



5000 CY @ 1.00



2 EA @ 15000.00



2000 SF @

2.00



3000 SF @

3.00



500 SF @

4.00



Allow.

TOTAL - SITE E

$ 6,000 15,000
10,000 5,000
30,000 4,000
9,000 2,000 2,000 $ 83,000

SITE F

OPTIONS 4/5, continued

1. Transient-use Campground bisher density than UNICOI type

25 EA @ $ ~500.00



$ 38,000

a. Comfort station (similar to UNICOI)

lEA@ 15000.00



15,000

2. Picnic Area No. 1 2 acre site, preparation 10 spaces, equipment, etc.

2 AC @ 500.00



10 EA (! 300.00



1,000 3,000

a. Parkins, 10 cars
3" aspbalt inoludinS fin. sradins earthwork

8700 SF (f

.23



1000 CY (!

1.00



2,000 1,000

b. Shelter

1000 SF (!

2.00



2,000

3. Picnic Area No. 2 5 acres in 2 sites, preparation 25 spaces, equipment, etc.

5 AC <t 600.00



25 EA (! 300.00



3,000 8,000

a. Parkins, 25 cars in two 1/2 acre sites 3" asphalt includins fine sradins earthwork

21780 SF (!

.23



2000 CY @ 1.00



5,000 2,000

4. Comfort Stations (larser than UMICOI type, winterized) lEA(! 20000.00



- 20,000

TOTAL - SITE F

$ 100,000

SITE J

1. Transient-use Camparound hisher density than UNICOI type
a. Comfort station (siailar to UJICOI)
2. Picnic Area 2 acre sit., preparation 10 spaces, equipment, etc.

25 EA @ $ 1500.00



1 EAt! 15000.00



2 I.e t! 500.00



10 EA @ 300.00



$ 38,000 15,000
1,000 3,000

SITE J, continued a. Parkinl, 10 cars 3" asphalt includiq flne aradinl earthwrk b. Shelter
SITE Ie 1. Group Picnic Area 2 acres in 2 site., preparation 20 spaces in 2 site., equipaent a. Shelter. (2 <t 1000 SF) 2. Picnic Area 0.2 acre sit.s,preparatlon 100 spaces, equipaent, etc. 3. Comfort Stations 4. Parkins, 160 car. (scattered) 3" asphalt includina fine grading earthwork 5. Roads 24' wide
SITE L
1. !::2!. (30 (f 2 acres each)
2. Roads 3. Cabins, rental units

OPTIONS 4/5, continued

8700 SF (f $

.23



1000 CY (f

1.00



1000 SF (f

2.00



TOTAL .. SITE J

$ 2,000 1,000
2,000
$ 62,000

2 AC @$ 1500.00



20 EA <t 300.00



2000 SF <t

2.00



20 AC <t 500.00



100 EA (f 300.00



3EA<t 15000.00



30000 SF (f

.20



2000 CY <t

1.00



270 LF <t 15.00



TOTAL .. SITE Ie

$ 3,000 6,000 4,000
10,000 30,000 45,000
6,000 2,000 4,000 $ 110,000

60 AC @ $ 500.00



$ 30,000

8000 LF (f 15.00



120,000

30 EA @ 20000.00



- 600,000

TOTAL .. SITE L

$ 750,000

SITES G/R/I
1. Living Clusters Ten two bedroom units with common space and kitche~ inside and outdoor space. (8 @10,000 SF each)
2. Administration/Seminar/Manag.-ent buildings
a. Parking 120 cars 3" asphalt including fine gradina earthwork
3. traU., 6 aile.

OPTIONS 4/5

80000 SF @ $ 15.00



10000 SF @ 20.00



80000 SF @

.20



10000 CY @

1.00



33000 LF @

2.00



TOTAL - SITES G/R/I

$1,200,000 200,000
16,000 10,000 66,000 $1,492,000

G~R-A-N~D--T-O-T-A-L----O-P-T-IO--N-S--4~/5------------~-~--------~---------~~-------~-~--------------~---~--$-7-,6-5-7-,-0-0-0----~---------------~------------------------------------------~----~------------------~--------------------

WATER I SEWER
OPTION 1 Three areas each having a package treat.ent plant, sewer lines, well and water lines. Capacity and provisions of syst. does not include town uae. Approximate capacity 50,000 GPD each.
OPTION 2a One system with treataent ponds, sewer lines, lift atations, wells, water storage reaervoir and water lines, capacity and provisions of system includes town use. Approximate capacity 300,000 GPD.
OPTION 2b One systell with treatment ponds, sewer lines, lift stations, wells, water storage reservoir and water lines, capacity and provisions of systea includes town use. Approximate capacity 250,000 GPD.
OPTION 3 Water and waate aystems included in developers packages. No additional systems required.
OPTIONS 4/5 One systea with treatment ponds, sewer lines, lift atationa, wella, water storage reservoir and water lines, capacity and provisions of system include. town use. Approximate capacity 350,000 GPD.

WATER
SUPPLY

WATER LINES

SEWAGE
TREATMENT

SEWER LINES

TOTAL

$ 45,000

$ 10,000 $ 75,000 $ 35,000 $165,000

$ 90,000

$100,000 $150,000 $330,000 $670,000

$ 75,000

$100,000 $125,000 $330,000 $630,000

-0-

-0-

-0-

-0-

-0-

$105,000

$120,000 $175,000 $400,000 $800,000

MOVEMENT SYSTEM

DAM. Relocate gear reducers and .ator. for gate lift devices to platforms atop
dii or at side, tram can utilize dam to cro river. Relocation cost is based
upon steel platfoTmS on top of dam with pa.sage under platform.

ROAD BED from dalll to existing paved road (638'-0" station 0 + 0 to 638 + 0) requires grading, base and paving.

PAVED ROAD from station 638 + 0 + to 2463 + 0 + (1825'-0). Requires resurface

(24'-0" wide).

-

-

TRAFFIC LIGHT. Two required with two way control at station 2470 + 0 :!:. and ,tation 2680 + 0 +.

ROAD BED fro. station 2680 + to 8624 require. grading, base and paving.

EXISTING STREET in City of Tallulah Falls, 1600'-0", can be used as feeder to existing railway station. Require speed .igns, miscellaneous marker. and guard
rail.

TRAFFIC LIGHT with blinking warning lights required at intersection of City street and US 23 - 441.

ROAD BED from railway station to existing paved roadway into power plant 5864'-0" requires grading base and pavin

EXISTING ROADWAY at Power Plant requireigns and aiscellaneous guard raUl.

INCLINE RAILWAY, two existing car. to be enclosed and benche., lights, etc. installed.

INCLINE RAILWAY JED. Enca.e ties in concrete.

OVERLOOK. Area for people to view Tallulah Fall, liver.

TUGGERS AND TBAHS to transport visitors around park are., (6 tuggers and 15 tr....).

TOTAL ALTERNATE. PONTOON BRIDGE adjacent to d... in lieu of utilizing top of d.., omit relocation of gate lift devices, net change in COlt
ALTERNATE TOTAL

$ 15,000
'5,000
4,000
4,000 18,000
2,000
4,000
20,000
2,000 4,000 2,000 3,000 57,000 $ 140,000
$ 90,000 $ 230,000

WATER CONDITION, FISH POPULATIONS AND HIGH QUALITY RECREATION POTENTIALS ON SIX SMALL POWER RESERVOIRS IN NORTHEAST GEORGIA
James H. Jenkins, Wildlife Ecologist
The six reservoirs to be considered are, starting from the furthest upstream of the Tallulah River: (I ) Lake Burton with a water level elevation just below 2,000 feet; ( 2 ) Nacoochee or Seed Lake; (3 ) Lake Rabun with the Terrora Power Station well below it and powered from a penstock tunnel; (4) Tallulah Falls Lake, so narrow that it hardly qualifies as a lake; (5) Lake Tugaloo, the most unspoiled by far, with little access; and (6) Lake Yonah with a lake level of 744 feet elevation and located 12 miles north of Toccoa on the Tugaloo River. Lake Tugaloo is at the confluence of the Tallulah River and the Chcttooga River.
The author has been familiar with these reservoirs for over twenty years while working previously for the Georgia Game Fish Commission and the U.S. Forest Service.
The people impact has been most pronounced ~ Lake Burton with its uncontrolled overdevelopment and slow water quality deterioration. Whether this trend can be stopped is debatable and will require far more strength of wilf and self discipline than seems like Iy to be mustered. All the Iakes are deep and narrow and are capable of supporting low poundages of fish but of high quality (trout, muskellunge, walleyed pike, and other hardy cold water species.
~ pollution, septic tank drainage, and oil from two-cycle high powered outboards forms sludge on the bottoms, these lakes can easily be converted through eutrophication to low
quality recreation areas. As in the case of dead Lake Erie,
this usually happens well before any people are alert except possibly a few impractical pessimistic biologists and sensitive environmentalists.

This overview of the present situation should start with Lake Burton since it is well on the way to obi ivionas far as high qual ity recreation is concerned. Unfortunately this may sti II be largely unavoidable at out present level of ecological thinking or non-thinking.
Thirty years ago this was an unspoiled pristine mountain lake where ten pound rainbows were no great rarity, large bass were common and rough fish were rare Today it shows bad signs of erosion, poor roads, over-development of a haphazard nature and unmistakable signs of eutrophication. Over 800 cabi ns have been compressed into inadequate locations; some have even been built out over the water and a few have collapsed. Zoning, regulation, and selfdiscipline may slow the deterioration, but lack of clearly defined responsibility for action almost indicates a write-off of this lake. This alpine microcosm should be preserved.
Lake Burton is the largest of the lakes to be discussed, but even so, is only 2,775 acres in extent with 62 miles of shore line. It was bu iI tin 1918. Lake All atoona, north of Atlanta, has shown definite cultural eutrophication and
parts of !!.have had to be closed to public use because of
human pollution. Lake Burton is showing clear signs of following the same path. This lake is over 90 feet deep at its deepest and should have retained high quality conditions. Even so,it still seems to have oxygen throughout its depths but oligochaete worms, closely associated with highly polluted waters, have increased alarmingly. Bottom samples at the confluenceoriv\Occasin and Wildcat Creeks have shown high densities of oligochaetes recently, and this is we II known as an area of human congesti on and over-crowd ing
The carrying capacity for fish in Lake Burton is ~ low and has apparently been declining. A well managed farm pond should be able to support a standing crop of fish in Georgia of 350 pounds per acre. Reservoirs such as Clark Hi II and Lake Lanier have been shown to support around 100 pounds per acre. However, population determinations by the

Georgia Game and Fish Commission in May 1969 and August 1969 showed that Burton was supporting only 13.5 and 14.8 pounds per acre. The carrying capactiy of Lake Rabun (Nacoochee), which has not been sub!ected to as much pollution, was supporting 23.1 pounds per acre in 1966. Lake Tugaloo and Yonah have a higher carrying capacity tho n Burton ond Rabun. Rainbow trout showed up in small numbers in the 1969 surveys in Lake Burton as we II as large mouth bass, black crappie, walleyed pike, bluegills, green sunfish and gizzard shad.
It is quite possible to determine the health of waters by surveying the aquatic life present. A well known group in Philadelphia have evolved quantitative methods to assess the health of waters, and more commonly, of course, the stage of deterioration of a waterway. Organic wastes most commonly lower oxygen concentration through decay and respiration. They may also restrict sunlight and eliminate productive life. At the worst, sludge beds develop which. bring about putrid, anaerobic bacterial activity devoid of most kinds of small animals. Silt or soil erosion can render a habitat worthless or barren of fish life. Effects of lethal chemicals are well known but fairly easily recognized and can be prohibited. Soil erosion and septic tank drainage are much more subtle but no less destructive. Oil sludge beds can result from oil in two cycle overpowered engines which only pass thru the oil used for lubrication of the cylinders. They will eventually need to be eliminated on most waterways, and particularly on narrow, deep, high quality cold water lakes.
In general, under unpolluted conditions one finds many species of large invertebrates with moderate numbers of individuals of the species involved such as mayfly nymphs, caddisfly larvae, and stonefly nymphs. On the other hand, organically polluted waters exhibit few species with explosive numbers of tolerant individuals such as aquatic oligochaete worms, midge larvae, snail, or even the elimination of all invertebrates.

There is some evidence of a decline in the fishery at Lake Burton and this will accelerate. The water itself while reasonably clear appears to show some evidence of eutroph icat ion
Lake Nacoochee (or Seed) is very narrow without the congestion of cottages. Some method must be found to limit development on the shores and indeed this i~e~ryrc; all the lakes from an enviromental standpoint. Naccochee shows little sign of deterioration but real data are not available.
Lake Rabun has far too many cottages and speed boats for quality recreation. It too shows evidence of cultural eutrophication (pollution) and needs immediate regulation and zoning. The U.S. Forest Service has provided a fine publ ic camping and water recreation area at the upper end of this lake, 'which unfortunately has contributed to the congested and over-utilized conditions. Younger cottage residents probably are unaware of the changes that have taken place and may well resist regulating water skiing and untrammelled pollution until the health department determines that usage is unsafe.
Tallulah Falls Lake is extremely narrow with few cottages. It provides scenery and some limited but good quality fishing. It certainly needs no development nor could it stand much or support even moderate fishing pressure including campi ng and pi cn ic, etc.
lake Tugaloo is the real gem; without any cottages and almost with-out access.This lake receives water from both the Tallulah River and the Chattooga River. The Chattooga River is a scenic river and as such will receive fairly adequate protection against pollution and ramshackle development. Tugaloo supports a modest fishing pressure, fortunately exerted against the large bluegills and good quality catfish. Bass, yellow perch, walleyed pike, and rainbow trout are present but not in heavy poundages. Access should remain limited primarily to people willing to "walk in"and cottage development even close to the" lake should not be

considered. An excellent opportunity still exists here to keep
a lake like these all were 30 years ago. We cannot run the clock back, but maybe we ~ preserve a little of the "moun tain jewels II as the five lower lakes were recently called in the Georgia Game and Fish magazine. The scenery here in magnificant and can be tied in with the fantastic gorge at the upper end of the left fork (Tallulah River). The river in the gorge can support some fishing but probably needs more cold water from the depths of Tallulah Falls Lake to develop good trout fishing. The penstocks feed the frigid water down below the gorge to the power station right at the upper end of Lake Tugaloo. The gorge fishery can and probable will eventually be developed. Preservation of Lake Tugaloo should receive the highest priority. - - -
lake Yonah, the furthest south lake of this series, is also a true mountain jewej' It has limited access with perhaps forty cottages. Water e ge development should be stopped immediately. Here again people can enjoy high quality recreation - canoeing, sailing, cold water fishing, and beautiful vistas, if controlled well planned development is instituted.
NeecLfo.t:-primitive high qual ity recreation is increasing yearly, and pressures for wise utilization will increase. There are several agencies, as well as two private fisheries consulting firms, in Georgia that are readily available for management help: fish population surveys, bottom macroinvertebrate surveys, water chemistry, fish population manipulation, and restocking where needed. lakes that are completely private are not serviced by public agencies, however, there are consulting firms, in Tifton and laGrange that can provide help in all phases of modern fisheries management. l\Aost of these lakes will probably remain open to some segments of public so that lion the spot" aid can obtained for fisheries problems from public agencies. The Georgia Game and Fish Commission has at least one fisheries biologist stationed at the lake Burton Fish Hatchery (J. Richard Fatora at this time) and at the district office in Gainesville. The U. S.

Forest Service has a fisheries expert in the regional office in Atlanta. The U.S. Fish and Wildlife Service has several fisheries technicians and scientists at their regional offices in Atlanta also. The Soil Conservation Service can render help along several lines locally and has two fish and game biologists available out of th~ir state headquarters in Athens. The Cooperative Extension Servi ce has a fish and game biologist available through a request from the local County Agent.
There has been a worrisome and serious threat to Lake Tugaloo in the form of "ollution from the city of Clayton via Stekoa Creek which empties into the Chattooga River about three miles above Lake Tugaloo. However, as part of the planning on including the Chattooga River in the national scenic rivers program the Georgi a Water Qual ity Control Board published in 1970 an investigation of this situation. They
concluded that the pollution !=..being el iminated and that,
generally, the Chattooga River at all stations above Lake Tugaloo we; healthy. Even Stekoa Creek was not really in bad condition and the Chattooga River was not being effected seriously. Hopefully this situation will completely remedied this year. The Chattooga River is truly beautiful and fully deserves a place in the Scenic River program. From Georgia 28 to Earl's Ford, it may be traversed by canoe buffs in relative safety, but from there down to the headwaters of Lake Tugaloo it is ~ rough that only the experienced woodsmen should attempt it.
Recreational complexes well back from the water and limited and restricted access are the keys to preserving these small high quality reservoirs. Not onlyhave they been of high quality from a recreation ttandpoint but they have produced an amazing amount of electricity considering their modest size and cost. People are beginning to consider the quality of life and many intangibles. These reservoirs are still unique in the eastern U. S. -every effort should be mode to preserve them and to utilize them. Ironically their biggest enemy is simply conjestion. Unrestricted develop;ent results

in outdoor slums and in our present recreation hungry era these can be produced almost instantly. The habitat must first of all be preserved without environmental deterioration. The fisheries biologist can always improve, if he has anything left to work with. Several agencies can provide management help and would be glad to if orderly development and preservation can be instituted. Do we have the will?
Selected References
Anonymous, 1970. A biological investigation of streams of the Chattooga River Basin (Savannah) in Georgia. Ga. Water Quality Control Board, 47 Trinity Avenue, S. W. Atlanta, Georgia. 29 pp.
Hasting, Cluode, Michael Bowling, Donald Johnson, and Joseph Fatora. 1969. Northern Region Fisheries Investigations. State Game and Fish Commission. Atlanta, Georgia. pp.221
Schindler, J. E., Lynn Raulerson, and R. W. Miller. 1971. The distribution and abundance of macrobenthos of Lake Button, Georgia, Bul. Ga. Acad.Sci. 29 (3): 201-207
U. S. Study Commission, 1963, Plan for development of the land and water resources of the Southeast River Basi ns. Savannah Basin. Southeast River Basins. Report to the President and the States of the U. S. Study Commission,
Washington D. C., J. W. Woodruff, Jr. Chairman.
Wohlgemuth, Dean. 1971. Five little mountain jewels. Ga.
Game and Fish. 6(7): 1-4.

Any reproduction, reprinting, or use of the within material without the written consent of the North Georgia Mountains Authority is express Iy proh ibited. Copies of this report are available from Unicoi National Outdoor Recreation Experiment Station, P.O .Box 256, Helen, Georgia 30545
--J,I~~ - -------

'- ~

'Ay