By David Schick
Paul Martin didn’t see the hidden closing costs when he purchased the property where the old Omni Club sits. A quick survey of the ends of his property would reveal an illegal tire dump close to Briarcliff creek. What he soon realized is that the cost of disposing tires properly is exorbitant and often falls on the property owner.
Scrap tire disposal isn’t just an Athens-Clarke County problem.
In the early 1990s, the Georgia Department of Natural Resources created a Scrap Tire Program designed to clean up and recycle about 12 million tires that were housed in illegal stockpiles around Georgia. The landfilling of whole-sized tires has been banned since Dec. 31, 1994.
By David Schick
The first official debate for the Athens-Clarke County mayoral race took place Wednesday night between the only two candidates running for office, incumbent Mayor Nancy Denson and her opponent Tim Denson (no relation).
The debate was sponsored by the University of Georgia Young Democrats and held inside the Zell Miller Learning Center and approximately 200 hundred people came out to watch.
Tim Denson, the challenger and local activist, said in his opening statement that he’s got a “21st century vision” for Athens and that the city currently isn’t doing enough for residents of ACC. In addition to his participation in Occupy Athens, Tim Denson has collaborated with the NAACP and Economic Justice Coalition.
Among the chief concerns for Tim Denson is poverty. He’s devoted a sizable amount of his platform to ambitious ideas that he believes will help cut down on the 40,000 people, according to U.S. Census data, who live below the poverty line in Athens.
“Crime and graduation rates can be connected to our poverty levels in Athens. Poverty is something we shouldn’t accept,” says Tim Denson.
One of the more controversial items on Tim Denson’s platform is to decriminalize minuscule amounts of marijuana at the local level, which stands in contrast to both state and federal law. Tim Denson added that criminal charges for marijuana impact minorities four times greater than non-minorities.
Mayor Nancy Denson, for the first time publicly, concurred with her opponent and endorsed decriminalizing and deprioritizing the arrests for “small amounts of marijuana.” She added that a marijuana arrest shouldn’t affect someone for the rest of his or her life by creating a criminal record.
Free buss service is another one of Tim Denson’s platform points that he is vehemently pushing for. He has plans to combine UGA’s and Athens’ transit system. “When you increase bus fares, you lose ridership. We need to recent reverse the fare hikes,” he says.
Mayor Denson says that Tim Denson is a “nice young man” with ambitious ideas, but a mayor has to set priorities. “It’s wonderful to have great ideas, but you have to have a way to do it and everything comes down to dollars,” says Mayor Denson. She argues against Denson’s platform items that call for increased public transit service and for governmental help with childcare saying that you’d have to take those tax dollars from somewhere else.
She adds that a tax increase for people already living here would make things worse for those living below the poverty line and could cause people to move away from Athens. “Everything comes down to money,” says Mayor Denson.
One of the major differences between Mayor Denson and her opponent is that she puts an emphasis bringing in big business from out of town to develop in Athens.
“My emphasis always has been and will be on economic development, because that’s the real answer to fighting poverty,” says Mayor Denson.
The mayor emphasized bringing the Caterpillar manufacturing plant to Athens as one of the highest achievements of her administration, which she says will ultimately bring 1,400 jobs to the community.
“We can’t just be relying on businesses and corporations coming from out of state to bring jobs to us,” contends Tim Denson. He supports the idea of investing more in local tech startups, like the local non-profit company Four Athens. He adds that the director tells him the city “is not doing enough” to support local entrepreneurs.
Tim Denson also took a bold stand against the Board of Regents at the University System of Georgia by claiming that they were discriminating against undocumented students with their policies that prevent them from attending Georgia’s top-tier public universities.
Another difference between the candidates is the creation of a fee for the use of plastic grocery bags. Tim Denson supports it as a way to cut down on the waste in rivers and streams, but Mayor Denson says it would be bad for those already struggling financially.
The mayor, arguing such a fee might disproportionately affect the poor, a constituency that is a focus of Tim Denson’s campaign, said whoever might be affected by the bag fee, it’s “not going to be the little yuppies who climb into their SUVs and go to Earth Fare” with their canvas grocery bags.
Tim Denson reiterated his plan for a “21st century” Athens in his closing remarks, saying that we need ambitious ideas and an “ambitious mayor” in office. Mayor Denson said in her closing statement that if you vote for her, “you will get more of the same. You will get more of what you’ve been getting for 35 years.”
By David Schick
Once Athens-Clarke County officials approve a master plan for downtown Athens, the question becomes: How do we pay for it? The plan’s chief architect believes a tax allocation district (TAD) is the answer.
When a TAD is created, a baseline property value is established, and additional property taxes collected from new development in the district go toward infrastructure in that district. Cities can either pay as they go or sell bonds and use TAD revenue to pay them back.
Jack Crowley, a professor in the University of Georgia College of Environment and Design, has been working on a downtown master plan since 2012. The plan—set for Athens Downtown Development Authority approval in March—includes new parks and greenways, commuter rail, streetscape improvements and pedestrian paths, such as rebuilding the famous Murmur Trestle in Dudley Park as part of a rails-to-trails conversion from downtown running east.
Such projects cost money, and a TAD could raise up to $20 million, according to Crowley. It could also encourage diverse infill development in the eastern part of downtown, which is dominated by student apartments but still contains considerable vacant land.
Building those types of projects will stimulate the area and attract other private enterprises, Crowley says. Developers also would stand to benefit within a TAD because they would get public improvements more quickly. “You could negate your ability to do a TAD if the district is demonstrating that it’s already going to go by itself,” he says.
Sales tax revenue from the next SPLOST (which wouldn’t start before 2020) is another option, but a TAD would raise money faster, even if Athens-Clarke County doesn’t raise money up front through bonds. “If you don’t sell a bond, and you say, ‘When I get $5 million, I’m going to build this trestle,’ maybe it takes me two years… which is faster than the SPLOST,” Crowley says.
Tulsa—where Crowley also wrote the city’s downtown master plan—has five tax increment financing districts, or TIFs, which are identical to TADs. Atlanta has created 10 TADs, including one to redevelop an industrial brownfield into Atlantic Station and another to help fund the BeltLine, a 22-mile bike, pedestrian and light-rail corridor looping around the city.
ACC could have raised even more money had it approved a TAD last year, but property values for all the buildings under construction on the east side of downtown were reset Jan. 1, bringing down the amount of tax revenue that could be earmarked for infrastructure in the district. Crowley started asking the ADDA to recommend a TAD last June.
“Ultimately, it’s up to [the commission] to do any sort of tax district,” ADDA Chairman Bill Overend says. “All we can do is ask them nicely or give them lots of good information about why that would be a good idea. As a board, we don’t really have that information yet. We’re all really interested in it.”
Initially, when the Selig Enterprises development between Oconee and East Broad streets was still on the table, Mayor Nancy Denson said she couldn’t support a TAD. She echoed Crowley’s point that it would’ve been “counter-productive” to a project already on the books and ready to go.
But with the death of the Selig project and stores like Best Buy and Pier One moving from Atlanta Highway to Oconee County, Athens-Clarke County is facing an erosion of its existing tax base. “This tax allocation district may be needed to offset that [sales tax] loss,” Crowley says.
Since other development projects like the Hyatt Place hotel next to the Classic Center and apartments like The Standard, are still in the midst of construction, Crowley thinks the best time to establish the TAD is before Jan. 1 next year to capture extra taxes generated by those developments. That would require putting the TAD on the agenda during an election year, which may turn off voters who shy away from anything with the word “tax” in it, even though a TAD doesn’t involve raising taxes.
Because about 60 percent of local property taxes go to the Clarke County School District, the school board would have to approve a TAD along with the commission for the TAD to have its full impact. But that would mean potentially forgoing additional revenue from new development in the district for a period of years, although development generated by a TAD could boost school funding down the road.
“The argument against the TAD is the school district cannot afford to give up the taxes,” Crowley says. “It needs those taxes to pay teachers and everything else. The bulk of the [property taxes] is the school district; the bulk of the retail sales tax is county.”
School administrators have not taken a stand on a downtown TAD. “We would certainly have to review any proposals that would reduce revenues to schools, even temporarily. However, with that said, we have not been presented with any formal correspondence regarding a tax allocation district,” Superintendent Philip Lanoue says.
“It would not be unreasonable to expect the school [district] to opt into it,” Mayor Nancy Denson says.
Denson says she couldn’t support a “complete absolute TAD,” but portions of it. “It’s something we’ll have the work the details out on,” says Denson, adding that “this is like a 20 year plan, it’s not something we’ll adopt tomorrow.”
Mayoral candidate Tim Denson says a TAD is a useful tool for both economic and community development. “It’s a complex issue… but it’s something I’m definitely open to. I’m confident we could probably find a way for it to work, because these long-term plans are the kinds of things we need to be looking into,” he says. “I really feel like, recently in the last few years, everything we’ve been doing has been very short-ter