Athens Grow Green Candidate Questionnaires

originally published November 1, 2006

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The Athens Grow Green Coalition distributed its questionnaire to elicit answers from candidates for state legislative and local mayor and ACC Commission races. Those questions and the candidates’ answers on issues of growth, development, the environment, transportation and housing are provided here for your reference.

The Athens Area Chamber of Commerce Political Action Committee also sent questionnaires to candidates for local office. The Chamber's questions (covering growth, economic development, taxes, government regulations, the business community, etc.) and the candidates' answers are available at http://athensbusiness.com/index_files/Page307.htm.

STATE HOUSE & SENATE

The candidates for state office included State Senate District 46: Bill Cowsert (Republican) and Jane Kidd (Democrat); State Senate District 47: Ralph Hudgens (Republican incumbent) and Mac Rawson (Democrat); and State House District 115: E.H. Culpepper (Independent), Regina Quick (Republican) and Doug McKillip (Democrat). Ralph Hudgens did not respond to the Grow Green questionnaire.

Scientific research shows that in order to protect water quality, all streams should be protected by undisturbed buffers of at least 50 feet in width. During the last legislative session, several bills were introduced that would have decreased the width of some stream buffers. Will you support such legislation if it is introduced again? Why or why not?

District 46

Cowsert: I do not support legislation to decrease the width of stream buffers. It is important for the protection of water quality to provide for stream buffers and the current law seems to be a fair compromise balancing property rights with the public’s concern for water safety.
Kidd: I will not support any bill that decreases the width of any stream buffer as currently regulated by law. I was a strong opponent of SB 510 which attempted to locate septic tanks within the stream buffers of a drinking water reservoir. I will work to sponsor and support legislation that will strengthen stream buffer regulations to insure protection of water quality in Georgia.

District 47

Rawson: I am a water resource management professional, and I strongly support buffers of sufficient width to be effective in controlling runoff of sediment, nutrients or toxins. I would NOT support legislation that would weaken buffer laws.

District 115

Culpepper: In the coming years, few issues will be more important to our state and region than the protection and management of our water resources. I remember years ago when Dr. J.W. Fanning was warning civic and government officials of the impending crisis caused by contamination of the water in our streams and rivers. We have seen his warnings come to fruition in recent years. I have consistently heeded Dr. Fanning’s advice and actively worked to protect this precious natural resource. As an ex-officio member of the Oconee Rivers Greenway Commission since its inception in 1992, I have been working to bring attention to this critical issue. The Greenway Commission has consistently lobbied for protection of our stream buffers. Accordingly, I would oppose any efforts to reduce the width of our stream buffers. My legislative plan shows the broad approach I will take on water protection once in the General Assembly. I will join with sensible legislators and organizations to promote the development of a comprehensive statewide water management plan (similar to the 16-county Metropolitan North Georgia Water Planning District to the west of District 115). This type of legislation would allow the coordination of water resource protection with land use planning. It would also examine measures that would provide incentives for business and private participation in responsible water planning throughout Athens, Northeast Georgia and the state.
McKillip: Georgians need to realize that our environment is a great asset and not a liability. Athens continually has to tell businesses that we would love to have them, but cannot afford to because of the water they would require. It would be very unfortunate if Athens turned down these businesses only to squander our water resources so we can put human waste next to our streams. As a State Representative, I will fight back any legislation such as Senate Bill 510, which would have allowed septic tanks to be placed within stream buffer zones. Currently, stream buffers are at 25 feet for rivers and streams, 50 feet for trout streams, and 150 feet for drinking water supply watersheds. Not only will I work to make sure that current stream buffers are not violated, I will advocate to increase all stream buffers to at least 50 feet in width. Had it been left to the Republican controlled legislature, SB 510 would be a reality today. However, Democrats in the legislature were able to kill SB 510 on the last day of the 2006 session. This is proof positive that Democrats have been and can be effective on environmental issues. It was not Republicans or the lone independent in the legislature who were responsible for SB 510’s failure. As a founding partner of Lancaster & McKillip, I am proud that we are able to employ a full-time attorney, Jenny Culler, who is able to work on pro bono environmental cases. Just the other day, I noticed that McNutt’s Creek was being polluted by a development crew. I was able to draw this to the attention of Ms. Culler and Dick Field and we were able to get a work stoppage to prevent this type of carelessness with our waterways.
Quick: I do not support any legislative efforts which would further reduce existing stream buffers. As a former member of the Sierra Club and a longtime member of the Audubon Society, I appreciate the role of the buffer in facilitating the protection of water quality and aquatic habitats. Riparian buffers are seasonally utilized by at least 60 percent of Georgia’s bird species and provide important travel corridors for migratory birds, especially our neotropical migrants, whose numbers are in sharp decline.; However, stream buffers are only one of many pressing water-resource challenges on the state level. Others which must be faced during the next term include water supply for agricultural uses, statewide conservation and disposal of wastewater treatment effluent. Most importantly, the individual elected to this position will be integrally involved in the review, ratification and implementation of a comprehensive water management plan in 2008 to establish a blueprint for our future.; We are stewards of all our natural resources for future generations, but rivers and streams in particular should be passed down in as good or better shape than we found them.

During the last legislative session, several bills were introduced that would have required local governments to pay landowners if environmental or zoning regulations reduced the potential value of their property. These bills were modeled on Oregon’s Measure 37. Will you support such legislation if it is introduced again? Why or why not?

District 46

Cowsert: This is a very complex issue which would require the balancing of landowner’s property rights with the public interest affected by the specific environmental or zoning regulation involved. It would be unlikely that I would support any legislation as comprehensive as Oregon’s Measure 37. I would, however, consider limited legislation to protect landowners from drastic measures which greatly restrict the use of private property. This is something that I would have to review in detail if any such legislation is introduced again.
Kidd: I expect we will look at an inverse condemnation fight, one where property rights advocates think the government should pay landowners for any regulation, like environmental protections, that will not allow them to develop 100 percent of their land. I will not support this legislation because our environmental protections are too important. These protections serve many purposes, especially downstream and to others’ property and water sources. However, I would support legislation that would provide tax reductions for stream buffer owners who sign conservation use covenants.

District 47

Rawson: I am not as familiar with Oregon’s Measure 37, so I do not know the full reasons for the law or how it functions. I do support compensation when the landowner truly loses use of their property, but I would have to evaluate the cost and whether this loss of use is fulfilling a basic responsibility of the landowner to abate pollution. If the pollution problem or potential source is created on the adjacent property, it is the responsibility of the owner to prevent it from entering other properties.

District 115

Culpepper: I support rational and responsive local land management and land regulation solutions, which are a necessary tool to protect homeowners, neighborhoods and businesses. I believe that state law provides an adequate vehicle to compensate property owners, while taking into account legitimate local land use regulations that promote the health, safety and welfare of the community.; I would oppose legislation that significantly limits the power of a mayor or county commission to make responsible decisions on a local level.
McKillip: This legislation is clearly an attempt to undermine planning and zoning laws. Obviously, planning and zoning laws are important governmental tools that can be used to encourage smart growth. Athens in particular is an example of how zoning can be used effectively to prevent sprawl. I will oppose legislation that undermines smart growth or encourages unscrupulous development.; Too often, measures proposed under the auspice of private property rights are nothing more than a Trojan horse for unrestricted growth. We have to remember that while sometimes planning and zoning laws result in the restriction of an individual’s use of property, planning and zoning also restricts what neighboring individuals can do as well. Would this measure provide that landowners pay local governments if property values increase as a result of planning and zoning laws? Of course not, because this is a veiled attempt to undermine planning and zoning laws so a small group of developers can benefit handsomely at the expense of the general public.
Quick: SR 1040 was introduced and did not pass in 2006. As that bill provides no definition of “unreasonably burdensome” and seeks to elevate vagueness and ambiguity to constitutional amendment status, I do not support that legislation. However, “the rights of persons and the rights of property are the objects for the protection of which Government was instituted”*. So, legislation of this nature does frame the debate and the issues surrounding inverse condemnation, a concept related to eminent domain.; Inverse condemnation (sometimes referred to as a “regulatory taking”) is the taking of property by a government agency which so greatly damages land use to be the functional equivalent of a condemnation of the whole property. Thus, the concept is best understood as deprivation of property rights by excessive regulations which: (1) do not advance a legitimate police power purpose or (2) while having a legitimate purpose, do not reasonably effectuate that purpose or (3) while advancing and effectuating the purpose, deprive the owner of all economic use of the property.; I strongly believe that the actions of government should not have a “confiscatory effect” without compensation if the permissible uses of a specific piece of property have been so heavily regulated as to make the property unusable for any reasonable purpose. A legislative approach which makes the standards clearer and provides definitions would be helpful to everyone. (See, for example, the Landowners Bill of Rights and Private Property Act from the 2006 session which provides clarity on the definition of a public purpose for eminent domain purposes.); *A quote attributable to James Madison, who also reminded us that “the personal right to acquire property, which is a natural right, gives to property when acquired, a right to protection as a social right.”

Georgia’s heavy dependence on fossil fuel—coal and oil—has implications for our environment, public health, economy and national security. What, if any, policies would you support to reduce Georgia’s reliance on fossil fuels?

District 46

Cowsert: I would support any efforts to encourage the production of biodiesel fuels from renewable resources. This state is blessed with a strong agriculture industry which produces a variety of potential sources of biodiesel. We should promote research and development to discover new sources of biodiesel and new methods of production which are cost-effective. I am particularly intrigued by the potential to convert pine trees and other timber byproducts into biodiesel.
Kidd: I hope to sponsor and support legislation offering grants to Georgia institutions of higher education to help speed development and implementation of strategies for alternate energy sources. I support tax incentives for private business to further develop alternate energy sources, and grants and incentives for counties and cities who utilize green building requirements for new city or county buildings; such as requirements for LEED certification, which is a national standard for developing high performance, sustainable buildings at no extra cost. I would also support a renewable portfolio standard that would require a small but increasing percentage of electricity generated in Georgia to come from renewable sources such as wind, solar or clean biomass. UGA has done promising research with biodiesel fuels and I will work to increase funding for this work.

District 47

Rawson: I would first support conservation and use of alternative transportation. These will give the quickest reductions in usage of fossil fuels. Second, implement technologies like biodiesel and alcohol that are currently feasible to reduce dependence. Third, conduct research on new technologies that hold promise for general use, such as hydrogen and solar power. We must explore all alternatives that seem practical.

District 115

Culpepper: While many energy policy implications, namely national security implications, are not affected by state decisions, there are various issues where our state can contribute to sustainable, sensible alternative energy exploration.; It is well known in our community that I have for years been an advocate for alternative modes of transportation that are both energy efficient and environmentally cleaner. I think my efforts on behalf of the new multi-modal transportation center that accommodates pedestrian, bus, bicycle, car and commuter rail capacity speaks to my commitment in this area. Additionally, efforts to promote the use of carpooling in Atlanta are proving effective and I look forward to exploring how we can extend that to other communities in the state.; More comprehensively, I plan to aid in several efforts to cut the costs of energy for our citizens, encourage and explore ways to conserve energy, and lessen our state’s dependence on foreign sources of energy. It is vitally important to our region—and the state as a whole—that we look for ways to ensure reliable energy sources for the foreseeable future. Just like my work for water protection, I will support efforts to develop a statewide energy plan that does not impose unfunded mandates on our local governments. I will attempt to aid local governments in examining ways to reduce the usage of non-renewable energy while encouraging the use of renewable energy and biofuels. I believe our county has a chance to lead Georgia in this effort, particularly because of the exciting research in these areas going on at the University of Georgia, specifically in the biosciences.
McKillip: It is clear for all the reasons listed above (environment, public health, economy and national security) that Georgia has to become less dependent on fossil fuels. I support a renewable energy tax credit for commercial and residential taxpayers who invest in renewable energy. Additionally, I believe that businesses can be encouraged to reduce commuting through the implementation of a telework tax credit that would create financial incentives for companies who enable their employees to work from home.; One of the hardest challenges Georgia will face is the lifestyle changes that are necessary for us all to make in order to rely less on our automobiles. I support alternative transportation choices such as commuter rail, bus transit, bike lanes, etc. not only because of the positive impact on our environment but also because of the positive impact on public health.
Quick: Experts agree that Georgia is to biomass what the Middle East is to oil. These abundant natural resources coupled with the biofuels research programs at the University of Georgia position Athens to be a leader in the transition of the nation away from a petro-economy. Legislative initiatives should include:; To secure funding for all biofuel and alternative fuel projects at the University of Georgia and to develop strategic partnerships with the private sector to accelerate and transform the potential from theory to practice.; To utilize and expand the RDC structure to partner Athens-Clarke County with other counties in the region for the future construction and operation of state-of-the-art bio-refineries.; To expand tax and other incentives to promote serious and sustainable development and utilization of alternative fuel sources in Georgia.; To develop incentives for LEED certification in construction projects to encourage sustainable growth.

As Athens-Clarke County grapples with its poverty problem, the need for increased public transportation service has become evident. Other states provide much more funding for transit than Georgia does. The Georgia Transit Association has proposed changes to Georgia law that would improve state funding for transit, including a one-quarter-of-one-percent sales tax for metropolitan transit authorities outside of Atlanta; a state transportation infrastructure fee on fuel purchases; and making state funds available for operating expenses for transit systems. Will you support these initiatives? Why or why not?

District 46

Cowsert: I am a supporter of public transportation as a means of reducing gridlock on Georgia’s roads, and reducing the volume of pollutants emitted by automobiles. I would support initiatives to provide additional funding sources for mass transit systems outside of Atlanta provided that any such proposed tax increases would be submitted to the voters in a referendum.
Kidd: I was a cosponsor, along with Athens Representative Keith Heard, of a bill to create a metropolitan transit authority for areas outside of Atlanta. Though we were successful at getting the GMA and ACCG to support our efforts, the chairman of the sub-committee of the House Ways and Means Committee refused to bring the bill to the sub-committee. I believe I would have much more success in the Senate by building a coalition of Senators representing the major metropolitan cities in Georgia outside of Atlanta, to build support for an authority or another mechanism by which cities can use special sales tax revenue to support transit systems in those cities. I support the “Brain-Train” project and will work to secure Federal and State funding for this effort.

District 47

Rawson: I would support transit system funding. We cannot build enough roads to meet our transportation needs and must develop a viable regional transportation system for the Atlanta/ Athens/ Macon region. The Brain Train is of course one of the important options.

District 115

Culpepper: One of the defining factors of the upcoming 2007–2008 session of the General Assembly will be how the state addresses the financing of Georgia’s expanding transportation system. It is in Athens’ best interest to have a representative with a long and effective history of contributing to our state’s transportation solutions.; The funding of local transportation has reached a critical stage, especially here in Athens. I believe that we must explore all potential sources of revenue because many of the traditional sources that support and maintain our local transit system are in decline. For example, as we implement alternative energy solutions, the amount of funding created from fuels taxes will decline. This will put a strain on the financing mechanism for many transportation projects. For this reason, long-term solutions must be explored as we look at every available funding option.; Any long-term solution must include investment in bioscience research for alternative energy sources (as well as finding a fair way to generate revenue from those energy sources), investment in passenger rail, investment in commuter rail and investment in other clean transportation alternatives.
McKillip: Not only does Georgia not provide as much funding for transportation as other states do, but Athens does not provide as much funding as other cities in Georgia do. In Athens, this manifests itself as a problem because even essential services such as night routes have to be considered a luxury when the transportation budget makes up such a small percentage of the overall budget. I could not agree more with Mayor Davison’s decision to fund night routes in Athens even if it means I have to pay $5 or $6 more in taxes. After all, I believe it is detrimental to a city and a state when a large segment of society is unable to commute to work, school and businesses after a certain hour. I certainly agree with the Georgia Transit Association’s proposal to allow for a one quarter of one percent tax to increase transportation funds. Ultimately, I believe that this is an area where local governments should have the authority to solve local problems. While this legislation did not pass last session, there has been some interest on both sides of the aisle to support this proposal since it does follow the Republican maxim of local control.; I believe that a Transportation Infrastructure Fee coupled with a Transportation Infrastructure Fee income tax credit can be an effective way to raise necessary funds for transportation in Georgia.; Georgia is the only state of the top 10 most populous states not to provide general operating assistance for local transit. If Georgia is to get serious about transportation in Georgia, then Georgia must get serious about providing state funds for operating systems for transit systems.
Quick: I support a balanced approach to transportation that includes both mass transit and roads. I do generally support the concept of expanding mass transit to Athens-Clarke County so as to connect our citizens to economic opportunity available in Atlanta, and specifically, I support a commuter train between Athens and Atlanta.; Rail transit investments typically redistribute growth along the rail corridor, particularly in town centers and in areas surrounding the station. Thus, not only would better transit assist citizens in providing transportation to a livable wage, commuter rail would enhance efforts to increase economic development and create jobs for Athens-Clarke County.; All legislative efforts should be made to go “full speed ahead” with the Atlanta-Lovejoy line which has full funding earmarked presently so that commuter rail becomes a working reality for Georgia in the next two years. The viability of a five-county regional Atlanta/ Athens area transit system should be considered and the feasibility of public/ private partnerships and the expansion of sales tax options to localities should be fully explored.

ATHENS-CLARKE COUNTY MAYOR & COMMISSION

Grow Green Coalition also sent questionnaires to candidates for the non-partisan Athens-Clarke County Mayor and Commission races. The candidates included Commission District 1: James Garland and Doug Lowry; Commission District 9: Kelly Girtz, Alvin Sheats and Ed Vaughan; and mayor: Tom Chasteen, Heidi Davison (incumbent), Richard DeRose, Charlie Maddox and Andy Rusk. Richard DeRose did not respond to the questionnaire. Andy Rusk responded, but he has withdrawn from the mayor’s race.

What do you think Athens-Clarke County’s growth issues will be in the next 10 years?

District 1

Garland: I think that the two most important growth issues facing the Unified Government over the coming decade are its continuing need to attract the employers that will provide good jobs for its citizens, thereby alleviating our persistent poverty problem, and establishing a better balance between the stated goals and the unintended consequences of the land use ordinances it adopts.
Lowry: The use and care of the water that flows through and around Athens-Clarke County is of paramount importance to us. In the future, it will become a determining factor in our ability to maintain the quality of life we want as well as help define our relationship with our neighboring counties. It will also be the primary factor in attracting and retaining good jobs for our citizens and neighbors. I believe we need to begin the rational discussion on these points today.; Specifically, I would like to begin discussions for another reservoir in our area, this time on the east side of Athens-Clarke County. Oconee County is currently exploring ways to purchase water for its growing population. I believe it’s only a matter of time before Madison and Oglethorpe are going to be involved in the same process.; I’m a member of the Economic Development sub-committee of the Partners for a Prosperous Athens. In July’s meeting of this committee, I am happy to report that I was instrumental in getting the water issue placed on the top four items necessary to our economic growth and development. The other members of the committee agreed that this is an issue that we should begin working on now. Pat Allen, the coordinator of this group, reminded us how long the process of a reservoir can take and agreed that it was a top priority for us.; I believe the issue of water is also of immediate interest in light of the Georgia Water Council. Some of you may be aware of the “Comprehensive State-wide Water Management Planning Act” here in Georgia. As is stated on their website, the goal for this act is to ensure that: “Georgia manages water resources in a sustainable manner to support the state’s economy, to protect public health and natural systems, and to enhance the quality of life for all citizens” (O.C.G.A. 12-5-522(a)).; Again quoting from Georgia’s Statewide Water Planning website: “The Georgia Environmental Protection Division (EPD), with oversight from the Water Council, is charged with developing the first Statewide Comprehensive Water Management Plan. The Plan will be provided to the Water Council in July 2007 and presented to the General Assembly during the 2008 session.” It seems to me that we need to begin our own discussion about this issue with the idea that we can stay ahead of the curve by educating ourselves about what our options are and then devising a plan to implement the choice(s).

District 9

Girtz: Transportation will continue to be an area that the ACC government must improve to ensure viable means of reaching employment, schools and shopping opportunities, and of preventing vehicle emissions, the largest source of airborne pollutants.; Employment needs to be encouraged that will provide fair wages to residents, while working within a small footprint to protect our natural resources.; Retaining rural land and greenspace should also be a priority in the next 10 years (and beyond). There are currently a record number of vacant housing units for sale in the Athens MLS region, and it is not economically feasible to continue to build new homes for the short-term profit of a few. There are a host of other profitable building projects to pursue that will improve the quality of life for Athens residents by strengthening existing homes, neighborhoods and business corridors.; Improvements in existing neighborhoods should be a priority, include better runoff control, an improved tree canopy, and increasing the energy efficiency of our homes, businesses and public buildings.
Sheats: I think the issues will be the ability for our residents to obtain affordable housing and jobs to support home ownership.
Vaughan: The primary growth issue we Athenians have before us now is to properly define what the growth issues will be in our county in the next decade. This is done through having a 10-year land use plan that will properly guide growth in the ways we Athenians want to see. We do not have that now. We need a land use plan that is not already rendered obsolete by growth by the time the plan is enacted, as the case is with our present land use plan. We do this by giving ourselves time to develop such a land use plan. We give ourselves time to do an up-to-date land use plan by not running any new water and sewer to any new development until we have run water and sewer to all the existing homes that were left out 50 years ago when the water and sewer plan was drawn up. By doing this, we erase inequality in service delivery and have a land use plan that manages growth before it occurs, rather than managing it after it is built, as we are doing now.; If we Athenians do not immediately give ourselves the opportunity to do a land use plan that can hit the road without already being overwhelmed by growth, we will be Snellville within 10 years. Chaotic, unregulated growth is the present trend in ACC. Now is the time to reverse this trend.

Mayor

Chasteen: Within the next 10 years, the greater Athens metropolitan area will experience a tremendous population growth than what exists today. This is based on two powerful factors. One of them is the runoff of explosive population growth from the greater Athens metropolitan area and the other being based on the rich quality of life that Athens-Clarke County residents enjoy. The many wonderful recreational, social and cultural opportunities that Athens provides will continue to attract a diversified, intelligent, well-rounded resident population. Greenspace will continue to be preserved by the Athens-Clarke County Commission and government working collaboratively with the many non-profit and community agencies that would like to see our community protect and maintain the many acres of greenspace that Athens residents enjoy today. This will be achieved through enforcement of codes and ordinances against destroying the tree canopy and ensuring that the development community build in an eco-friendly manner protecting our water supply from pollution and maintaining as much green space as possible during the construction process. This will be accomplished through a community-wide public service campaign promoting an eco-friendly style of building as the future one for Athens. Residents, architects and builders working together will help Athens continue to be one of the green-friendly models for the rest of the United States.; Traffic will be one of the most important issues in the next decade as Athens serves and will continue to serve as the major employer and health care provider for the region. The Athens-Clarke County Commission and Planning Department will continue to work with the Georgia Department of Transportation to develop quality arteries and road corridors that will provide better traffic flow. Over the next 10 years Athens will continue to serve as one of the models for alternative modes of transportation working with the Georgia General Assembly and Georgia Department of Transportation in construction of the rail line between Athens and Atlanta, increasing Athens Transit routes to serve more areas of the city and county with longer hours in service and more opportunities for residents to catch the bus. More bike lanes will be constructed throughout the city and county providing a safer transportation alternative for Athens-Clarke County residents and promoting a healthy resident population by bicycling to work instead of using the car.; Ethnic populations will continue to grow in Athens-Clarke County with the Hispanic population being one of the major ethnic groups with the highest growth rate. You will see more diversity of cultures and mixed racial neighborhoods as more Athenians enjoy rising incomes and the prosperity of economic opportunities living the American Dream.; Eco-friendly economic development will bring good paying jobs to Athens with an emphasis on the medical community and with companies locating to Athens based on the research and expertise of the university community. A middle class will expand in Athens due to these economic opportunities.
Davison: Athens is a uniquely wonderful, eclectic, livable and highly desirable community that enjoys the amenities of a large city while enjoying the charm of a small town. Often recognized nationally and internationally as a great place to live for young parents with children, retirees, art and recreation lovers, etc., these attributes will contribute to our continued upward growth patterns. Simply put—we sizzle with personality!; That winning personality is driving our population increases. Predictions tell us Athens’ residents will increase by more than 50 percent over the next 10 years reaching 250,000 by the year 2030. Additionally, we must consider increased numbers of people commuting from neighboring counties with complementary high growth rates.; As an important center for work, shopping, medical and other services, entertainment, and recreation, these factors will place a strain on our current infrastructure. Planning for the demands of this future growth requires a proactive rather than reactive stance.; Growth within our small geographic footprint calls for non-traditional solutions in every area including housing, recreation, multi-use and commercial construction, transportation alternatives, economic development, and public safety. Compact development in close proximity to existing infrastructure that is pleasantly dense and close to town, protects greenspace, reduces the cost of service delivery, and fosters a sense of place should be our goal.; Policies to ensure environmental sustainability in order to meet the sheer volume of basic human needs of clean air, clean water, and the responsible disposal of waste are going to present this community with the challenge to think anew towards creative solutions.
Maddox: Athens has yet to balance progress with preservation. Our environment and our culture are our most precious resources, and we must fight to preserve both. Smart growth is the answer; however, smart growth has become a guise for many with a no-growth agenda. Our citizens deserve the opportunities for employment and natural surroundings. One should never be chosen at the exclusion of the other.; Additionally, our city has failed to actively promote our natural resources as enticement for the relocation of citizens and businesses to our area. Such marketing could help our city gain resources while ensuring an ongoing commitment to our environment.
Rusk: The next 10 years will likely see the destruction of much of Athens’ low-income housing, especially in the areas around the North Ave./ Loop 10 interchange, unless some move is made to protect them. If a TDR program is enacted to compensate those landowners who feel they’ve been screwed by the greenbelt, low-rent neighborhoods without the political will to fight the developers will face the wrecking ball. Our priority should be with ensuring adequate housing for ALL Athenians before we concern ourselves with the commercial enterprises of an elite few.

What changes, if any, would you like to see in the Athens-Clarke County Comprehensive Land Use Plan to address these issues?

District 1

Garland: I feel that the Unified Government needs to fundamentally rethink its approach to land use issues. The current practice of legislating draconian restrictions and one-size-fits-all ordinances has not served us well. While such measures may have appeal as individual pieces of legislation, we need to understand that they have the cumulative effects of suppressing the economic growth we desperately need to fund ever more government spending, of forcing people to drive their cars into Athens more from neighboring counties, and of eliminating affordable housing from the county.
Lowry: I don’t believe the water issue and my proposed actions would require any changes to the land plan. It only requires the political will on the part of the commissioners to see that the majority’s desires are met. It seems to me that the population of Athens-Clarke is getting “greener” along with the ideas for land use. If this is true, I believe the goals and overall objectives of the Land Use Plan will be realized as long as the citizens continue to believe in them.

District 9

Girtz: The concept of Transferable Development Rights has been discussed locally for over six years, and it is a tool whose time has come. TDRs have developed a new life in recent meetings of the ACC Unified Government’s TDRs committee. Some of the current discussion involves the ability of TDRs to address not just residential, but also commercial development. While it is not a panacea, a TDRs program would be an additional tool to use in preserving open land.; In addition, there will likely be parcels of land discovered in the review process preceding adoption of the new Comprehensive Land Use Plan that were erroneously zoned in the previous plan. The public review process is critical in discovering these oversights.
Sheats: I would like to see affordable, quality housing area plans for our service industry work force.
Vaughan: The change I would like to see in the plan is its approach. Presently, the Comprehensive Land Use Plan is too oriented toward regulating growth that has already occurred. Referring back to my answer to the first question, the primary issue to me is relatively unregulated growth due to an overwhelmed land use plan. There is too much firefighting and not enough planning for the future of Athens. This is due to the environment of chaotic rapid growth in which citizen input is gathered and in which the plan is written. We need to slow down development for a time both to cool the communal head and to allow ourselves the opportunity to write a land use plan that will properly address future growth trends.

Mayor

Chasteen: One of the country’s most progressive land use plans in existence and adopted by the Athens-Clarke County Commission is basically sound and can accommodate minor changes as required by factors such as population and employment growth. It can always be improved and strengthened as land use issues come to the forefront. Traffic patterns and flow rates will need to be studied and long-term planning will be necessary to facilitate quality traffic flow and low rates of traffic jams. Some property will have to be acquired to facilitate traffic flow. The implementation of the Park-N-Ride model will be a proactive measure with both parking and reducing the automobile count along major road arteries. Providing bus service to these Park-N-Ride lots on a regular basis will aid in the protection of future development and will entice people to use the lots. A regional land use plan working collaboratively with our surrounding counties will allow Athens-Clarke County to grow in a controlled manner and in an efficient and effective use of taxpayer’s money. This process will take a few years to be successful, but through continued dialogue and regional planning efforts could serve as the model for regional growth in the future.; If elected Mayor, I will reach out to the surrounding communities and begin the initial steps of making this dream a reality. The first step is marketing the long-term benefits of a regional development approach and using the talents and resources of University of Georgia faculty and the Athens-Clarke County; Planning Department in development of the rationale and the reasons for how the regional planning model can be achieved.
Davison: The Comprehensive Land Use Plan and its Guiding Principles are this community’s blueprint for adjusting to our projected growth. Articulated in the plan is the vision for a city that is human in scale encouraging social interaction, protecting the environment as well as our cultural resources, and promoting commerce. It is our responsibility to ensure that planning decisions are consistent with these documents in all areas of community development.; As implementation of the plan has unfolded, theory and practice have worked well in some instances and not always melded in others. Loopholes become apparent when zoning is applied to a real project. Zoning for density while ignoring topography and increased RM zoning are two examples of changes made in 2000 that have resulted in loss of tree canopy and topsoil and an overabundance of apartment units. Positive effects have been the rehabilitation of older, existing buildings vs. building on virgin land and more mixed-use development.; It is incumbent that staff in concert with elected officials be vigilant in monitoring implementation and bringing forward requested changes to the zoning text in an effort to ensure the blueprint matches the vision.; The recent addition of an urban planner to the Planning Department staff is a great step forward in positioning us for the proactive kind of planning needed.; Blending, rather than separating, compatible uses should be the goal of the plan. Compact development in locations with existing infrastructure will naturally discontinue the old method of segregating distinct uses thereby isolating people from their daily needs. Organizing development around commerce, employment, education, recreation, faith has multiple benefits for managing growth and providing for a pleasant community. I would like to see our Land Use Plan implemented in such a way as to achieve this goal.
Maddox: Any changes that would be suggested from this campaign to the Comprehensive Land Use Plan would be under similar auspices of this campaign’s overarching ethos: Practicality and shared benefit.; Example: Many in our community have advocated for new urbanism concepts as a solution to blighted areas and as an impetus for economic growth in and around downtown. The Maddox campaign supports the redevelopment of blighted areas, thereby leading to better quality of life for citizens who live in and enjoy such areas.; A core concept in new urbanism is for the development to be in urban areas, thereby creating density. The Comprehensive Land Use plan advocates for new urbanism concepts, but applies restrictive measures discouraging development in urban areas thereby pushing growth to surrounding areas which could and should be conserved. The result is not new urbanism, it is new suburbanism.; We believe practicality and shared benefit to be the needed outcome for any Comprehensive Land Use Plan and do not believe such a plan to be at its optimum unless it takes a comprehensive appraisal of the needs of all citizens.
Rusk: A number of municipalities around the country require a certain percentage of low-income properties be built within any new development. This strategy has met with much success. Considering the limited undeveloped acreage left in Athens-Clarke County, it is imperative that we act to pass similar legislation regarding both new development and in-fill. (See Cities Without Suburbs by my uncle David Rusk for a more thorough discussion.)

What will you do to increase the supply of accessible, affordable housing?

District 1

Garland: The commission should establish a separate and dedicated zoning category specifically tailored to mobile homes, which comprise the best market-based solution to the problem of affordable housing. Since city-county unification, the commission has all but excluded mobile homes from most areas of the county. I feel that efforts to mandate “inclusionary zoning” in the county are misdirected. The resulting housing would not be “affordable,” it would instead be subsidized, as someone other than the person paying the submarket rate mandated by government will be required to make up the difference.
Lowry: It seems to me that one of the first things we need to do is define what affordable housing is for our work force. Wages for secretaries, clerks, teachers, firemen, deputies, utility/ maintenance workers all need to be included in this definition. The PPA’s Housing and Transportation Committee is currently working on this issue. I believe they have identified some of the larger issues and will devise some choices for us to work with. If they haven’t already, defining what is affordable for the various sectors our citizen’s work within would be a good start. Our society would collapse if not for the work of our work-force citizens. They need to be allowed the opportunity to realize the American Dream they work so hard for and help so many of us achieve. Owning your own home is the first step, a key step in creating wealth. I don’t have the space here to talk about it, but wealth creation is an extremely important concept when building healthy, vibrant communities. The type of community that I know we all want Athens-Clarke to become.; As it happens, I was discussing this issue yesterday with a friend who owns a large number of rental units in Athens-Clarke. He believes the costs of rentals are not going to get any more affordable than they are right now. For a 2/ 2 or a 2/ 1, $450 to $500 is about the floor. Mortgage, insurance, maintenance, etc. make this the fact. So, if $500 is the floor and that number represents 40 percent to 50 percent of many Athens’ households’ income, you’re going to need to increase the household incomes for many of the people in Athens. I have some ideas on how to accomplish this and I spell them out on my website in “Local Economy.”; I also outline my ideas on housing in Athens-Clarke County on my website. As far as work-force housing is concerned, I believe it is time we have a rational discussion about the state of our real estate market. I would propose this discussion take place with the help of a staff member of the planning department, the Athens Apartment Owners Association and the Athens Area Association of Realtors, amongst others. It should have as its expressed goal to provide us with some concrete ideas on how we can cope with the number of units on-line now and with those scheduled to come on-line in the near future. I would expect that some positive ideas on how to create more work-force housing would come out of this process.; One of the first steps in preparing for this discussion would be to create an inventory database of all the rentals in Athens-Clarke County. This database would include particulars about the properties that would be an invaluable aid in creating a plan to work with our rental situation, our overbuilt condition and the workforce housing we need.

District 9

Girtz: There is no doubt that providing affordable housing is one of the most difficult land use challenges in Athens. Affordable housing is critical, though, as it allows low-income residents to build wealth and ensure stable neighborhoods. Some have suggested the expansion of trailer parks, but because of their decreasing assessment over time, trailer homes do not provide the same long-term benefits to owners as permanent frame homes. Also, land at the edge of Athens-Clarke County or in Oglethorpe or Madison counties that is less expensive to purchase comes with hidden costs in the distance these properties lie from public transportation, schools, shopping, health care facilities and employers.; In moving toward a greater supply of affordable housing, density bonuses could be offered for builders who set aside units as affordable housing and ensure environmental safeguards. It is important that low-income housing is well integrated throughout neighborhoods. One of the deficiencies in the “urban renewal” plans of the 1960s was that geographically concentrated poverty works to keep families entrenched in its grip. Children in this setting do not grow up with the diversity of experience that will lead them to success and businesses often avoid these neighborhoods, or take advantage of residents with higher prices than the market average.; The Planning Commission recently rejected a proposal to upzone a parcel near North Avenue from RS-8 to RS-5. If 20 or 30 percent of the homes in this request would have been priced at under $100,000, the plan would have done more to address our low-cost housing needs, and would have been more in line with options we need to consider.; I would also like to expand the age range for which income-based homestead exemptions are available. Currently, 62 is the youngest age at which this is an option. This could be lowered to 55 to help residents prepare for retirement, particularly those who are on fixed incomes.; Consumer education is also critical. One of the factors that allows gentrification to move longtime residents from their homes is the ability of some unscrupulous buyers to take advantage of residents who are not aware of the value of their homes and land by buying property at a fraction of its worth. Supporting the educational efforts of organizations such as the East Athens Development Corporation will help keep residents from being manipulated.; Supply of affordable housing is one aspect of the equation. The other aspect that must be considered is demand. Improving education and bringing high wage employment to Athens (ideally by growing local companies) will work to allow more residents to become home owners by raising income levels.
Sheats: I will work with the commission and staff in an effort to raise the awareness of the need to develop affordable housing.
Vaughan: There are two approaches that Ed Vaughan will take as a Commissioner to increase the supply of accessible, affordable housing. There is the rental housing approach and the homeownership approach. Ed will strive to increase the supply of affordable rental housing in Athens. Providing incentives to develop and own affordable rental housing are the first step. The other approach involves making home ownership more accessible. The no more than two unrelated people in a home prohibition we have in Athens is stopping a lot of working class people from being able to afford a home. If people could have a roomer to help defray a mortgage bill, many tell me, they could afford to buy a small home. Increasing affordable rental housing stock and facilitating home ownership both increase the affordable housing supply.

Mayor

Chasteen: Affordable housing is an end result of providing quality economic opportunity to the residents of Athens-Clarke County. As Athenians have the opportunity to get better paying jobs through the attraction of new businesses and creation of new businesses locally in the community, the access to affordable housing will be an end result of providing quality economic opportunity. More emphasis needs to be placed on vocational training and providing a skilled work force that will attract new companies and job opportunities in Athens.; After attending, watching and reviewing the findings of Partners for a Prosperous Athens, I have to agree with Vice Chairman Red Petrovs on the pathway to affordable housing and rising out of the grips of poverty. Petrovs recently told the Athens Banner-Herald that “If you want to make more money and have higher wealth potential, you look at a chart comparing high school, college, and professional degrees and plot a line; as education goes up, so does income.”; The “Wheel to Fortune” model as we have nicknamed it at Team Chasteen consists of connecting the dots between the many agencies already servicing poverty in Athens. This realistic philosophy would be the best way to get the most families into affordable housing.; The plan consists of forming an Economic Opportunity Committee comprised of Athens-Clarke County Commission and Office of Human and Economic Development staff and the many agency heads that already provide social services to the residents of Athens. At the table would be the University of Georgia, Georgia Department of Labor, Georgia Department of Human Resources (Advantage Behavioral Health Care, Department of Family and Children Services), ACTION, Inc., Habitat for Humanity, Georgia Department of Technical and Adult Education (Athens Technical College), the Georgia Department of Economic Development, and the Athens Area Chamber of Commerce, to name a few.; The Athens-Clarke County community has to connect the dots in order to help residents achieve economic self-sufficiency, remove themselves from the poverty rolls, and be able to purchase affordable housing. All of the named agencies receive millions of dollars annually from the federal and state government to help residents achieve self-sufficiency and the opportunity to purchase affordable housing. No one has taken the leadership role and helped the agencies connect the dots and provide an effective continuum of care and the coaching necessary to help residents make the transition to prosperity.; This should be the start and makes best use of already existing resources without having to increase the already high tax burden being paid by Athens homeowners and businesses. The affordable housing market like any other component of the local economy is still a market and dependent on demand and supply. Unfortunately, to provide affordable housing stock, there has to be enough qualified residents to increase the demand without placing a tremendous burden on the Athens residents who already experience a high tax rate. Increased economic opportunities for residents of Athens through increased vocational and skill specific training, adult literacy, and a connect the dots approach to economic self-sufficiency is the best answer to increasing the affordable housing stock in a reasonable, proactive manner.; As your mayor, I would work with the Georgia Department of Community Affairs, United States Department of Housing and Urban Development and the United States Department of Agriculture Community Development Division. All of these organizations provide low-interest financing to first-time homeowners and also provide grants and loans for development of affordable housing initiatives. I would also work with the banking industry in Athens-Clarke County to promote additional homeowner financing opportunities for those residents right on the credit edge but have a quality track record working a full-time job and paying bills on time. My administration would approach affordable housing with a realistic manner and with the interest of the entire community as a whole, but exploring all avenues necessary to locate the resources necessary for affordable housing opportunities for the residents of Athens-Clarke County.
Davison: Several opportunities present themselves in this area that should be discussed and possibly implemented. Those include the creation of a Housing Trust Fund to be used for gap financing, reduce parking requirements for residential development, more aggressive demolition of blighted housing to be replaced by new homes, turning surplus property over to housing providers, working with developers to consider expedited permitting and creating voluntary inclusionary housing policies to meet the needs for mixed-income, life-cycle and workforce housing, and explore the concept of “Granny Flats.”; The government can and should continue to work with local housing providers such as Habitat for Humanity, Athens Housing Authority, Athens Land Trust, EADC, local developers, employers and funding institutions in an effort to define housing goals and strategies for implementation. Work of this nature is underway to build new housing and rehabilitate existing older dwellings, but efforts could be better coordinated.; As gentrification seeps into our more modest in-town neighborhoods in the form of in-fill, we need to seek out ways to allow underperforming property to be revitalized without the negative effect of displacing long-time homeowners. Using some of the strategies alluded to in the first paragraph, it’s possible to inject into the mix moderately priced homes for those with low to middle incomes.; The two greatest expenses are housing and transportation. By creating moderate income housing close to transportation nodes, individuals who earn a modest living are more likely to have opportunities for participation in the local economy, investment in their family, neighborhood and the larger community
Maddox: As a city, we have gained a reputation as a difficult and undesirable place for development, and because of this, talented developers who could help create responsible and affordable housing are bypassing Athens. Additionally, our own government entities are repeatedly blocked and frustrated by the layering of hindrance in our planning and permitting process. We should set reasonable goals and rules for our citizens’ housing needs and pursue those goals outright. If efforts are united for needed and responsible development as they have been for other efforts, we will begin the process of getting high-quality housing for all Athenians.
Rusk: At present, builders in Athens-Clarke County are not bound by any laws to provide affordable housing. Until such time as laws may be written requiring them to do so, the best we can hope for is a gentleman’s agreement. It’s nice to think that these developers will do the right thing and be responsible citizens if we ask them nicely, but as long as the economic situation dictates that building condos is more lucrative than building $85,000 homes, they will do as they wish. Most economists are predicting that the housing bubble will pop very shortly, and when it does, housing prices will fall. In the meantime, we must use any legal means at our disposal to leash the condo builders, before the crunch comes and they all cry fowl. Additionally, having AHA staff that speak Spanish will go a long way to helping many Athenians meet their own housing needs.

How will you balance the interests of the community as a whole and the interests of individual property owners when making land use decisions?

District 1

Garland: While recognizing that the wider community does have a vested interest in land use decisions, I feel that individual property owners, particularly those in the outlying areas of the county, have been systematically deprived of their property rights over the past several years. The Unified Government’s approach to land use issues needs to be more flexible and less dogmatic in its implementation.
Lowry: My thoughts on land use in Athens-Clarke County can be best summarized in two words: fairness and responsibility. It’s incumbent on those in government to find the method to most effectively provide the general public the environmental protection and quality of life they want while at the same time providing the landowners the ability to realize the value and rights to quiet enjoyment they expect. I believe that’s a fair and responsible approach to this issue. Certainly land banks and the land trust exist to help communities acquire land they want to see protected. These are methods that may work in some cases.; I would like to suggest we look at another method currently being explored for use here in Athens-Clarke County. It seems to me that the best way to satisfy everyone’s best interests is to create a Transferable Development Rights (TDRs) program. A well-built TDRs program can be the best answer to this issue. A committee is currently meeting to define exactly what a TDRs program would look like here in Athens-Clarke. Because this committee has not come out with any recommendations, it’s not possible to comment on their choice or choices. I’ve attended all of their meetings except for one and believe this committee is on the right track. Until this group puts a firm recommendation forward, I think they should be left alone to create a program without any outside interference. So, I won’t offer any further opinions on their specific work.; I would like to say that it seems that there should also be provisions to allow TDRs units to be used for commercial purposes. Exactly how the units would be exchanged and for what ratio they might be traded at is a matter to be decided. However, the sitting committee seems to be in agreement that a commercial component is a necessity if this program is going to work in Athens-Clarke.; An idea that I’ve had concerning the land in the AR, that is maybe a little “outside-the-box” is to use some of the land in commercial organic farming. I recognize that we need to discuss this idea in more detail, but I think that there is a real opportunity to create organic farms out in the AR. I haven’t spoken to Skipper Stipe-Maas about this, but perhaps she could help us with this project.; As far as what a commissioner could do, my feeling is that marketing and promoting our area’s organic farming to area and regional restaurants and grocery stores would be an appropriate use of our resources. There may be opportunities to secure bonds or federal grants for the marketing and other aspects of this project. If so, I would be very interested in pursuing this idea and help the landowner realize the value of their land without developing it as housing.

District 9

Girtz: Individual property owners need to feel that being in Athens-Clarke County is not a burden to them. For many rural land owners, this means that there must be viable opportunities for realizing income from their land. We need ensure for rural property owners that there are tax incentives for them to keep their land in a natural state or as well-managed farmland. When they do this, they are saving the county money, and the government should offer the same in return. TDRs programs similarly work to compensate rural land owners for the value their property provides for the entire community.; More generally, while some restrictions on land use seem to limit the ability of all property owners to do anything with their land, it must be noted that we all benefit greatly from land use requirements that keep the air and water clean, limit runoff, reduce congestion and limit noise. The benefits of a livable community far outweigh limitations that zoning and restrictions put in place.
Sheats: Each will be measured on its own merit as it relates to the future.
Vaughan: The primary way in which Ed Vaughan will do this is to educate Athenians about how the interests of the community as a whole and the interests of individual property owners are, in many ways, one and the same. We Athenians have for too long divided ourselves into polarized pro- and anti- development camps. We have done this because we have had to do all of our community activism and land use planning in an Athens that is sprawling chaotically. With a land use plan in place that effectively stabilizes growth, we can begin a more productive dialogue. This way, we will not again have to find ourselves screaming at each other over the width of riparian buffers while we watch the apartment houses go up on the banks of the river that supplies our drinking water; clean drinking water being, after all, the reason we want wider riparian buffers. Balancing our interests involves first having our interests mapped out and acted upon effectively.

Mayor

Chasteen: The Athens-Clarke County Community as a whole is better served by respecting individual property rights, but also understanding that from time to time, concessions have to made for the betterment of the community as a whole. Collaboration between the Athens-Clarke County government, neighborhood associations, and the development community is essential to maintaining the high quality of living and dealing with the ever-present growth pressures on the horizon for Athens-Clarke County and our region.; As your mayor, I would establish a committee comprised of elected officials, planning staff, neighborhood association members, and the building community to have a place to communicate and discuss individual rights, future growth, and to seek a proactive platform that provides a healthy solution to these issues as they present themselves. Athens residents will also be able to attend these meetings and present their opinions and provide input as growth issues affecting individual property rights present themselves. Consensus is an important component of maintaining quality growth and I will seek input from all sides to ensure quality, effective decision making when it comes to future growth in Athens-Clarke County.
Davison: Zoning and land use planning are the methods by which the rights of individual property owners are balanced against the good of the community.; The key element is balance—individual property use and the attendant effects on neighboring properties are key factors in ensuring a clean, healthy and vibrant community.; Every decision regarding land use must be considered within the broader context of existing and surrounding property use compatibility, impact on the environment, local schools, delivery of services, etc.; In earlier answers regarding the CLUP, this document sets forth a blueprint and set of guiding principles that articulate the vision of the community in regard to land use decisions. Every piece of property adjoins another, which suggests that use has an effect on neighboring parcels. Permitted uses that maximize positive impacts on surrounding properties is the very basis for zoning laws and help protect property values.; In as compact an area as we have in Athens-Clarke County, we can create incentives to encourage the kinds of value-added, equity-building uses that return good value for the investment of the owner while making significant contribution to the overall welfare of our community. Towards that end, I have empanelled a committee to study the feasibility of Transferable Development Rights and initiated the actions that have placed Tax Allocation District enabling legislation on the ballot for November. Both programs provide financial incentives that encourage development congruent with our community vision.
Maddox: Athens is a community and participation is voluntary. Within our community there are certain expectations for citizenship so that the well-being of the community at large is protected. It is the government’s responsibility to protect and plan for this city’s future.
Rusk: The needs of the many outweigh the needs of the few. Period. However, I don’t care what color you paint your house, whether you pave your yard or plant trees, or who you rent it to. It’s none of my business, or anybody else’s.

How would that balance impact the local environment?

District 1

Garland: Protection of the environment should not be a zero-sum proposition entailing winners and losers. The inclusion of other voices, specifically those most affected by local ordinances, should be sought and considered when adopting new restrictions. I feel that such is not currently the case. If properly done, this should not have an adverse impact on the local environment.
Lowry: If we were using the latest organic methods and were careful about how we applied them, the short answer would be, “It would be good for the environment and the people of Athens-Clarke County.” This is one reason why I would propose looking at a plan to create organic farming in the AR. This method can use fewer chemicals and less of them. This approach would present less of a hazard to the environment while saving the farmer some money. I’m certain there are people over at UGA who know more about this than I do. If there is an interest in pursuing this idea, we could enlist the aid of some of those people.

District 9

Girtz: This balance would benefit the local environment by allowing property owners to have a supportive partner in the local government, a partner that helps them make environmentally and economically effective use of the land, while protecting current and future residents of Athens. Just as we wish today that developers and farmers from past generations would have made wiser land use choices to allow us a healthier environment in which to live, we must be clear in our desire to leave the best environment possible to future generations. If we do not we are essentially creating “taxation without representation” for our children and grandchildren; they should not be charged with paying for the damage we leave behind.; I believe there can be strong connections between the economy and the environment in Athens-Clarke County. When we create facilities that can produce alternative fuels and plastics that are not reliant on petroleum, we create a new economic engine that is sustainable and works in concert with the earth. We further create opportunities for financially viable uses of agricultural land.; I would also encourage a program to improve the energy efficiency of Athens’ housing stock as a means of local economic development. Recent estimates indicate that 30 percent of the housing in Athens-Clarke County is “substandard,” which includes inefficient plumbing, heating and cooling systems, insulation and appliances. We could partner with local and state utilities to provide a fund to improve these areas of inefficiency. Energy cost savings would pay for the upgrades and residents would experience a permanent month-to-month savings in their more efficient home. This would not only save energy, it would create good paying jobs that could be a critical in providing well paying jobs for workers in a range of skill levels, improving our local poverty rate. The 2005 Federal Energy Bill allows for tax credits to homeowners who replace inefficient appliances and improve the energy efficiency of their homes; these opportunities need to be promoted to Athens residents as an additional incentive.
Sheats: Land use decisions would be based on a collaborative decision by all for proper balance.
Vaughan: The local environment is at this time being converted from a small town, somewhat rural environment into an urban environment. Whether we want that to be a rapid, sprawl-based conversion or a slower, regulated, relatively aesthetic conversion depends entirely on getting an effective land use plan into place. Our present chaotic method of effectively planning in hindsight is impacting the environment very rapidly and drastically. We need to plan effectively for a future in order to have one.

Mayor

Chasteen: As your mayor, I would continue to protect our water, air and green space. My voting record as an elected official in Athens speaks for itself when it comes to protecting the local environment and I would continue to do so in a balanced manner. I am the commissioner who spearheaded the most progressive policy in Georgia with passage of the 75-foot protective buffer to protect our rivers and streams in Athens-Clarke County. I also was the commissioner that introduced the bike lane initiative on major roads in Athens and will continue to pursue this policy. My administration would continue to maintain green space and ensure that our outdoor recreational areas continue to be a quality place for the residents of Athens to enjoy.
Davison: Property owners must have all possible latitude in the use of their land within the context of environmental impact, growth management and protecting property values. If we are successful in achieving balanced uses of land parcels and directing growth within areas where infrastructure currently exists then a positive impact on the local environment is assured.; “How” we grow presents the greatest opportunities and challenges for this community. Achieving goals for clean air and water, preservation of green space including farm lands, wetlands and wildlife habitats while reaping the bounty of growth and development through carefully crafted controls and incentives is possible. Cities across the U.S. and around the world that have made commitments to environmental health are proving that economic development and healthy growth are fully compatible with community values when developed by an open and inclusive process.; Businesses demonstrating a commitment to environmental stewardship are among the fastest growing and most successful in the world! Consumers are also increasingly attracted to clean, environmentally friendly, low-impact developments. Tourists, who represent one of our largest industry sectors, are attracted to cities where land-use policies result in community design that favors the public realm.
Maddox: Instead of being viewed as a luxury, our environment should be regarded as an asset and actively promoted as a benefit in this town. Conversely, the environment should not be a catchall for those promoting an agenda of no progress. Athens is for all who dwell here, not just those who have the luxury of a soapbox.
Rusk: Environmental impact is precisely where we should draw the line with personal property rights. Paint your barn with chartreuse polka-dots: that does me no harm. Start doing oil changes out there and dumping it in the crick and you and I are gonna tangle. Allowing CertainTeed to expand or Enron to build a plant here for the sake of a few meager jobs is insane. The minute you start poisoning your neighbors, your property rights end.

What are Athens-Clarke County’s transportation issues and how will you deal with them?

District 1

Garland: The Unified Government’s public transportation system barely penetrates into District 1. In order to allow the area’s residents to utilize that system better, we should construct park and ride lots at strategic locations along bus routes for the purpose of lessening the flow of traffic into and out of the downtown and campus areas during peak traffic hours.
Lowry: I cover this topic in more detail on my website, but for here let me say that it seems to me transportation in Athens-Clarke County can be best understood as two components. One, the local transportation situation within the county proper with many of these issues focused within the old city limits. The second component of transportation is the relationship between Athens-Clarke County and the residents of the surrounding counties.; As part of this we are going to need to find the funding for more bus drivers, additional bus shelters and money for sidewalks. The issue of transportation gets complicated when we get to the matter of money and funding. However, like many issues facing us in Athens-Clarke County, most all of them hinge on the money. We wrestle with these issues all the time and as a commissioner it would be a core aspect of the job. So we can’t run away from it simply because it’s going to require another discussion about priorities. If elected, I will take my place in this discussion and will gladly represent my constituents in the process. I will say that I don’t believe we need to increase taxes or create special taxes to accomplish what we need to do in Athens-Clarke County. The regional system might require some special provisions, but I believe the issue in Athens-Clarke County can be addressed without more taxes.; This is a complex issue and I give it more time on my website. Briefly, I believe the solution to this situation is to make mass transit a priority in our overall planning process and in the ACC budgeting process. There are line items in the ACC budget that could be reduced to make more money available for mass transit if transit were made a higher priority than it is currently. It won’t be easy to do this and it will require much discussion. In the end, I believe, we’ll make the right decision and take the important steps needed to create a positive future.

District 9

Girtz: Regional transportation planning is a significant need in Athens-Clarke County, as 40 percent of our workforce lives out of county. One way to begin to address this within the county is through improved public transit. There are many large, under-used parking lots toward the edge of Athens that could serve as viable park-and-ride locations. The former Wal-Mart on Huntington Road, the Willow Wood Shopping Center on Lexington Highway, the Shops of South Athens and the Homewood Hills Shopping Center are all locations that would benefit from being hubs for frequent bus service taking people into downtown and the university area. With buses running every 10 to 15 minutes, we could greatly increase use of public transit and reduce traffic on our roads. At the same time, this plan would attract business to these underutilized shopping centers.; I am committed to working with the General Assembly to create a regional transportation entity. It is also important to seek available federal grants and matching funds. Well designed local plans often allow us to leverage outside funds, which should be a continual goal.; Transportation options must be considered in concert with land use decisions. It is my desire that any new residential or commercial developments in Athens are accessible by a wider array of transportation options than only an automobile.; As a public school teacher, I would also like to note that more than a quarter of our public schools are not accessible by The Bus. Students and schools benefit immensely when parents and families can visit schools on a regular basis for conferences and volunteer opportunities. As many local residents rely on public transportation, we would provide a great deal of support to the school system by improving local public transit.
Sheats: The railway transits to metro Atlanta and Augusta, Georgia. I will continue to lobby with state legislation and all parties concerned.
Vaughan: Athens’ transportation issues fall into two broad categories: roads and transit. Here in Athens right now we are building roads, such as the new Jennings Mill Parkway and the new and improved Epps Bridge Road area, to bring non-Athenians in and out of Athens with freeway rapidity to work Athens-based jobs and to shop in Athens’ malls and large emporiums on the outskirts. For Athenians inside town, however, we construct roads, such as the new Barnett Shoals Road area, that are so dangerous to Athenian pedestrians that the state DOT will not fund the construction. For Athens’ locally owned downtown businesses, local road improvement is uncannily scheduled to be done right when all the students come back to town, so our small local downtown businesses get their access cut off when patronage opportunity is the greatest. I will concentrate on an Athenian-focused perspective on road building and maintenance. Transit needs to be more focused on the work travel needs of the public transit using population. Instead of being focused on the aesthetics of bus stop shelters, Ed Vaughan will be focused on gathering the opinions of District 9 citizens about better focusing public transit schedules on the needs of working people.

Mayor

Chasteen: Intermodalism is the answer to providing quality transportation opportunities to the residents of Athens-Clarke County and reducing traffic and air pollution in our community and on our road infrastructure. The Federal Highway Administration defines intermodalism as the use of multiple types of transportation to reach one’s destination; including combining the use of trains and buses, automobiles, bicycles and pedestrian transport on a given trip. While serving on the Athens-Clarke County Commission, my voting record clearly shows my dedication to using intermodalism and alternative forms of transportation as a way to reduce the use of automobiles that decrease the amount of air pollution in our community. I voted for the construction of the downtown intermodal transit center and will continue to pursue development of the rail line between Athens and Atlanta. This will provide a daily transportation resource for Athens and Atlanta workers who currently have to drive to get to work each way, while removing a large amount of the traffic on Highway 316. This will also reduce the daily stress of getting back and forth to work and dealing with the traffic nightmare in Atlanta.; As your mayor, I will push to improve the current public transportation service provided by Athens Transit. A route structure study needs to be completed and implemented providing longer service hours and more frequent opportunities to Athens residents. This will increase ridership and is one of the issues that currently keep people from riding the system and using public transportation as a transportation alternative.; My constant leadership on building bike lanes in Athens will continue and I will look towards building partnerships with the Georgia Department of Transportation and securing grant funding from the Federal Transit; Administration to build a more aesthetically pleasing green streetscape as we have to redevelop our road structure to accommodate the needs of our community. I will continue to build consensus and research transportation models in other cities across the United States and the world who have been successful in developing eco-friendly and efficient, effective transportation networks in their communities and bring those back to the table to help in the development of quality transportation options for the residents of Athens-Clarke County.
Davison: Transportation issues include congestion and its effects on air quality, gasoline consumption, time wasted and loss of social interaction; costs of maintaining roads due to heavy use by large vehicles; multiple methods of conveyance to accommodate inclusion in all aspects of community life by those who cannot/ should not or are unable to use an automobile for their primary source of transportation.; A concept known as “complete streets” should be implemented. This model provides for every street to accommodate all possible methods of conveyance: automobile, transit, pedestrian and bicycle.; Road building, expansion and maintenance are expensive propositions as are the costs of owning and maintaining an automobile. By creating a fully integrated, multi-modal system of transportation that is focused on connectivity, accessibility and mobility for all, costs can be reduced while allowing for full participation in community life.; We also need to look at the current transit system’s routes as they have not changed in 30 years! Routes should be accessible, efficient, dependable and frequent to make the system far more user friendly. Growth patterns should also be taken into consideration when developing routes.; Secondary benefits include mitigation of traffic congestion, less air pollution, decreased wear and tear of our roads, physically healthier residents (air pollution is directly related to asthma and increased auto dependency is linked to growing rates of obesity, which is linked to diabetes, heart failure, etc.), increased independence, and daily encounters with neighbors, the most essential form of community building and developing a sense of belonging.
Maddox: Athens’ transportation issues follow the same path of many of Athens’ other issues, in that the question and proposed solutions are often so narrow that the answers only benefit a small group of people.; Our entire citizenry has an interest in transportation alternatives; therefore, our entire citizenry should be considered before our government advocates for or takes a position. The Maddox administration will heavily consider transportation alternatives as they affect all citizens of Athens-Clarke County.
Rusk: Our public transportation is barely adequate to provide our working poor with a means to travel to their places of employment. Where we do not have the resources to increase the number of buses/ routes, we should at least insure that we have sidewalks. Commissioner Kinman’s proposal to incorporate bike lanes into wider sidewalks makes a helluva lot of sense from both a safety/ financial standpoint.

Does more need to be done to safeguard Athens-Clarke County’s environment and natural resources? If so, what? If not, why not?

District 1

Garland: Not in the AR zones. Since city-county unification, allowable residential density has been reduced by 90 percent, 35 linear miles of planned sanitary sewer lines have been deleted from the original Service Delivery Plan, without which there will be no business or industrial development, and stream buffers have been tripled over the state’s requirements without regard to specific circumstances, thereby preventing development on hundreds of tracts of land. I do not feel that any more restrictions need to be placed on the residents of District 1.
Lowry: Well, let’s see. I’ve written about the water issue. I believe the water issue is going to be “The Issue” in the coming years. The mechanics of our use and care of water will require a great deal of our attention. I also believe the particulars of this issue will stimulate a lot of discussion within not only our A-CC, but also within the neighboring counties. For this reason it seems to me that we need to keep an open mind about the topic while we learn more about the choices we have to accomplish our goals with water.; I believe we need to devise a system to help the AR landowners realize the value they have in their land. I think at some point it is simply a matter of fairness to them. I also believe that if we don’t fashion a fair and equitable system for the owners to realize this value, it says more about the type of people we are than about the type of actions they might take.; Working together to resolve this one issue can teach us many important lessons that we can use to build a future we all want. More than any other specific step we might take, learning how to work within the political process while creating ordinances that everyone can agree with is the single most important action we can take to safeguard Athens-Clarke County’s future.; I think it’s clear to anyone who has spent the time to listen to the TDRs committee’s deliberations that we missed a lot of opportunities to make a workable TDRs program a few years ago. This doesn’t mean we still can’t create a good program now, but this program is now and was then in everyone’s best interest. I would like to believe that we could learn something from our past actions so that the choices we make in the future allow us the option of making the best choices while including everyone’s interests.

District 9

Girtz: There are absolutely things that will further safeguard our natural resources. Continuing to improve the tree canopy throughout the county will benefit us all through cleaner air and reduced energy bills. Similarly, enforcement of mass grading and stream buffer ordinances will reduce damage to our waters and reduce the cost of providing services. The Planning Department can continue to clarify best practices for builders and developers to strengthen understanding of how our land use and building practices contribute to a clean environment. In turn, a cleaner, more efficient Athens is more attractive to businesses and families. When families and businesses stay in Clarke County, the tax base increases, commutes shorten and pollution in the region is reduced. It is my goal as a commissioner to draw together support for an Athens that is economically and environmentally successful for the long-term.
Sheats: There’s always room for improvement. The E.P.A. will determine what environmental concerns are in need of attention.
Vaughan: The safeguarding of our county’s environment and natural resources is presently completely hampered by our style of land use planning. Our land use plan presently cannot properly regulate growth and safeguard our natural environment from degradation because the resource degradation has already occurred by the time the land use plan is ratified. To preserve what we have left of the natural environment of Athens, we must come to consensus on and codify our very next land use plan in a society that is not being overrun by rapid urbanization. In this way, we can have a 10-year land use plan in place that can effectively safeguard and preserve our county’s limited remaining unspoiled natural environment.

Mayor

Chasteen

Absolutely. There are many different ways to protect and safeguard the environment and natural resources in Athens-Clarke County. We must become better stewards of our available fresh water supply. This can be accomplished in several ways and should be established as a collaborative effort between the Athens-Clarke County government, residents and businesses. Working together we can accomplish so much more and not have to develop so many ordinances and regulations because residents are abusing the opportunity to have access to our scarce resources. Eco-friendly construction includes the use of environmental friendly toilets and showerheads that use less water and more construction of energy efficient housing. A marketing campaign needs to be established and promoted to the building community and residential population. I will also promote tax credits to serve as an incentive for homeowners to become more eco-friendly. This is one of the simple ways to begin protecting our limited resources.

As your mayor, I will begin securing funding and planning for a second water basin to service this area. We must enforce the established ordinance codes for protection of our remaining tree canopy, while issuing painful fines to those that pollute our rivers and streams through neglect or convenience. I also want activities and places for the elderly to enjoy the outdoors. Alternative forms of recreation are needed for adults of all ages who want to become or stay physically fit. As new large planned housing developments are proposed, I would also promote a requirement for space to be dedicated for walking paths and jogging trails that encourage people to exercise outside, and walking as a utility means of transportation.

As a community, we must embrace growth to survive. We will not, however, permit the community we cherish to become another gallery of asphalt, cement, and brick urban heat island!

Trash collection and recycling: The present situation of evening garbage and trash downtown must be addressed by bringing restaurant and bar owners to a table with the county’s collection manager and some of our elected officials. I will call on meetings to be held until we reach consensus for trying different alternatives. I will also place additional trash and recycling containers around the county where heavy litter has accumulated and pursue grant funding to develop additional awareness about littering and the social and environmental impact it has on Athens-Clarke County with emphasis on our business community to be better stewards of our resources and recycle more.

Davison

Of course we can do more to safeguard our environment and natural resources by reducing energy bills, preserving green space, improving air quality, reducing traffic congestion, improving transportation choices, and fostering economic development and job creation by promoting energy conservation and new technologies.

Support for the Environmental Management System within the ACC government being implemented by our Environmental Coordinator is very important. This new approach to working cross-departmentally, which allows for a more global view of the system, should result in greater efficiencies throughout the entire governmental structure and greater environmental compliance throughout the community.

I have requested the development of an energy policy for the purpose of establishing clear goals and a timeline for the efficient and effective use of energy with an eye towards reducing pollution levels.

Some additional actions we should explore include but are not limited to:

set reduction targets for emissions in ACC operations in the county
promote commute trip reduction programs and incentives for carpooling or using transit
increase fuel efficiency of the municipal fleet while continuing the conversion to clean, alternative fuels
retrofit ACC facilities with energy efficient lighting and encourage employees to conserve
purchase Energy Star equipment and appliances
increase our recycling rate
stand firmly behind our land-use policies that preserve open space, reduce sprawl, and create walkable communities along with our LEED building policy
continue work on the mass grading ordinance with environmental and development representatives to minimize cut and fill and require phasing and stabilization of each phase
reduce speed limits
work with our delegation to identify new sources of revenue for expanded transit
implement the ACC Bicycle Master Plan, the Greenway Network Plan, Transit Master Plan
promote local organic farming
seek out redevelopment opportunities for brown fields
establish water conservation rates
explore a car sharing program.

Maddox

There is always something more that can be done to safeguard our environment, and this administration will do all in its power to balance the needs of the citizenry with the preservation of the environment and natural resources of this area.

What this administration will not do is to march headlong into one cause at the neglect of other needed projects. We will not protect one neighborhood or area while wholly ignoring another. We will not blindly support policies which are counterproductive to the findings and recommendations of qualified and accountable professionals.

In truth, our environment is in shambles and our resources are all but dwindled away. Everyday our children are subjected to the harsh environments of poverty and hopelessness. Each day, we drive away another resource and assign blame to those who are left.

We have become a city of NIMBYs who look out for singular interests and causes at the expenses of even our most vulnerable citizens. We have become a city of exclusionists, and our amazing and sudden discovery of poverty should draw a snicker from those who have been fighting it locally for years. We have ruined chances. We have driven off opportunity. We have greeted eager visitors with our children in gas masks carrying placards.

Charlie is not a special interest candidate. He brings strong leadership with decades of experience in helping connect people with better opportunities. His brings the wisdom of someone who has lived through 60 years of growth, progress and fads along with the benefits and ills that accompany such. Charlie only seeks to give Athens a better future. He doesn’t bring leadership to maintain the status quo. He brings leadership for a change.

Rusk

Absolutely. We’re all packed into the smallest county in the state, and we pride ourselves on being pretty green, so let’s step up. Alternative fuels (biodiesel and E85) for the city fleet would be a good start. Better enforcement of the state’s water and soil conservation ordinances regarding construction sites would be nice, too. And cockamamie schemes to lure heavy industry to town should be aborted in favor of attracting low-impact jobs, like IT.

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- Fast Facts on Voting
  
  originally published October 25, 2006

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