Mayor & Commission Meetings

The meeting will be streamed live and available on-demand through YouTube (www.youtube.com/accgov), the YouTube app, and www.accgov.com/videos, as well as on- demand through the ACCGov Roku channel. JOINT MEETING OF THE MAYOR & COMMISSION, CITY OF WINTERVILLE, AND CITY OF BOGART WORK SESSION AGENDA UNIFIED GOVERNMENT OF ATHENS-CLARKE COUNTY, GEORGIA Tuesday, December 9, 2025 – 12:00 PM Planning Auditorium I. Call to Order (12:00 p.m.) Mayor Kelly Girtz II. Items for Future Consideration A. TSPLOST 2026 ................................................................................. Josh Hawkins Capital Projects Director III. Adjourn NOTE: All reports are draft. No final action is taken at this work session. The Work Session is open to the public; however, public comments are not received.  TSPLOST 2026 Pre-referendum Joint Meeting Mayor & Commission Work Session December 9, 2025 In this presentation: • TSPLOST renewal referendum • Intergovernmental agreement • Minimum distribution formula • 5-year or 6-year term • Next steps  Minimum distribution to municipalities Assumes a 5-year term. TSPLOST 2018 TSPLOST 2023 TSPLOST 2026 Program value $ 109,500,000 $ 150,000,000 $ 197,000,000 Winterville distribution $ 969,000 $ 1,429,000 $ 4,197,618 Bogart distribution $ 271,000 $ 344,000 $ 483,119 ACCGov distribution $ 108,260,000 $ 148,227,000 $ 192,319,263  Projected Revenue 2027-2033 37,800,000 Year 1 Oct 27 to Sep 28 38,600,000 Year 2 Oct 28 to Sep 29 39,400,000 Year 3 Oct 29 to Sep 30 40,200,000 Year 4 Oct 30 to Sep 31 41,000,000 Year 5 Oct 31 to Sep 32 The 6th year can be collected if ALL 42,000,000 Year 6 Oct 32 to Sep 33 municipalities sign the IGA Year 6 considerations: $1M to continue minimum distribution to Winterville and Bogart $19.9M to continue pavement management program and transit services in year 6 Winterville’s project submissions: $1,513,000 Georgia Avenue Roadway Improvements $3,365,000 Lakeview Drive Sidewalk Improvements $9,786,000 Intersection Improvements - Winterville Main St and Cherokee Rd $6,014,000 Parkview Road Sidewalk Improvements $6,049,000 Robert Hardeman Road Sidewalk Improvements 5 What’s Next? • Each governing authority approves a project list and the IGA • Feb 3: Mayor & Commission deadline to adopt the resolution • May referendum • Implementation, budget, tiering, bonds • Oct 2027 revenue starts  REVISED 12/8/2025 The meeting will be streamed live and available on-demand through YouTube (www.youtube.com/accgov), the YouTube app, and www.accgov.com/videos, as well as on- demand through the ACCGov Roku channel. WORK SESSION AGENDA UNIFIED GOVERNMENT OF ATHENS-CLARKE COUNTY, GEORGIA Tuesday, December 9, 2025 – 12:00 PM Planning Auditorium I. Call to Order (1:00 p.m.) Mayor Kelly Girtz II. Items for Future Consideration A. Public Input .............................................................................................................. B. CORE Development Project ................................ Andrew Saunders & Andy Savoy Agreement Interim-Assistant Manager & CORE Spaces III. Adjourn NOTE: All reports are draft. No final action is taken at this work session. The Work Session is open to the public; however, public comments are not received. 295 E Dougherty Mayor & Commission Public Workshop 12/9/2025 12:00PM TABLE OF CONTENTS SECTION 1 – CONTEXT (5 MIN) WHO IS CORE? CORE HISTORY WITH SITE PRIOR PROPOSALS FOR BUTTERFLY LOT SEWER CAPACITY PROJECT CONCEPTION / IGA SECTION 2 – PROPOSED DEVELOPMENT AGREEMENT (10 MIN) STRUCTURE OF AGREEMENT LAND SWAP CORE PROJECT PUBLIC PARKING DECK SUMMARY OF PUBLIC BENEFITS SECTION 3 – FREQUENTLY ASKED QUESTIONS (5 MIN) SECTION 4 – ADDITIONAL COMMUNITY INPUT (5 MIN) SECTION 5 – QUESTIONS & DISCUSSION 2 CONTEXT WHO IS CORE? Core Spaces is a national developer and owner of housing in university-anchored markets. Core owns over 50,000 beds across the country in over 90 projects – including the Hub at 155 Mitchell, Newberry Apartments, and Rive. Core is a long-term owner and manages its own properties. HUB ATHENS | 2025 | 163 UNITS HUB KNOXVILLE | 2025 | 500 UNITS OLIV AUBURN | 2021 | 337 UNITS HUB TUSCALOOSA | 2018 | 178 UNITS HUB ATLANTA | 2023 | 305 UNITS HUB BLOOMINGTON | 2025 | 170 UNITS 3 CONTEXT CORE’S HISTORY WITH THE SITE TIMELINE MAY 2023 TEST FIT MAY 2023 – Core in initial discussions to acquire the Graduate Hotel. Core’s intent was to proceed with a by-right project (see image). The hotel was amid a broader, brand level transaction, and these conversations about a one-off sale to Core eventually stall and go on-ice. JUNE 2024 – Mallory & Evans purchases the hotel BY-RIGHT ZONING ENVELOPE SEPT 2024 – Core executes a purchase agreement with Mallory & Evans for the (100’ tall / +/- 950 bedrooms) rebranded Hotel Abacus. As part of this agreement, Mallory & Evans has a right to invest in Core’s project – but Core makes all major decisions. 4 CONTEXT PRIOR PROPOSALS FOR THE BUTTERFLY LOTS Multiple prior proposals, including the North Downtown Master Plan and an IGA from 2020 have contemplated the construction of 7-story buildings on the butterfly lot Exhibit from Master Plan Exhibit from Master Plan Exhibit from 2020 IGA 5 CONTEXT DOWNTOWN ATHENS SEWER CAPACITY Bethel Homes P1 and P2 266 affordable units (with sewer service) AREA OF CONSTRAINED SEWER CAPACITY Bethel Homes P3, P4 and P5 PHASE 1 SEWER WORK 425-530 affordable units $2.5M (there is NOT adequate sewer 500,000 GPD capacity to serve these projects until Phase 1 sewer work is 5 complete) 4 1 3 2 PHASE 2 SEWER WORK Core Project Location $3.1M 600,000 GPD 6 CONTEXT PROJECT CONCEPT, SEWER MOU, AND IGA HIGH LEVEL POINTS OF IGA ADDA is approved to negotiate an agreement wherein: - The Butterfly Lot is swapped with the portion of property under Core’s control - The Core will build project consistent with CD zoning and the “Core Concept” and a Public Parking Deck with at least 350 spaces - The ADDA will reimburse Core for the number of spaces over 200. - Core will pay the in-lieu fee per the inclusionary zoning ordinance; those funds will be used in specific census tracts - Core will construct ADA compliant pedestrian connections from the public parking deck to the intersection of North & Dougherty - Core will relocate the Hoyt House to a location approved by ACC - Core will relocate the playground to a location approved by ACC - Core will grant a historic façade easement to protect the Foundry building - Core shall grant an artistic mural easement for no less than 1,000 sf of wall area on the Core Project - TAD funds generated by the project will be used east of the Oconee River 7 CONTEXT PROJECT CONCEPT, SEWER MOU, AND IGA TIMELINE NOV 2024 – Core reaches out to the ADDA and Melissa Link for an initial discussion about a project that could achieve many of the goals of the North Downtown Athens Master Plan, save the Foundry building, create more public parking, and help activate the future Jackson Street Art Walk JAN 2025 – Follow up meeting with ADDA FEB 2025 – Follow up meeting with ADDA MARCH 2025 – Public presentation to ADDA MAY 2025 – IGA / MOU appears at Mayor & Commission Agenda Setting JUNE 2025 – One public input session at the Foundry Building, the IGA/MOU passes Mayor & Commission JULY 2025 – Start drafting Development Agreement AUG 2025 – Two public input sessions are held at the Foundry building SEPT 2025 – Complete drafting Development Agreement OCT 2025 – Development Agreement appears at Mayor & Commission Agenda Setting. One public input session at the Foundry Building NOV 2025 - Mayor & Commission votes to hold a Public Work Session on 12/9/2025 8 PROPOSED DEVELOPMENT AGREEMENT STRUCTURE OF DOCUMENT DEVELOPMENT AGREEMENT, INCLUDING EXHIBITS 439 PGS DRAWINGS (28 PGS) PARCEL APPRAISALS (126 PGS) DEVELOPMENT EXHIBITS PLATS / DEEDS / EASEMENT DOCS (91 PGS) AGREEMENT 26 PGS 413 PGS FORM CONTRACTS (66 PGS) ARTICLE 1 – BACKGROUND OTHER (102 PGS) ARTICLE 2 – LAND SWAP ARTICLE 3 – CORE PROJECT ARTICLE 4 – PUBLIC PARKING DECK ARTICLE 5 – OFFSITE WORK (i.e. sewer) ARTICLE 6 – EXPIRATION / TERMINATION ARTICLE 7 – CASUALTY / CONDEMNATION ARTICLE 8 - MISCELLANEOUS 9 PROPOSED DEVELOPMENT AGREEMENT SECTION 2 – LAND SWAP SECTION 2.1 SECTION 2.2 SECTION 2.3 SECTION 2.4 ACC PARCEL SUBDIVISION PARKING PARCEL SUBDIVISION CORE PROJECT RECOMBINATION ACC PROPERTY TO ADDA • ACC preapproves subdivision • ACC preapproves subdivision • ACC preapproves combination • ACC to cure title defects and • to be finalized in 30 days • to be finalized in 90 days • to be finalized at closing of the transfer to ADDA parcel swap 1 PROPOSED DEVELOPMENT AGREEMENT SECTION 2 – LAND SWAP SECTION 2.5 - FORM OF DEED FOR ACC PROPERTY TRANSFER SECTION 2.6 - FORM OF DEED FOR PARKING DECK PROPERTY TRANSFER SECTION 2.7 – REZONING ACC PROPERTY • Needs to occur before closing and is a condition to close on the swap SECTION 2.8 – REZONING PARKING DECK PROPERTY TO “G” • ACC to initiate within 30 days after closing SECTION 2.9 – CLOSING OF THE LAND SWAP • To occur 91 days after approval of the development agreement 30 days 30 days 30 days 30 days Subdivide ACC parcel Initiate Rezone on Parking Deck Parcel Rezone ACC parcel / Subdivide Parking Parcel Cure Title Defects CLOSING ON LAND SWAP DAY 91 11 PROPOSED DEVELOPMENT AGREEMENT SECTION 2 – LAND SWAP SECTION 2.10 – ESCROW PAYMENT • Core to post $4.7M construction escrow at the closing • Ensures contemporaneous and equal exchange of value APPRAISED APPRAISED $6,500,000 $1,800,000 ACC PROPERTY = PARKING DECK PARCEL + $4,700,000 12 PROPOSED DEVELOPMENT AGREEMENT SECTION 2 – LAND SWAP SECTION 2.11 – CONDITIONS TO CLOSE • Include subdivision, rezoning of ACC property, and cure of title issues SECTION 2.12 – HOYT STREET EASEMENT AND OPTION TO PURCHASE • Ensures public access along Hoyt and right of ownership for ACC if such ownership is desired 13 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT SECTION 3.1 – CORE PROJECT SECTION 3.2 – CORE PROJECT PLANS • Note Certificate of Occupancy for Core Project to be held until the delivery of the Public Parking Deck. Public Parking Deck 14 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT PLANS 15 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT PLANS 16 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT PLANS 17 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT 18 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT 19 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT 20 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT 21 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT 22 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT SECTION 3.3 – INCLUSIONARY ZONING • Core will by the inclusionary zoning in-lieu fee of roughly $7,800,000. This will be done before building permit issuance • 50% of that money will be used in specific census tracts identified in the development agreement SECTION 3.4 – PEDESTRIAN CONNECTION • Pedestrian Connection public easement must be in place before certificate of occupancy SECTION 3.5 – PUBLIC PLAZAS & PLAYGROUND • Core will replace the Hoyt Street Playground at the corner of Jackson and Hoyt AND will contribute $275,000 for a new playground within Lay Park. Public Easements for the plazas and playground must be in place before certificate of occupancy 23 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT SECTION 3.6 SECTION 3.7 SECTION 3.8 HISTORIC FAÇADE EASEMENT ARTISTIC MURAL EASEMENT ADDA MASTER LEASE • Protects the exterior of the • Core shall grant ACC a mural easement over no less than The ADDA shall have the option to lease up to Foundry building permanently 1,000sf of wall area facing Jackson 5,000 SF in retail space at the following terms: • Condition to certificate of • Condition to certificate of occupancy • Rent: $15/sf (NNN) e.g. $1,250/month for occupancy a 1,000sf space. • Core is willing to cooperate further on activating the art walk using land within the public plazas • TI allowance of $40/sf ($200k) • Subleases allowed with developer approval • Rent due only for the subleased portions of the premises 24 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT SECTION 3.9 – LOGISTICS PLAN 25 PROPOSED DEVELOPMENT AGREEMENT SECTION 3 – CORE PROJECT SECTION 3.9 – LOGISTICS PLAN 26 PROPOSED DEVELOPMENT AGREEMENT SECTION 4 – PUBLIC PARKING DECK SECTION 4.1 – PUBLIC PARKING DECK • The ADDA engages Core to build the Public parking deck, which shall include no less than 425 spaces. SECTION 4.2 – FORM OF ARCHITECT CONTRACT • Provided so ACC knows the terms of the underlying contracts pertaining to a public building. SECTION 4.3 – FORM OF CONTRACTOR CONTRACT • Provided so ACC knows the terms of the underlying contracts pertaining to a public building. SECTION 4.4 – PARKING DECK PLANS & RENDERINGS 27 PROPOSED DEVELOPMENT AGREEMENT SECTION 4 – PUBLIC PARKING DECK SECTION 4.5 – PUBLIC PARKING DECK BUDGET SECTION 4.6 – PARKING DECK SCHEDULE • Core shall deliver the parking deck 477 days after building permits for the parking deck are issued. SECTION 4.7 – PERMITS • Core shall be the applicant on all permits. SECTION 4.8 – PARKING DECK CONSTRUCITON LOGISTICS PLAN • Same as section 3.9 SECTION 4.9 – PERFORMANCE BOND • Core shall post a performance bond before any permits relating to the Core Project or the Public Parking Deck are issued. • This protects ACC from a Core default. SECTION 4.10 – PAYMENT BOND • Core shall post a payment bond before any permits relating to the Core Project or the Public Parking Deck are issued. • This protects ACC from a Core default. 28 PROPOSED DEVELOPMENT AGREEMENT SECTION 4 – PUBLIC PARKING DECK SECTION 4.11 – PROGRESS REPORTS • Core to prepare and submit monthly progress reports to the ADDA during construction. • Core to give ADDA 60 days notice before delivery SECTION 4.12 – BOND RELEASE • 120 days after delivery, Core will deliver lien waivers and operating manuals to the ADDA • 120 days after delivery, Performance and Payment Bonds will be released SECTION 4.13 – INSURANCE • Core holds GL and builder’s risk insurance during construction of public parking deck; ADDA holds insurance after delivery SECTION 4.14 – ADDA REIMBURSEMENT OF PARKING DECK COSTS • Core will finance the Public Parking Deck as part of its project. • Despite the expected total costs of $17.6M, ADDA’s obligation to reimburse Core is capped at the lesser of 53% of actual costs or $8.1M. • Core will cover any cost overruns • Core will finance ADDA’s reimbursement obligation. Terms of this note shall include: • 5% interest • 15-year term, starting Jan 1 the year after the Core Project delivers • No prepayment penalty • No payments due until the Core Project delivers SECTION 4.15 – DEVELOPER RIGHT TO DRAW CONSTRUCTION ESCROW • Core may draw on the $4.7M construction escrow previously posted with the ADDA to offset the costs of the parking deck. 29 PROPOSED DEVELOPMENT AGREEMENT SECTION 4 – PUBLIC PARKING DECK SECTION 4.16 – UNDREGROUND TIEBACK EASEMENT • ACC shall grant the ADDA a tieback easement as shown below 30 PROPOSED DEVELOPMENT AGREEMENT SECTION 5 – OFFSITE WORK SECTION 5.1 – TRAFFIC IMPROVEMENTS • Core shall submit a traffic impact study and shall make all improvements recommended by the traffic study. SECTION 5.2 – HOYT HOUSE • Core shall deconstruct and reconstruct the east block of the Hoyt House at a location approved by ACC • 780-794 W Hancock, or another location approved by ACC • Core has a separate MOU in the works with Historic Athens. If the Hoyt House goes to a parcel controlled by Historic Athens, Core will contribute $250,000 for the interior design, interior buildout, and furnishing of the Hoyt House. (1974) (1974) (1829) 31 PROPOSED DEVELOPMENT AGREEMENT SUMMARY OF PUBLIC BENEFITS 32 PROPOSED DEVELOPMENT AGREEMENT SUMMARY OF PUBLIC BENEFITS 33 FREQUENTLY ASKED QUESTIONS AFFORDABLE IN-LIEU FUNDS QUESTION: Why don’t you create affordable housing on site instead of using the fee in-lieu option? ANSWER: Because that’s not the most efficient way to create affordable housing. The inclusionary zoning ordinance would mandate the on-site creation of 28 units. By contrast – study the financing for the 146-unit Bethel Homes phase II on this slide. This project’s developer had already secured most of the financing in the form of subsidies and forgivable loans available only to affordable housing developers. By concentrating funds on projects that are already receiving federal and state subsidies, but have a small gap in financing, ACC is able to leverage the effectiveness of its contribution. In this example, ACC enabled the creation of 146 units with a $3.5M contribution. That’s $24k per unit. If ACC were to use the $7.8M in a similarly efficient way as it did in Bethel Homes phase 2, it would create +/-325 units – far more than the 28 units we’d create if we built the units on site. 34 FREQUENTLY ASKED QUESTIONS SEWER CAPACITY QUESTION: What’s the scope of the sewer work, how much capacity does that create, and how much of it would the Core Project use? ANSWER: The scope involves upsizing a line from College/Willow across the Oconee River to Dr MLK Jr Pkwy where plenty of capacity exists. The slope of the line will be adjusted along the bridge (allowing the line to be smaller and not result in increased weight on the bridge). Current Condition No Capacity Available Expected Capacity Gain Post Project Status 360,000 GPD 500,000 GPD Available Available Project - 140,000 GPD 35 FREQUENTLY ASKED QUESTIONS ACCESS TO LAY PARK DURING CONSTRUCTION QUESTION: What will access to Lay Park look like during construction? 36 FREQUENTLY ASKED QUESTIONS EFFECTS ON LAY PARK 3pm Summer Solstice QUESTION: How will Lay Park’s viewsheds be affected? 3pm Winter Solstice 42’ 37 FREQUENTLY ASKED QUESTIONS EFFECTS ON LAY PARK BY-RIGHT ZONING ENVELOPE (100’ tall / +/- 950 bedrooms) 38 COMMUNITY INPUT SINCE NOV 4 CONCERNS & MITIGANTS – PUBLIC PARKING DECK CONCERN: Allocation of spaces within the deck for Lay park v monthly v hourly MITIGANT: Mayor & Commission can change this – see the excerpt from the Parking Management Agreement below. The Core Project is not counting on any parking availability within the Public Parking Deck for its residents. 39 COMMUNITY INPUT SINCE NOV 4 ADDITIONAL MEASURES BY CORE CONCERN: How does this project advance the interests of black Athenians? MITIGANT: We have spoken with several key stakeholders and have several ideas for how to enhance the project’s benefit to the black community: Idea #1: conduct outreach programs to maximize opportunities Idea #2: establish a scholarship fund to cover the costs of tuition, for local minority participation in the construction of the project. fees, and books for tech-, trade-, or vocational school for individuals identified and qualified by the Black Chamber of Commerce. We’d propose to do this in cooperation with the Northeast GA We’d propose to establish a $400,000 scholarship fund with the Black Chamber of Commerce. Northeast GA Black Chamber of Commerce. 40 COMMUNITY INPUT SINCE NOV 4 ADDITIONAL MEASURES BY CORE CONCERN: How does this project advance the interests of black Athenians? MITIGANT: We have spoken with several key stakeholders and have several ideas for how to enhance the project’s benefit to the black community: Idea #3: create space for nonprofits within the Foundry building – transforming a building that is the product of slave labor into a center for the advancement and prosperity of black Athenians We’d propose to buildout a portion of the Foundry building as flex office and lease it to the Black Chamber of Commerce for $1/year (net). The Black Chamber could then allow smaller likeminded nonprofit organizations to share its office space. Finer details are still in process, input and feedback are much appreciated. 41 QUESTIONS & DISCUSSION