City Growth
The Atlanta City Design projects the City will grow to 1.2 Million people by 2040. That’s more than 35,000 new Atlantans a year, every year for the next 20 years! We think the Atlanta City Design lays out two good premises for how to think about the challenge this level of growth presents:
- "The first premise of the Atlanta City Design is that the city is going to change; that not changing is not an option; that our change will involve significant growth; and that if properly designed, growth can be a powerful tool for shaping the Atlanta we want to become."
- "The second premise is that almost always, more people are better than fewer; that a diverse population is better than a homogeneous one; and that the most strategic scenario for growth includes everyone."
Do you agree with the first premise? Any reservations or comments?
- Atlanta is certainly growing and the basis for the projected economic forecast of businesses seeking to make Atlanta their home is a positive. We are an attractive city. The Growth maybe good or bad for the city depending on the industry, it's impact on the region, and the vulnerability of the industry whether that be from governmental policy making or an economic down turn. Detroit is an example of a city that had a vibrant economy but was hit hard when the automobile industry left. So, I do not agree with the idea that a company or industry is always a positive solely based on a high projected revenue stream. There has to be more to the relationship than the bottom dollar. large businesses that have grown with the city such as Delta, Coca-Cola, and Home Depot (there are many others of course, this is just for an example) have made the city their home and have deeply rooted ties to the city with many philanthropic ventures and developments. This deep connection has been a positive example for other companies to follow. We are a family. We argue, fight and disagree on many issues, but at the end of the day, we all love or city.
Do you agree with the second premise? Any reservations or comments?
- Our world is filled with diversity. Otherwise, we are starring at a blank screen and that is quite boring, So I believe diversity is better. Diversity is spawn from creativity. Atlanta has always been known as the city to busy to hate. Working people appreciate and understand other working people and know that we are all experiencing similar lives and daily struggles. The people of Atlanta and others who are outside the perimeter and come in, are so understanding and loving that we come together in our communities to feed, shelter and advocate for those who have no place to live and are on the street and offer help and job opportunities. This is nothing new. This started in the early civil rights days with leaders who cared for people and their example is embedded in the Atlanta culture. So, if at all and when possible, we do want everyone to prosper.
What kind of opportunities/challenges do you think this level of growth presents for the City?
- Businesses are for profit and there is nothing wrong with that. When businesses look at Atlanta as a possible place to build their corporate headquarters or set up their industry, they are looking at other cities as well. Businesses make an offer to the cities and then a negotiation process usually follows. Business is good for City commerce, supporting a labor force, and for taxes to improve infrastructure, schools and the funding of government operations. The challenge is and was during what we called the Gulch Deal was that a California business entity demanded a 30-year TAD, this was non-negotiable or they were not going even going to sit at the table. The mayor at the time accepted the deal and brought it forth to City council for passage. City council is supposed to have a seat at the negotiating table and they were left out. Many in council felt that this deal was so important that any attempt at negotiations would cause this corporation to walk away. A 30-year TAD means this business entity would not pay property taxes for 30 years. That is a great deal for the business, not a good deal for our schools or the burden it put on property owners. It took a combined effort of citizens from Bankhead to Buckhead to start the RED LIGHT THE GULCH campaign to pressure council members to vote against the deal. Along the way negotiations began taking place between the corporation and the City to lower the TAD as support from Atlanta residents was already low and continuing to fall. A few council members caved and voted against their constituents but not before the corporation agreed to a 15-year TAD rather than 30. So, the lesson learned is that Atlanta has to have a strong council that supports their constituents more than a Company wanting to do business in Atlanta, because the constituents have proven to be better negotiators.
What are you hearing from your potential constituents about their hopes, fears, aspirations, and frustrations about this potential growth?
- The concerns over the past 10-15 years have been the increase in crimes, with homicide, vehicle larceny and home invasion as the top topics. Then after the Gulch deal the focus began to swing towards what to do about potential increases in property taxes and how to possibly prevent them. Now it is a top concern to cap the property tax rate increase especially for those who are losing their homes and having to sell because they cannot afford the drastic increases. A cap would at least allow a family to plan a budget for the tax increase by knowing the amount will not go above 3% in any given year.
Land Use & Regulation
Control over land use is one of the most important powers granted to local officials. Allowing more housing in neighborhoods that have existing amenities or are planned to receive new ones is a powerful and low-cost tool to ensure more Atlantans have access to thriving, walkable neighborhoods that they can afford.
What is your position on increasing the types of housing (duplexes, triplexes, townhomes, cottage courts etc.) that can be built by-right (i.e. without re-zonings)?
- Depending on the area or district, there will be differing opinions. Understanding the constituents in each district and their position on this issue should be taken into consideration in order to match the desired will of the constituents with the need of the city. Do not try to put a square peg in a round hole. There are districts who want duplexes, triplexes, townhomes and high rises and many of these builds would probably be a great fit along the Beltline as it gives the higher density living constructions a walkable city that is connected to a lot of other infrastructure. These types of buildings are probably not a good fit in Druid Hills or Buckhead Neighborhoods as these have larger single family home lots and no infrastructure that is connecting people to communal shopping or activity areas. This would mean the tenant would have to drive to the belt line or a park which is putting more cars on the road and congestion on our streets. Dense housing seems to make sense to me along the belt line because of the connectivity to gathering areas in other neighboring districts. But I could be wrong.
What parts of the City do you see as priority areas for more dense housing? Please be specific: specific neighborhoods, cross streets, etc.
- I would have to speak with each council member from each district to find out what their constituents desires are and look at the city planning for dense housing locations that have been deemed as possible areas for construction. Then I would determine if that location makes sense and communicate with the constituents what I see as possible pros and cons. Afterwards I would ask for feedback and this process may go back and forth before I could or would make a concrete decision.
Are there any areas of Atlanta where you think housing growth should NOT be allowed? Please be specific: specific neighborhoods, cross streets, etc.
- I believe that we need to be mindful of our waterways and the run off that is created by developments that can add more pollution to the tributaries and creeks that feed into the Chattahoochee River. On the Westside where we live there is going to be a lot of development in the future along Proctor Creek which has been a project that received Federal attention If I recall for clean-up efforts especially the removal of tires and trash. We need a certain amount of natural spill ways or flood zones to absorb the run off from our neighborhood developments and streets in order for plants and vegetation to naturally absorb and filter our pollutants before they reach the stream bed. We have a lot of amphibian and aquatic wildlife that serve a purpose and have a role in the health of our waterways. So, I would not fill in a flood zone or encroach upon a waterway in order to build where there is needed acreage for a proper, effective and natural filtration area.
Oftentimes, proposed developments that could help increase housing supply - including the affordable housing supply - for the City are met with intense local opposition. How will you balance the opinions of existing local neighbors with the overall needs of the City?
- I would explain the desired needs of the city to the constituents through media and town hall meetings and have an open mic for question and concerns. I would also ask that people email, call or contact my office with any questions. Then we have to find a common ground to agree upon with a balanced approach as much as possible to reach an agreement that usually happens when both sides give in a little on issues that are negotiable and hold firm to their strongest principal for which one or the other cannot budge. Convincing and logical arguments from constituents are very effective and will often present a better way to move forward or show that what was thought to be something well-meaning and good may have negative implications that were not thought of. Opposition should be welcomed because this sharpens both sides by removing what is not needed and narrowing the focus of the two opposing forces. If no resolution is reached, then the discussion continues until at some point there is either an agreement or it is agreed that a resolution cannot be reached. While this may be a disappointing, each side has been able to make their case known, opinions heard, and time will show if the chosen outcome was good or not.
What additional policies will you pursue to increase home construction in Atlanta?
- I think a meeting with the Housing Justice League and the Atlanta Chamber of Commerce to discuss the housing needs for Atlanta's work force, which is a valuable and necessary human resource for the large corporations and local businesses, would be an avenue to be explored. Many of these corporations designate funds to give back to the community and setting aside funding for the affordable housing trust would be a qualifying candidate if it is not already. Constituents could also petition the city council to pass a resolution for the support of allocating funds from the budget to the trust.
Last year, the Urban Land Institute wrote a report on the residential affordability of the five-county metro area. They help point out the wide range of types of people who are cost-burdened: from nurses to teachers to firefighters to cashiers, they all have widely different salaries but nonetheless all struggle to find sufficient housing affordable to them.
How do you think about solving the housing crisis for people across the income spectrum?
- Candidate did not provide a response.
Given that these processes are intended to only minimally change what homes are allowed by our zoning laws, how do you intend to lead on zoning reform through your role on City Council? What will be your priority legislative zoning reforms?
- Candidate did not provide a response.
Subsidy and Tenants’ Rights
Low-income households face the greatest challenges in affording high-quality housing in amenity-rich neighborhoods. Currently, the City has a shortfall of 16,000 homes for families making $30,000 or less. This gap is not distributed evenly, with inexpensive housing options concentrated in neighborhoods furthest away from jobs and other amenities. In the absence of decisive action, this gap will more than double to 36,000 by 2030.
How should we fund our local affordable housing trust fund? Please be specific about which local sources Atlanta should consider.
- Candidate did not provide a response.
Every analysis of our City that looks at our needs by neighborhood identifies a divide, where some neighborhoods are amenity-rich (jobs, restaurants, grocery stores, medical services) and lack a high supply of affordable housing, while others lack many of those same amenities but offer relatively more affordable housing.
How will you create City-wide policies that reflect these differences?
- Candidate did not provide a response.
As the City continues to observe thousands of Atlantans experiencing homelessness each year, how will you approach preventing bouts of homelessness and rehousing your constituents?
- Candidate did not provide a response.
The City of Atlanta has begun implementing some innovative solutions to its homelessness problem, including using shipping containers as temporary shelter. How will you ensure that these efforts are able to grow and that neighborhoods across the City do their fair share without overburdening majority Black neighborhoods?
- Candidate did not provide a response.
Are there other policies you will advance to promote housing stability for existing residents?
- Candidate did not provide a response.
Lighting Round
Several existing policy proposals have been put forth to address our housing and related issues. Please indicate your support or opposition for each of these specific proposals.
Allow by-right construction of small apartment buildings near MARTA stations
- Candidate did not provide a response.
Repeal residential parking mandates across the City
- Candidate did not provide a response.
Update the ADU Ordinance to increase production of low-cost housing options
- Candidate did not provide a response.
Require any development funded by Invest Atlanta to require parking to be unbundled (leased separately from the unit)
- Candidate did not provide a response.
Eliminate minimum lot sizes
- Candidate did not provide a response.
Implement density bonus programs to increase the allowable number of units within a development in return for reserving a portion of units for low- to moderate-income families
- Candidate did not provide a response.
Personal Story
Why is housing affordability personal to you?
- Candidate did not provide a response.
What work have you done to advocate for housing?
- Candidate did not provide a response.
