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?
- Yes, I agree with the premise that the city is going to change and that if done correctly that change can be positive. Smart growth has the potential to positively shape Atlanta fostering economic development, enhancing infrastructure, and promoting cultural diversity.
- As Atlanta experiences significant growth it can attract new businesses and industries while also preserving and enhancing housing and job opportunities for Atlanta’s residents. With the increased tax revenue from development, that is both smart and racial equitable, the city can invest in affordable and sustainable housing solutions that will improve the quality of life for all more current and future residents in Atlanta.
Do you agree with the second premise? Any reservations or comments?
- A diverse population can bring economic, social, educational and racial equity advantages to Atlanta. Diversity that is grounded in an equity framework that is intentional about including both legacy and new residents alike can drive growth and competitiveness.
- Racial and social diversity enriches the cultural fabric of the city that advances the goal of our city to be a city that addresses historic and current racial, economic, and housing challenges by leaning into diversity as a strategy for continued growth that will benefit Atlanta and her people.
What kind of opportunities/challenges do you think this level of growth presents for the City?
- Rent is too high: Housing affordability is worsening the racial income and wealth gap in our city. Legacy, middle, and lower income residents have become skeptical of new development because they continue to see the majority of new housing projects that are not inclusive of their economic realities. This reality serves as a barrier to new developments gaining the trust of working families. This is driven by a lack of diverse forms of housing that meet a variety of price points, income levels, and transit and community needs. Additionally, this environment has created opportunities for predatory investors and corporate landlords that have engaged in price fixing, dangerous neglect of rental practices, such as Forest Cove, and other predatory practices that are pushing working class families out of the City.
- Infrastructure: Our city struggles to have adequate infrastructure to support the existing vehicles that are on our roads, new ones that come with many of the new residents the city and metro area have added, and public transportation does not serve the needs of the current and future residents projected to be coming to Atlanta. Our water pipes are aging and failing in ways that have caused thousands of residents to be without water. And our region is down to a single level one trauma center hospital further straining the limited healthcare resources available to Atlanta residents.
- Opportunities: With housing affordability becoming more of an issue for both new and legacy residents, low and middle income families, we have an opportunity to shift our housing strategy in a direction that focuses on building housing for the income levels that are needed the most. This can be accomplished through progressive zoning laws that diversifies the housing options available to current and future residents. In order for it to be progressive it must not only diversify the housing stock available in Atlanta but also craft the policy in a way that is collaborative with residents of Atlanta. As we collaborate we educate residents about the ways our current zoning laws are not benefiting working families in Atlanta and show residents how a more progressive zoning framework can benefit those most in need of affordable housing options and the entire city. With more housing options available we can create additional revenue for legacy residents and homeowners while creating affordable housing options for new, lower, and middle income families. This will also prevent some of the predatory practices that are currently taking place in the housing market.
Another opportunity is to develop the city in a way that ties growth to investments in public infrastructure that will benefit Atlantans across neighborhoods, race, and income levels. This means that we spend the money generated from new developments associated with our growth and that residents see the benefit of those dollars in new amenities and infrastructure projects that speak to the needs in communities associated with growth. Too often people are seeing growth but not the benefits from growth. Under my governing and budgeting framework, people will see direct benefit from growth in the form of improved street safety and paved roads, bike lanes, trails and walking paths, and new mass transit options such as rail along the Beltline. This will also mean that critical public infrastructure, such as water/sewer pipes, aging water treatment facilities, and hospitals, are funded in a way that re-establishes trust between the city and its residents that they can be relied on.
What are you hearing from your potential constituents about their hopes, fears, aspirations, and frustrations about this potential growth?
- Atlanta residents are concerned that as the city grows and development increases, there will be less affordable housing for low and middle income residents alike.
- Current home owners with children are concerned about the future city that their children will inherit, and that their children will never be able to move out and purchase their own homes because the cost of living in Atlanta is increasing so substantially. Many are faced with the question whether to stay in Atlanta or will they be forced to move out of the city to purchase property and start their families.
- Millennials and Gen Z are concerned they will not be able to purchase housing in Atlanta, nor will they be able to afford rising rent without a roommate. Consequently this impacts the desire and ability to start a family in Atlanta.
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)?
- Yes, I believe that property owners should have the authority over their land to choose the type of housing they offer, particularly when it is to expand single family homes to multi-family units as a way to increase the affordable housing access.
- However, I do think it is important that there are requirements in place that aid in maintaining the look and aesthetics of the original neighborhood architecture that honors the distinct and historic nature of many Atlanta neighborhoods. This would also be essential in earning the support and by-in from residents who live in the neighborhoods where these types of properties would be constructed or existing property would be converted. For example, to demolish a single family home and place a high rise in the middle of a residential neighborhood is not acceptable. Steps must be taken to protect the community residents and the neighborhoods they have built and I do not believe that is in opposition to affordable housing goals that require diversifying our housing options.
What parts of the City do you see as priority areas for more dense housing? Please be specific: specific neighborhoods, cross streets, etc.
- More dense housing and affordable housing must be tied together because the point of increasing our density in the city should be to diversifying the housing options available to people which will in turn reduce cost. With that premise in mind it is also essential that the increase in density also addresses the displacement of residents from neighborhoods in Atlanta where affordable housing needs to be a priority.
- Examples of this include Vine City, Grove Park, Center Hill, Westlake MARTA Station, and H.E. Holmes Station near Collier Heights. This historically African American neighborhood has been facing rapid gentrification in recent years, leading to rising housing costs and displacement of long-time residents. By prioritizing these types of neighborhoods with more diverse and dense forms of housing development we can help to ensure that current residents are able to remain in their homes and continue to be a part of the community. While also making space for the new residents projected to come to the city.
- South downtown is another area of the city that is prime for development that include affordable housing in repurposed buildings in close proximity to transit options.
- Other areas of the city include the Cascade area, many of the homes in this part of Atlanta sit on bigger lots and prime for additional dwelling units or legal basement apartments that can help generate revenue for owners of these homes, many of whom are long time, older residents, who can use the additional income to help them with housing cost and aging in place.
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 areas such as in the core of Atlanta such as Midtown and Atlantic Station as these areas have been the focus of development for years and also are located in some of the areas of the city with the most overburdened infrastructure. An exception to this could be office buildings that are better suited to be repurposed into housing options.
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?
- As a Citywide Council member with a background as a community organizer, I will take into consideration all voices from all people that reside in Atlanta through and organizing framework that builds relationship, trust, and understanding through listening and educating residents.
- However, I am guided by principles that are rooted in creating affordable housing for working families and if we increase access to affordable housing for working families we will create more housing options for all people living in Atlanta. By working jointly with organizations like Abundant Housing and Housing Justice League, we can collectively educate Atlanta residents about the benefits of progressive housing policies that increase housing supplies for the people most in need which are lower and middle income residents.
What additional policies will you pursue to increase home construction in Atlanta?
- One key policy that can be instituted to increase home construction in Atlanta is the streamlining of the permitting and approval process for new developments. Delays and inefficiencies in the permitting process can hinder home construction projects and drive up costs for developers. By simplifying and expediting the approval process, Atlanta can attract more developers and encourage the construction of new homes in a timely and cost-effective manner.
- Another important policy is the implementation of zoning reforms to allow for higher density development in certain areas of the city. By rezoning land to permit the construction of multi-family housing, townhouses, and accessory dwelling units (ADUs), Atlanta can increase housing supply, promote affordability, and create more diverse housing options for residents. Zoning reforms can also encourage infill development and adaptive reuse of existing buildings, maximizing land use and reducing urban sprawl.
- Furthermore, providing financial incentives and subsidies for home construction projects can help to offset development costs and make housing more affordable for both developers and buyers. Tax credits, grants, and low-interest loans will incentivize developers to invest in new construction projects, particularly in underserved neighborhoods or areas in need of revitalization. These incentives can stimulate investment, create jobs, and revitalize communities while increasing the supply of housing in Atlanta.
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?
- This is a multifaceted issue, as rent is too high, and wages are also too low. As an advocate of rent control and eliminating the legality of landlords to discriminate against specific forms of income. By increasing the types of housing that we permit in the city and reducing zoning limitations to allow more creative solutions to affordable housing such as cottage courts, tiny homes, container homes and other creative forms of housing that speak directly to price point that most lower wage and salary earners need.
- Additionally, I would like to advocate for policies that encourage developers to have more aggressive mixed income goals for housing in new multi family homes and complexes.
Right now, the City of Atlanta is in the midst of developing its Comprehensive Development Plan (CDP) alongside Zoning 2.0. Thus far, we have learned that:
1) the future land use map created through the CDP will only be a non-binding plan and won't be implemented as actual legal changes to zoning;
2) the zoning rewrite will update the code but will not address the fundamental inequities that lie within the City's zoning; and
3) so far, the participants in both processes have been overwhelmingly very high income and homeowners.
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?
- Partner with organizations like abundant housing and housing justice league for a progressive educational campaigns anchored with town halls and material shared via social media and other outlets under the co-facilitated with aforementioned organizations that educate on the existing housing and zoning laws and how more progressive zoning and housing laws can benefit residents across Atlanta. I will champion expanding the opportunities for home owners to have dwelling units and cottage homes on their properties. For homes that meet a minimum lot size requirement, this will be an opportunity for property owners to earn additional income while also helping to solve the affordable housing crisis Atlanta is currently experiencing.
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.
- One key source of funding for Atlanta's affordable housing trust fund could come from public resources, such as local government allocations or grants from state and federal agencies. By earmarking a portion of the city's budget for affordable housing initiatives, Atlanta can ensure a consistent and reliable source of funding for the trust fund. Additionally, pursuing grants and partnerships with governmental entities can help to supplement the trust fund and expand its impact.
- Another potential source of funding for Atlanta's affordable housing trust fund is through private sector investments and partnerships. Developers, investors, and philanthropic organizations can play a crucial role in supporting affordable housing initiatives by providing financial resources, expertise, and land for development. By engaging with the private sector, Atlanta can leverage additional funding and resources to maximize the impact of the trust fund.
- Furthermore, innovative financing mechanisms, such as impact investing, social impact bonds, and community land trusts, can also be explored as alternative sources of funding for Atlanta's affordable housing trust fund. These approaches can help to attract new sources of capital and align financial incentives with social outcomes, creating sustainable and scalable solutions for affordable housing.
- Of course we have evidence of the potential impact funding for affordable housing initiatives in Atlanta is the BeltLine Affordable Housing Trust Fund. Another is the Atlanta Housing Authority's partnership with private developers to finance the redevelopment of public housing properties into mixed-income communities. Through a combination of public and private funding, these projects have revitalized distressed properties, expanded affordable housing options, and created more inclusive and sustainable communities in Atlanta.
- Finally, we must make sure high value corporate real estate are taxed at the appropriate rate so we can collect more tax revenue to fund infrastructure inclusive of affordable housing
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?
- In order for housing to be truly affordable it must be anchored with amenities that enhance the quality of living and add to overall affordability. This would inform a change I would pursue as a member of council, which would be to ensure that the definition of affordable housing is inclusive of amenities and not just the cost of the actual units. This would alter how we develop and approve affordable housing projects in the city by tieing its meaning directly to amenity rich environments while also meeting certain price points that make the units affordable to the people and income levels most in need of this form of housing.
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?
- While working in the Washington DC City Council as Director of Communications, I worked on a public education campaign to get public support for a citywide shelter strategy. This strategy mandated that shelters for unhoused people were located in every council district, so that no single community was overburdened with the responsibility of housing the unhoused. I would pursue a similar strategy in Atlanta that would also be inclusive of a centralized intake center in the core of the city that would feed people to emergency shelters that existing in all 12 council districts in the city of Atlanta.
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?
Are there other policies you will advance to promote housing stability for existing residents?
- 1. Continue to increase home exemption tax for seniors by ensuring corporate high value property owners pay their fair share in property taxes.
2. Increase grants assistance for seniors who are interested in again in place to improve their properties and allow for them to age in place.
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
Repeal residential parking mandates across the City
Update the ADU Ordinance to increase production of low-cost housing options
Require any development funded by Invest Atlanta to require parking to be unbundled (leased separately from the unit)
Eliminate minimum lot sizes
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
Personal Story
Why is housing affordability personal to you?
- Having experienced being unsheltered first hand as a Queer youth, affordable housing has directly impacted my life and informed the trajectory of my work and advocacy. As an advocate for those impacted by HIV, I understand that one of the most important aspects to a healthy life is consistent housing. Now my spouse and I are a family with more resources and income that make us “high earners,” compared to our parents when they became owners, the cost of housing, high interest rates, and a lack of diversity in housing options have made home ownership something that still remains a challenge for our household. Additionally, many communities that are a part of my identity as a Black, queer man are adversely impacted by housing affordability and access.
What work have you done to advocate for housing?
- In addition to the aforementioned HIV advocacy and strategic planning, I worked alongside former Atlanta City Council member Antonio Brown in advocating for legislative banning of source of income discrimination. I have also been a long time advocate and champion of rent control.
