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 first premise. I don't have reservations about it.
Do you agree with the second premise? Any reservations or comments?
- Yes, I agree with the second premise. I don't have any reservations about it.
What kind of opportunities/challenges do you think this level of growth presents for the City?
- On the opportunity side, this growth can drive economic development, attract new businesses, and foster a vibrant, diverse community. However, it also poses challenges such as the need for substantial infrastructure upgrades, increased demand for affordable housing, and the potential for greater traffic congestion and environmental impact. Addressing these challenges requires forward-thinking urban planning, investment in public transportation, and policies that promote sustainable development to ensure that Atlanta remains livable and equitable for all of us.
What are you hearing from your potential constituents about their hopes, fears, aspirations, and frustrations about this potential growth?
- I hear a mix of hopes and concerns about Atlanta's potential growth and how we will respond as a city. Constituents are hopeful about the economic opportunities and increased diversity this growth can bring but are also fearful of rising housing costs, traffic congestion, and the strain on infrastructure. Many aspire to see inclusive development that benefits all residents and are frustrated by the potential for inequitable growth if proactive measures aren't taken
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)?
- Increasing the types of housing that can be built by-right is essential for addressing Atlanta's housing affordability crisis. This approach allows for more diverse and flexible housing options to meet the needs of various income levels and family sizes without the lengthy and often contentious rezoning process. By promoting a mix of housing types, we can create more inclusive and vibrant neighborhoods, prevent displacement, and support sustainable urban growth. Ensuring that these options are available by-right will streamline development, reduce bureaucratic barriers, and help achieve our goal of providing affordable, accessible housing for all Atlanta residents.
What parts of the City do you see as priority areas for more dense housing? Please be specific: specific neighborhoods, cross streets, etc.
- While I don't have the deep expertise in this area, priority areas for more dense housing in Atlanta should include neighborhoods with existing infrastructure and transit access. Specific areas like the intersections near the West End MARTA station, are ideal due to their proximity to public transportation, amenities, and employment centers. Focusing on these specific neighborhoods and intersections will help create vibrant, walkable communities and support sustainable urban development. I look forward to the opportunity to collaborate with organizations, like Abundant Housing Atlanta, on advocating for priority areas on density housing.
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 housing growth should be carefully managed to protect environmentally sensitive areas, such as the Chattahoochee River corridor and preserved green spaces throughout Atlanta. Additionally, historic districts with significant cultural and architectural heritage should be preserved to maintain their unique character. By focusing on these protections, we can balance development with the need to safeguard natural resources and cultural landmarks.
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?
- Balancing the opinions of existing local neighbors with the overall needs of Atlanta requires a thoughtful and inclusive approach. I would prioritize transparent communication and active community engagement, ensuring that residents are informed and involved in the planning process from the outset. By holding regular town halls and public forums, we can address concerns, gather input, and foster a sense of collaboration. Additionally, I would advocate for incorporating community benefits agreements that ensure developments contribute positively to the local area, such as affordable housing units, green spaces, and infrastructure improvements. This balanced approach aims to respect existing residents' voices while addressing the broader need for increased and affordable housing supply in Atlanta.
What additional policies will you pursue to increase home construction in Atlanta?
- To increase home construction in Atlanta, I will pursue policies that streamline the permitting process and reduce bureaucratic delays for new developments. I will advocate for upzoning in key areas to allow for higher density and a variety of housing types, including duplexes, triplexes, and accessory dwelling units. Additionally, I will support tax incentives and subsidies for developers who include affordable housing units in their projects. Lastly, I will push for the expansion of community land trusts to ensure long-term affordability and prevent displacement.
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?
- Solving the housing crisis for people across the income spectrum requires a multi-faceted approach. We need to increase the supply of diverse housing options, from affordable rental units to middle-income housing, to meet the varied needs of our workforce. Implementing inclusionary zoning policies can ensure that new developments include affordable units. It is important to create long-term affordable housing solutions for everyone.
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?
- As a member of the Atlanta City Council, I intend to lead on zoning reform by advocating for comprehensive and equitable changes to our zoning laws that address the needs of all residents. My priority legislative zoning reforms will include implementing inclusionary zoning policies to ensure affordable housing is integrated into new developments and upzoning in areas with access to public transportation and amenities to increase housing density and diversity. Additionally, I will push for community engagement processes that are inclusive and representative of all income levels and housing statuses, ensuring that renters and lower-income residents have a voice in shaping zoning policies.
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.
- To fund our local affordable housing trust fund, Atlanta should consider a combination of dedicated revenue sources. The creation of a dedicated housing trust fund and the use of reserves (if fiscally responsible) can serve as methods to fund affordable housing.
- Additionally, implementing a modest increase in property transfer taxes can generate significant funding without burdening current homeowners. Additionally, we should allocate a portion of the city's hotel/motel tax revenue, leveraging Atlanta's robust tourism industry to support affordable housing. Introducing linkage fees on new commercial developments can also ensure that the growth of our business sector contributes directly to addressing our housing affordability crisis.
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?
- To address this divide, I plan to advocate for city-wide policies that promote balanced development. As stated prior, this includes incentivizing affordable housing in high-opportunity areas. Additionally, I will push for investment in infrastructure and amenities in underserved areas, such as improving public transportation, creating job opportunities, and enhancing access to essential services like grocery stores and medical facilities. By focusing on equitable development, we can ensure all residents have access to both affordable housing and vital amenities.
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?
- In addition to expanding affordable housing to help our homeless, the expansion of supportive services will be key as well. This includes increasing funding for emergency shelters, transitional housing, and permanent supportive housing. I will advocate for comprehensive services that address the root causes of homelessness, such as mental health support, job training, and substance abuse treatment. Additionally, I will support policies that prevent evictions and provide rental assistance to at-risk individuals and families, ensuring they have the stability to avoid falling into homelessness.
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?
- To ensure solutions, like this, can grow equitably across Atlanta, I will advocate for distributing these efforts fairly among all neighborhoods, not just majority Black communities. This involves working with neighborhood associations, community leaders and coalitions to identify suitable, citywide locations and securing commitments from diverse areas to share the responsibility. I will also push for transparent and inclusive planning processes to build community support and ensure that all neighborhoods benefit from resources and services. By promoting a balanced approach in this space as well, we can address homelessness effectively while fostering unity and equity across Atlanta. I know it will be a hard feat, but it is a necessary one.
Are there other policies you will advance to promote housing stability for existing residents?
- I will advocate for stronger tenant protections, including implementing rent control measures to prevent sudden and unaffordable rent hikes. Expanding access to legal assistance for tenants facing eviction and increasing funding for rental assistance programs can help residents stay in their homes during financial hardships. Additionally, I will support property tax relief for low-income homeowners and seniors to prevent displacement due to rising property taxes. By implementing these policies, we can continue to stabilize and secure housing for all of us.
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?
- Housing affordability in Atlanta is personal to me because I have witnessed firsthand the struggles of friends, family, and community members who face the stress and uncertainty of rising housing costs. Ensuring everyone has access to safe, affordable housing is not just a policy issue, but a fundamental matter of quality of life. Growing up in this city, I have seen how stable housing can transform lives and contribute to thriving communities. My commitment to addressing this issue is rooted in a deep desire to make sure Atlanta is a thriving city for all of us.
What work have you done to advocate for housing?
- As a member of the Atlanta Board of Education, I have collaborated with city government and local organizations to address housing instability, which directly impacts students' academic performance and well-being. When I served as Chair of the board, I worked on initiatives that explore partnerships between the school district and housing developers to create affordable housing options specifically for educators and school employees. This work has never been done before in Atlanta Public Schools, and I'm excited for the path we are on.
Is there anything else you'd like us to know about you as we consider our endorsement?
- I don't have all the solutions to address the housing crisis in Atlanta, but I truly understand what it takes through collaboration and collective action. It is my hope that my responses reflect this understanding. As the only candidate in this race with a proven track record in this space, I am committed to leveraging my experience and partnerships to drive meaningful change. I look forward to continuing my advocacy on the Atlanta City Council, working tirelessly to ensure every resident has access to safe, affordable housing.
