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TAD development falls into foreclosure

Tuesday, September 29th, 2009

RenWalkWell, now we know that simply getting tax allocation district funding doesn’t guarantee a project’s success.

Renaissance Walk, a 161-unit condo complex located smack-dab in the Auburn Avenue historic district, went belly up last week after lenders rejected a restructuring plan.

The 27,000-square-foot development was one of seven projects in the Eastside TAD that was approved in 2005. The product of a partnership between the Integral Group and Big Bethel AME Church, Renaissance Walk cost $48.5 million to build and received $4 million in TAD funding.

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Alex Wan resigns from ADA board

Monday, August 24th, 2009

Atlanta City Council District 6 candidate Alex Wan has resigned from the Atlanta Development Authority Board to clear up any perception of a conflict of interest and focus his energy on the crowded race to represent the Midtown, Candler Park and Virginia-Highland neighborhoods.

From a Wan campaign press release:

“Before officially qualifying, I wanted to further demonstrate my absolute commitment to the people of District 6 and ensure there was no perception of a conflict between my ADA service and my City Council campaign,” he says. “It has been a privilege and an honor to serve ADA and the city of Atlanta since my appointment by City Council in 2006, working for the economic improvement of the city of Atlanta. I have learned so much from my fellow Board members and the incredible ADA staff, and I intend to put that experience to work for our great city’s future.”

Wan’s decision to resign from the ADA’s board was clarified by legislation passed by City Council on August 17, stating that candidates for citywide office cannot serve on the boards of entities such as ADA.

In July, some district residents voiced concerns that Wan and Liz Coyle, one of his opponents in the Nov. 3 election, served on the ADA and Atlanta Beltline Inc. boards while also running for office. Coyle resigned from her post last week.

Wan faces Bahareh Azizi, Steve Brodie, Tad Christian, Liz Coyle and Miguel Gallegos.

(Courtesy Alex Wan For Atlanta)

Liz Coyle resigns from Beltline board

Friday, August 21st, 2009

CL reported last month that some residents of political minefield District 6 expressed concerned over City Council candidates Liz Coyle and Alex Wan’s positions on the boards of Atlanta Beltline Inc. and the Atlanta Development Authority.

Some residents of the district — which includes Midtown, Candler Park and Virginia-Highland — thought the candidates’ service posed a potential conflict of interest. There was also confusion about the city’s rules regarding city candidates who sit on such boards. But the rules said there wasn’t a problem for either political hopeful, and that was that.

At Beltline CEO Terri Montague’s going-away party on Aug. 17 (she steps down at the end of the month), Coyle told ABI boardmembers that she was resigning from the board.

Coyle told CL at last night’s Beltline quarterly briefing that she made the decision several weeks ago so she could focus her energy on the crowded City Council race. The debate about the conflict of interest was also a factor, she said.

“While I believe it in my heart there was no conflict, [the issue] was a concern for me,” she said. “But truly the main motivation is focusing my energy on running for City Council District 6.”

(Photo by Joeff Davis)

Atlanta’s ‘Mini-America’ museum, please hurry up

Monday, July 20th, 2009

The AJC had an excellent story this weekend about skyscrapers proposed during Atlanta’s boomtimes that have been delayed because of the economic collapse. Essentially, the story was about the “city that was never built.”

But there’s another story, one the liberal media dare not report. It’s not just the majestic skyscrapers along Peachtree that remain unbuilt. There’s an entire mini-country that remains unbuilt.

In Nov. 2007, the Atlanta Development Authority and Metro Chamber officials traveled to Europe to meet with business leaders about potential economic development opportunities. While in the Netherlands, they visited Madurodam, a miniature replica “country” that’s considered “all of Holland in one small city.” Much unlike Atlanta, it has functioning railways and, according to the photo above, what appear to be walkable streets.

Officials, thinking something similar might boost Atlanta’s tourism, said they’d scout potential locations in or around Atlanta and deliver details later.

But we never heard anything. And to be quite honest, the children are suffering, y’all. After the jump, the baffling story of Mini-America — and some details about the project.

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Should City Council candidates resign from Beltline, ADA boards?

Wednesday, July 8th, 2009

Leading up to Liz Coyle’s jump into the District 6 race for Atlanta City Council, there were questions as to whether the Atkins Park resident would have to resign from her position as community representative on the Beltline board of directors.

Candidate Liz Coyle

Candidate Liz Coyle

At first Coyle planned to step down from the post, a nonpaying, citywide gig to which the Council appoints a community member. Then, at a monthly meeting of an advisory board tasked with overseeing how taxpayer dollars are spent on the 22-mile loop of parks, trails and transit, Coyle told members she was advised by the Atlanta Development Authority’s counsel that she didn’t have to.

Neither does Alex Wan, one of Coyle’s many opponents in the District 6 race. He serves on the ADA’s TAD and finance committees. (Here’s a list of ADA board members.)

Some residents, however, are raising questions in the politically active district (and in the comments of Fresh Loaf posts). Some of them deal with confusion over the candidates’ status on the boards, others involve concerns that candidate still serving on boards could pose a potential conflict of interest.

Can Coyle and Wan run for office and serve on the boards? Yes, they can. To understand why, you’ve gotta examine ADA’s organizational structure.

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ADA to Atlanta Public Schools: No really, keep the $6 million

Thursday, June 18th, 2009

Dave Williams of the Atlanta Business Chronicle reports that the Atlanta Development Authority has declined to hang on to the $6 million of Atlanta Public Schools funding generated from the Beltline tax allocation district.

Remember that whole deal? There was a lot of head scratching about whether the school board was in danger of violating its charter with such an arrangement. The “pay-us-back-over-10-years” thing sure as hell sounded like a loan, something cash-strapped APS isn’t allowed to do.

Well:

…on Wednesday, authority officials said potential legal complications surrounding receipt of the funds prompted them to decide not to take the money. Instead, the authority will focus on moving forward by the end of this year with a bond issue to support the Beltline project.

No word on exactly what those potential legal complications were. But it’s likely that the lawyering and research needed to iron out the kinks would’ve stressed more man hours and brain cells than the $6 million was worth.

Last week’s top posts

Monday, June 15th, 2009

1. Mayor’s rebuttal of Atlanta crime rankings misleading and incomplete (How’s that for a thorough headline! No wonder this post was so popular.)

2. Suspected Holocaust museum shooter identified as Holocaust denier James Von Brunn (Octogenarian authored idiotic prose, including the book, Kill The Best Gentiles!)

3. Ga. drought ‘is over,’ water restrictions eased (Environmentalists hope residents will continue conserving water. Unfortunately, Georgians have very short memories.)

4. Atlanta schools, ADA strike deal over TAD funds (Atlanta Development Authority will return $18 million to the cash-strapped school system.)

5. Buckhead coalition pushing for end to Ga. 400 toll (Two-decade-old promise vowed to shut down the cash-cow toll booth in 2011.)

Vine City faces foreclosures, abandoned homes…and $2 million lot

Wednesday, May 27th, 2009
BROKEN WINDOWS Some residents of Vine City feel that their neighborhood is crumbling before their eyes.

BROKEN WINDOWS Some residents of Vine City feel that their neighborhood is crumbling before their eyes.

Ask lifelong Vine City resident and community organizer Byron Amos to recall his childhood in the historic neighborhood, and he paints a simple portrait: houses, children, residents mingling in narrow, friendly streets.

“A real neighborhood,” he says.

Ask him to describe Vine City today, and he’ll tell you this: “It’s a shell of its former self.”

Literally. Thanks to disasters both natural and man-made, the long-overlooked community so rich with heritage has devolved into the very definition of blight.

On Sept. 21, 2002, an unprecedented downpour, exacerbated by the city’s antiquated sewer system, flooded Vine City 6 feet deep. Some stranded residents were forced to swim through raw sewage to reach safety.

Continue reading “Down and out in Vine City”

(Photo by Joeff Davis)

Beltline’s affordable housing program starts up despite shakeup, economy

Thursday, May 14th, 2009

No matter how green its parks, sleek its streetcars and well-maintained its bike trails, should the planned Beltline become a playground solely for the well-heeled, it will have failed at one of its core objectives.

From its beginnings, one of the most important initiatives of the $2.8 billion Beltline project has been to ensure that people of all incomes have an opportunity to live near or along the 22-mile loop of parks, trails and transit. And even more importantly, to prevent Atlanta from repeating the past mistake of sweeping out longstanding communities for the cause of revitalization.

With last November’s referendum to allow school systems to legally participate in redevelopment projects — and the Atlanta Public Schools’ recent decision to once again opt into the Beltline’s tax allocation district — the largest public works endeavor of its kind in the country is now moving closer to becoming a reality.

According to Beltline legislation, 15 percent of the taxpayer dollars used to fund the project — about $240 million — must be set aside for affordable housing. The goal: 5,600 affordable units distributed throughout Atlanta over the 25-year lifespan of the project’s TAD, its main funding source. The first round of that funding, totaling $8.3 million, is currently under way.

“Arguably, that’s the largest single pot of money for affordable housing in the city of Atlanta,” says Bruce Gunter, president and CEO of affordable-housing developer Progressive Redevelopment Inc., who’s pushed for mixed-income communities and work force housing for more than 20 years. “I remember when you couldn’t get diddly for affordable housing.”

But the program had the misfortune to kick off in the middle of the big real estate meltdown. And the advisory board tasked with helping guide the program was recently told of an unforeseen ethical snafu.
In December, Gunter, then chair of the Beltline Affordable Housing Advisory Board, asked Ginny Looney, the city’s ethics officer, whether he and his fellow board members would be allowed to apply for the affordable housing incentive funds.

Continue reading “Beltline’s affordable housing program starts up despite shakeup, economy”

(Photo by Joeff Davis)

Perdue signs TAD legislation

Friday, April 24th, 2009

The new bill clamps down on what local government officials can consider a “blighted” area.

From Dave Williams at the Atlanta Business Chronicle:

Only neighborhoods truly in need of taxpayer-funded redevelopment would qualify as tax allocation districts under legislation signed this week by Gov. Sonny Perdue.

The legislation, designed to accompany a constitutional amendment ratified by Georgia voters last fall, tightens the definitions of “blighted” and “deteriorated” areas under the state’s TAD law.

Under the new law, only neighborhoods marked by substandard buildings, high vacancy rates and high poverty and unemployment could qualify as TADs. That way, only properties too unattractive to lure private investment could be redeveloped with TAD money.

School boards — which chip in the largest chunk of funding if they participate in a TAD — still have a choice as to whether they want to participate in the projects.

The tough economy has forced some cash-strapped school systems to renegotiate — or even rethink — their roles in TADs. Atlanta Public Schools and Atlanta Development Authority officials are in talks to split nearly $18 million that had already been generated from the Beltline TAD prior to a 2008 state Supreme Court ruling that said TADs were unconstitutional. (The school board says it still supports the Beltline, just that it wants to begin kicking in money this year.) Gainesville City Schools recently voted to opt out of a TAD in which it initially planned to participate.

Atlanta Public Schools wants to renegotiate Beltline TAD deal

Tuesday, April 14th, 2009

Jim Walls at Atlanta Unfiltered reports:

Atlanta school officials took action Monday to keep some or all of an $18 million pot collected for the city’s BeltLine project.

The Board of Education voted to change the effective date of its decision to allow school tax money to be spent on the BeltLine. The board first OK’d the funding in 2005. Under a complicated resolution that you really don’t want to read, the board said its decision will take effect this year instead.

In the meantime, the board plans to renegotiate the split for the $18 million that’s already in the bank.

School officials emphasized they still back the BeltLine. “We voted to support the beltline in December of 2005, and that support level is still there,” board Chair LaChandra Butler Burks said.

APS staff sent CL a copy of Monday’s resolution. Take a look at it here.

And why should any of this matter? Walls sums it up very nicely.

Beltline Network special meeting called over GDOT, AMTRAK dispute

Tuesday, January 27th, 2009

Man, the Beltline can be pretty confusing, huh? So can writing about transit agency disputes.

To put it plainly: The vision of a 22-mile loop of transit, parks and trails is now in jeopardy after the state Department of Transportation and AMTRAK unexpectedly announced they had their own heavy-rail plans for the project’s northeast section along Piedmont Park.

On Wednesday, members of the Beltline Network, a citizen group that supports the project, will meet for a special-called meeting to discuss how to keep the $2.8 billion “Emerald Necklace” — the largest public-works project of its kind in the country — on track.

Liz Coyle, chair of the Beltline Network, writes in an “urgent” e-mail sent yesterday to members (emphasis added for the more civic-minded Fresh Loaf readers who want to get involved):

I am calling a special meeting of the BeltLine Network on this Wednesday, January 28, at 4:30pm at Trees Atlanta, 225 Chester Avenue. The purpose of this meeting is to discuss and strategize a community response to a threat to BeltLine transit. I will provide more details as available at the meeting, but to summarize the situation and get right to the point, AMTRAK has begun condemnation proceedings on the NE Corridor of the BeltLine. This is in response to Norfolk Southern Railroad (NSR), Atlanta BeltLine, Inc. (ABI) and Atlanta Development Authority (ADA) pursuing rail abandonment on the Northeast Corridor (aka the “Decatur Belt”) with the federal Surface Transportation Board (STB), a necessary step to advancing light rail transit in the BeltLine corridor. Georgia Department of Transportation (GDOT) and AMTRAK have filed Motions to Stay the abandonment proceedings.

More on Coyle’s e-mail and the issues — and questions — surrounding this dispute after the jump.

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Beltline affordable housing inches forward

Tuesday, September 23rd, 2008

One of the Beltline’s goals is that all Atlantans — regardless of income — will be able to enjoy the 22-mile ring of parks, trails and transit. Last week, the Atlanta Development Authority approved a set of recommendations that could help make that happen.

Beltline affordable housing advisory board member Andy Schneggenburger

Andy Schneggenburger, executive director the Atlanta Housing Association of Neighborhood-based Developers and a member of the advisory board that wrote the recommendations, says the authority decided to offer incentives to developers who include community land trusts and energy efficiencies in their projects, as well as those who give city residents, Beltline-area residents and public-service employees first dibs. Developments that offer 10 percent of new housing units at rents affordable to Atlantans making less than $20,760 would win extra points in competing for Beltline grants.

Beltline leaders will vote on the recommendations this week before sending them to City Council.

Civil rights museum site chosen in apparent secrecy

Wednesday, September 10th, 2008

Atlanta’s much ballyhooed Center for Civil and Human Rights will take an important step toward becoming a reality – a site dedication ceremony – this coming Monday.

Didn’t know a site had been selected? You’re not alone.

Neither City Hall, which helped start the ball rolling for the museum; nor the Atlanta Development Authority, which will issue bonds to help pay for it; nor the Center for Civil and Human Rights Partnership, the city-sponsored group charged with raising private funding, has ever announced that a site had been formally selected.

“I guess you could say that’s what’s happening on Monday,” says A.J. Robinson, president of Central Atlanta Progress, who headed up a panel of business leaders that helped determine the cost and mission of the proposed center in late 2006.

To call the site selection a below-the-radar decision is like saying Paris Hilton doesn’t mind having her picture taken. City Councilman Kwanza Hall, who represents the area, says he didn’t know about the dedication event until just this past Monday. Other council folk we asked hadn’t heard a thing.

So when was this decision made – and, more to the point, who made it?

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Atlanta offers new batch of affordable housing incentives for developers

Monday, July 28th, 2008

The Atlanta Development Authority today announced $1.5 million in low-interest loans for developers of multifamily housing who want to build affordable units.

The city’s got a long way to go toward Mayor Shirley Franklin’s goal of adding 10,000 affordable housing units in the city by 2009 — since 2005, however, Atlanta’s only seen the addition of 3,500 units. Today’s announcement may be the incentive some developers might need to pursue the vital component of a balanced urban environment in today’s market.

After the jump, view the city’s press release announcing the program. Details on how to apply for the incentives are included.

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ADA: All future TADs in Georgia impacted by court ruling

Tuesday, February 12th, 2008

The Atlanta Development Authority — the city’s economic development engine — responded yesterday to the Georgia Supreme Court’s ruling that the Beltline could not utilize nearly $860 million generated by the tax allocation district, or TAD. In so many words: The ADA’s disappointed and says yesterday’s ruling will have a big impact on what’s become the financing mechanism du jour in Georgia. Here’s the ADA’s response and updates on where existing TADs stand, as well as some background on TIFs, which are basically TADs by another name. Emphasis has been added to highlight key points.

This decision will reduce the economic impact of all TADs statewide. TADs are a national best practice (known as TIFs, or tax increment financings, in other states) and the City’s most effective incentive in helping to revitalize underdeveloped areas of the City. This ruling in essence cuts in half the incentive benefit and may slow redevelopment in the City’s targeted areas.

The City of Atlanta currently has ten TADs: Westside Downtown, Atlantic Station, Princeton Lakes, Perry-Bolton, Eastside Downtown, BeltLine, Campbellton Road, DL Hollowell Parkway/MLK, Metropolitan Parkway and Stadium Area.

This ruling will not impact projects funded by TADs where validated bonds are outstanding. Since 1997, bonds have been issued in the Atlantic Station, Princeton Lakes, Eastside and Westside TADs, totaling $410 million.

This ruling will affect future bond offerings in all of the City’s TADs. For example, bond offerings planned for 2008 are the BeltLine, the Perry-Bolton TAD and the third bond offering for the Westside TAD. We will revise the feasibility numbers for the Perry-Bolton and Westside projects to assess the funding implications for each of the proposed projects. ADA will communicate its findings to each development team later this week.

We are committed to moving forward with redevelopment projects in all of the City’s TADs. For more information, please see the following web sites:

TIFs as a national best practice

TADs in Georgia
2007 year-end report on the City’s Tax Allocation Districts

Capitol Gateway Park moves closer to reality

Monday, January 28th, 2008

If you take Memorial Drive into and out of downtown, you may recently have noticed land-clearing on several woebegone parcels between that street and MLK Drive. And you may have wondered what’s going in where those dilapidated structures had been.

Here’s your answer: Nothing.

The demolition you’ve witnessed is part of an ongoing project to create a linear park between the state Capitol and Oakland Cemetery. The western portion of the park, where the Capitol Homes public housing project once stood, is already cleared and is awaiting state funding to turn it into a greenway.

Just last week, Gov. Sonny Perdue submitted a budget proposal that includes some $11 million to begin designing a pedestrian thoroughfare that will allow visitors to walk from the Gold Dome to the planned Capitol Gateway Park by way of a walkway spanning the Downtown Connector. The ambitious proposal calls for the parking deck next to the Statehouse to be replaced by a rolling lawn, through which Piedmont Avenue will be rerouted, boulevard-style.

As for the land-clearing to the east, at Hill Street and along Oakland Avenue, that’s the city’s handiwork. Through the Atlanta Development Authority, and with support from the Trust for Public Land and private donors, the city is assembling the rest of the strip along Memorial to complement the state’s portion.

Last year, the city bought three blocks, with four more to go. The most recent acquisition – for $1.7 million – was the block on the north side of MLK, just opposite the entrance to the cemetery. The land was vacant except for an old, shanty-ish house, says Ellen Wickersham, the ADA’s manager of parks and greenspace.

“As we were wiring the money to seller, fire engines were called because the house was going up in flames,” she says. “It’s totally unexplained.”

The site could be used for a future visitor’s center for Atlanta’s most famous cemetery, she says.

Meanwhile, a number of existing businesses are still operating in the planned park corridor, including the beloved Daddy D’z. But Wickersham says the city isn’t trying to push anybody out.

“This is a long-term project, so we’re working with individual businesses in order to respect their needs,” she says.

Mini-city makes me mighty happy

Wednesday, January 2nd, 2008

While the rest of us were gorging on holiday food and counting down a giant peach’s annual plunge, officials from the Atlanta Development Authority were in Europe, conjuring some business opportunities for the city. They returned with probably the coolest business possibility they could have imagined — a miniature city. I’m not being sarcastic, I love these things! From the ADA’s release about a similar Dutch-themed project the members saw, Madurodam.

Madurodam is a miniature city – built on a 1:25 scale – composed of replicas of Dutch landmarks made with the same building materials (brick, glass, steel) used in life-sized construction. Windmills turn, tour boats float down canals, fire fighters extinguish a fire in the harbor and a modern train moves through the city’s railway. The city has a population of 66,000, served by an actual mayor and city council of Dutch youth. About 5,236 tiny trees and 3,150 street lamps surround Madurodam’s 338 buildings. Structures such as the ING bank office complex took longer than four years to construct.

What say you, dear reader? What features of our fair region should the model-makers set out to depict if this becomes a reality?