Fresh Loaf

Have you been itching to tour one of the country’s largest smart-growth projects? One that might transform the city and cost an estimated $2.8 billion? You’re in luck, my friend!

On Friday, man about town Angel Poventud, whom you might remember from  our recent Happy Issue, will lead  morning and evening Beltline tours that will cover some northern and southern parts of the project.

Poventud’s started a Facebook page with information about the two urban hikes. Included are details about the trail routes and recommendations about what to wear or bring on the two tours.

After the jump, some details about the morning and evening excursions for those who haven’t caved in and joined the social network site.

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After several months of negotiations, the Atlanta Public Schools board yesterday approved a deal with the Atlanta Development Authority that will return $18 million to the cash-strapped school system.

At issue was $18 million the ADA had already collected from the Beltline and Perry/Bolton tax allocation districts, or TADs. TADs are complex — and controversial — redevelopment tools which use property tax increases to pay for roads, sewers and other infrastructure fixes in traditionally blighted areas. (Atlantic Station and downtown’s Ivan Allen Plaza are examples of TADs.) In February 2008, the Georgia Supreme Court banned school boards from participating in the projects. In November 2008, Georgia voters approved a state Constitutional amendment that would allow school boards to participate. In April, state lawmakers passed — and Gov. Sonny Perdue signed — a bill that fine-tuned TADs and allowed schools the option not to participate in the projects.

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EPA Administrator Lisa Jackson

U.S. Environmental Protection Agency Administrator Lisa Jackson made her first official visit to Atlanta today to award a $1 million grant that’ll help clean up toxic sites in the city and along the Beltline.

The grant, which will be used to start a revolving loan fund, will pay for clean-ups of hazardous or polluted properties along seven of the city’s redevelopment corridors: Memorial Drive, Pryor Road, Donald Lee Hollowell Parkway, Simpson Road, Campbellton Road, Jonesboro Road and Stadium Area/Summerhill.

The Beltline, the city’s proposed 22-mile loop of parks, trails and transit, overlaps some of those selected areas.

After the jump, some more info about the grant — plus the requisite photo of public officials holding a giant plastic check!

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At last week’s State Transportation Board meeting in Douglas, Ga., Erik Steavens of the department’s intermodal program director briefed board members on land negotiations that are underway between GDOT and Atlanta Beltline Inc., the agency tasked with designing the planned 22-mile loop of parks, trails and transit that will one day circle the city’s urban core.

GDOT owns two pieces of transit right-of-way that ABI has marked as part of the project’s “spine” — a small sliver in Southeast Atlanta and a larger one in Southwest Atlanta.

After the jump, screenshots from Steavens’ presentation to GDOT board members depicting the properties, including what kind of profit the department might see from their sale.

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1. Atlantans mourn Frank Mullen (Beloved music photographer succumbs to cancer.)

2. Beltline CEO Terri Montague stepping down from project (A surprising move from the woman who’d been heading one of the largest public-works projects in recent Atlanta history.)

3. Ga. governor candidate John Oxendine loves ‘Confederate gray’ (Twittering candidate gives us a little too much information about his decorating taste.)

4. Beltline’s affordable housing program starts up despite shakeup, economy (Efforts are afoot to make sure us regular people can afford Beltline-proximate property.)

5. Craigslist dropping ‘erotic services’ category (Alt-weeklies rejoice! We’ve beat out Craigslist for smut ads.)

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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)

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Atlanta Beltline Inc. President and CEO Terri Montague told CL Tuesday that no cloakroom antics were behind her announcement that she’ll leave the ambitious public-works project on September 1. Simply put, she says: Now’s a good time for her to find another challenge and ensure the $2.8 billion project doesn’t lose momentum.

“This is about a transition in leadership,” Montague said at last night’s Beltline Quarterly Briefing at the Atlanta Public Schools auditorium. “Now is better than later to think about how that looks like, who that person is, and what’s best for the next stage of [the project's development]…In the grand scheme of things, now is a good time to make that change.”

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Atlanta Beltline Inc. President and CEO Terri Montague says she’ll depart the agency tasked with designing the 22-mile loop of parks, trails and transit on Sept. 1.

“It has been my privilege to serve the City and the BeltLine team in this capacity and to help the project achieve its early milestones and momentum over these nearly three years,” Montague said in a press release. “BeltLine implementation has come a very long way in a very short time—thanks in part to the project’s many partners and supporters.”

Montague joined the Beltline in July 2006. ABI says she’ll assist the organization in a consulting capacity until the end of the year to help with her successor’s transition.

More to come. The full press release is after the jump.

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The Atlanta Business Chronicle reports the Beltline will receive $1 million as part of a $1.8 million grant package from the U.S. government to clean up brownfields.

The grants, which include $400,000 from the federal government’s stimulus program and $1.4 million from the EPA brownfields general program funding, will help revitalize former industrial and commercial sites, EPA said. Brownfields are sites where expansion, redevelopment, or reuse may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant.

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In late 2007, Georgia Tech professor Dan Immergluck released a study that added numbers to a sneaking suspicion: Property taxes were rising fast along the southern half of the Beltline, the 22-mile loop of parks, trails and transit planned to circle Atlanta’s urban core, and posing a problem for longtime residents unable to afford the uptick.

The study served as a reminder that for all its promises of parks, streetcars and smart-growth development, the Beltline could potentially cause displacement and gentrification — and have a negative impact on the neighborhoods the project is designed to help.

Immergluck’s followed up the study with Foreclosed!, a new book about the origins and aftershocks of the nationwide housing market meltdown.

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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.

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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.

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A lot of it depends on what you want to see.

As part of its environmental study, Beltline officials are soliciting public input as to how the 22-mile loop of parks, trails and transit should take shape. A full list of meeting dates and locations is available in this post.

Officials last week released 14 short videos that show examples of the options under consideration for the project’s parks, trails and transit components, among other thing. They’re all in the player embedded below. To view the different videos, press play and move your mouse icon to the left or right along the bottom of the screen.

UPDATE: After the jump, the Beltline “fly-through” video.

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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.

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Beltline officials on Monday will provide residents of Southeast Atlanta a chance to offer their opinion on how they want to move around the 22-mile loop of parks, trails and transit. Officials will also show them how they’ll move.

The meeting, the first of five Environmental Impact Study workshops, will be held at Trees Atlanta at 6:30 p.m. It will reportedly include a Google Earth animation that will take people on a virtual tour of the project’s path. Beltline officials will take citizen input on the how the trail and transit paths should be aligned, where station stops should be located, and what type of transportation — light-rail, streetcar, etc. — they think should be used.

The meeting is scheduled to end at 8:30 p.m. Click here for directions to Trees Atlanta. A list of the remaining workshops follows after the jump. To download a flyer that includes all the workshop dates and locations, click here. (Warning: PDF)

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Jim Walls at Atlanta Unfiltered reports:

Atlanta Public Schools are fighting changes to a bill that would let local boards earmark school tax money for Tax Allocation Districts to pay for non-school improvements.

A Senate committee last week amended the bill to say a board’s approval in years past would be sufficient. No new vote would be needed.

But school board chair LaChandra Butler Burks, in a letter to Sen. Horacena Tate, says the change would cost APS $18 million. The letter did not explain how that estimate was calculated.

The APS letter asked Tate to fight to remove the retroactive language, and to vote against the bill if the language could not be deleted.

Walls has Burks’ letter to Tate posted. No telling if the controversial bill, House Bill 63, has hit the Senate floor yet.

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If you thought the debate over whether school boards should participate in redevelopment projects ended with a Constitutional referendum on the November ballot, you were sorely mistaken.

Last Thursday, a state Senate finance committee quietly amended House Bill 63, a piece of legislation meant to iron out details about tax allocation districts, or TADs. TADs use bonds, which are later paid off by increased property tax values in the redeveloped area, to pay for roads, bridges, sewers and schools. They were the go-to option for redevelopment projects in Georgia — think Atlantic Station — until last year’s state Supreme Court ruling that said their use of school taxes was unconstitutional. In November, voters approved an amendment that would allow school systems to participate in TADs.

The Senate committee added an amendment to the bill, which has already unanimously passed the House, which would allow Atlanta Public Schools to circumvent a vote and automatically opt back into the Beltline, the 22-mile loop of parks, trails and transit proposed to circle Atlanta’s urban core. If so, the school system would contribute an estimated $850 million in school tax dollars to the project over the next 20 years, as it agreed to do in 2005. (Atlanta Unfiltered’s Jim Walls, the first blogger to jump on the story, has the language posted.)

The Fulton County Taxpayers Foundation, which fought the Beltline TAD, lashed out at the amendment, calling it an “outrageous abuse of the Atlanta taxpayers.” and casting Lt. Gov. Casey Cagle as the author of the language.

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For most of the Beltline’s history, concerns about displacement have largely focused around slowly gentrifying neighborhoods in Southeast and Southwest Atlanta. The land and homes are less expensive and ripe for the picking by a developer agog at the thought of a project near the 22-mile loop of parks, trails and transit.

But at Monday morning’s Atlanta City Council meeting, councilmembers heard from concerned residents who feared a plan to save a key part of the $2.8 billion project would potentially uproot them from their homes.

At yesterday’s special-called meeting, council unanimously OK’ed a deal reached by the Georgia Department of Transportation, Amtrak and Beltline officials that saved residents near the Piedmont Park the headache of high-speed trains lumbering nearby on tracks called the “Decatur Belt.” The move also saves the entire Beltline project — late last year, the city poured money into the area when it purchased the property from a Gwinnett County developer for at least $66 million.

But the vote came without some last-minute amendments thanks to Marietta Street residents who said Amtrak, GDOT and Beltline officials’ plan to save the Decatur Belt merely shifted the burden of high-speed rail on to them — and placed their homes at risk. According to rough plans presented to GDOT’s board last week, the alternate plans for high-speed rail serving Atlanta involve expanding the tracks and potentially seizing property. The buildings and lofts in which the residents could very well be some of those.

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The dispute that potentially derailed Atlanta’s smart-growth future seems to be officially coming to an end.

The Georgia Department of Transportation today ended its role in the dispute over railroad tracks in northeast Atlanta considered vital to the Beltline, the 22-mile loop of parks, trails and transit proposed to one day circle the city.

During its monthly meeting, the department’s board unanimously voted to remove its objection over the Beltline’s plans for the “Decatur Belt,” a 4.3-mile rail segment that stretches from Ansley Park to DeKalb Avenue.

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Excitement builds for Mike Huckabee's April visit to Atlanta.

Former presidential candidate and rodent chef Mike Huckabee will visit Atlanta next month to speak as part of the Urban Land Institute’s 2009 Spring Council Forum.

The former governor of Arkansas, who now hosts a bizarre television show on a comedy network, will be the event’s keynote speaker. Other notables scheduled to speak at the forum include Mayor Shirley Franklin, Charlie Rose and some guy I’ve never heard of but who looks very, very smart.

Jokes aside, ULI organizes thought-provoking events, and this forum’s schedule is worth a look if you’re a lover of urban environments. On the agenda are a variety of seminars and break-out sessions, as well as mobile sessions where attendees can learn about the Beltline, Atlantic Station and Buckhead. Thursday promises a presentation about the current economic crisis.

For more information, visit ULI’s event website. Any welcome gifts of sautéed teriyaki opossum will be immediately incinerated, so don’t even try it!

(Photo by Joeff Davis)

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Beltline

The federal agency in charge of the exciting topic of “railroad abandonments” has told the Georgia Department of Transportation, Amtrak and Atlanta Beltline Inc. that it expects an update about the three agencies’ dispute over hotly contested Beltline tracks no later than March 23.

In a decision filed today, the U.S. Surface Transportation Board says it received the transportation agencies’ requests for 15 more days to resolve any remaining issues about the “Decatur Belt,” a 4.3-mile segment of rail that runs from Ansley Park to DeKalb Avenue and hugs Piedmont Park.

In late January, the local, state and federal agencies got into a nasty fight over the rail segment, which is owned by the city and planned to be a vital part of the Beltline, the 22-mile loop of parks, trails and transit envisioned to circle the city. Last Friday, the agencies said they’d reached a “consensus” that commuter or intercity rail did not need to run on the tracks.

(Courtesy Atlanta Beltline Inc.)

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Brown Middle School students today will plant nearly 1,000 trees and shrubs to help build the Beltline’s “arboretum.” The 22-mile loop of parks, trails and transit is planned to boast one of the country’s largest “tree museums” once complete.

From the AJC:

Trees Atlanta and the Atlanta Audubon Society are working with Brown Middle School to plant fig and black walnut trees, blueberry bushes and other bird-friendly trees and shrubs at the West End school. The project was largely funded by a $42,400 grant from TogetherGreen, a National Audubon Society program sponsored by Toyota.

Trees Atlanta spokeswoman Cheryl Kortemeier said the middle school is along the first piece of the Atlanta BeltLine Arboretum, a one-mile path next to the abandoned train tracks. It is accessible from the school and Gordon White Park. Kortemeier said the arboretum’s theme for the West Connection is ethnobotany, or how trees and plants are used as medicine.

Residents who want to help out by mulching, watering and planting remaining trees can visit the work site on Saturday at 9 a.m. Contact Trees Atlanta for more information. To download the arboretum’s conceptual plans, visit the Beltline’s webpage on the project. (The plans, which are PDF files and located along the right column, are very large but incredibly resourceful if you’re a tree-loving Atlantan.)

(Image courtesy of Atlanta Beltline Inc. and Trees Atlanta)

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Andres Duany

The Atlanta Regional Commission didn’t ask Andres Duany to envision a mixed-use design for Gwinnett Place Mall when he visited the region in February. But he did anyway.

He imagined how the stereotypical shopping box out in the wilds of suburbia would look should our economy collapse. Residents would have safety in numbers, gathered in dense housing. They could raze the single-family sameness surrounding them and plant crops. They could erect a wall to protect them from the barbarian hordes. Duany even included a moat. Because that’s how badass Duany is.

Last month, the smart-growth guru and father of New Urbanism converged upon Atlanta with a team of urban planners to conduct a nine-day series of site-planning sessions.

Duany’s team focused on five sites in metro Atlanta as part of the Atlanta Regional Commission’s initiative to prepare for the coming surge in the metro region’s aging population. In 2030, the commission says, one out of five adults in metro Atlanta will be over the age of 60. They’ll need a place to live. For people with limited mobility, the 40-story isolation towers we’ve stuck them in for the last few decades aren’t cutting it. The metro region’s sprawlish character isn’t hospitable for someone who can’t drive to the doctor, pharmacy or store. Simply put, the way things are right now, metro Atlanta isn’t prepared to accommodate many of the same people who helped build their communities.

Duany’s group aimed to see how the public and private sector can work together to change that. And for a wonk like me, it was a thrilling concept. After the jump, pretty pictures and lots of basic details.

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Happy ending for the Beltline?

Residents and transit wonks hoping for a Friday cease-fire over unused railroad tracks called the “Decatur Belt” got good news today.

Officials from the Beltline, Georgia Department of Transportation, Amtrak and other transportation agencies say they’ve reached an agreement regarding the hotly contested rail segment that stretches from Ansley Park to DeKalb Avenue.

“These parties have reached a consensus on joint actions to develop and implement a plan to accommodate commuter rail, intercity and high-speed rail service in the region that does not require the use of the Decatur Belt rail corridor,” a joint statement says.

The agencies agree that a commuter, intercity or high-speed rail line could operate along modified tracks west of the city. Beltline supporters initially proposed such a concept, but Amtrak and GDOT rejected it, calling it difficult because those tracks are busy freight routes.

A technical committee recommends a long-awaited downtown train terminal proposed near Philips Arena which would accommodate the trains be redesigned, that Amtrak consider possible stations along MARTA’s Northeast line, and that the local, state and regional transportation agencies conduct a study of freight traffic options in metro Atlanta.

In other words: It appears that, barring anything insanely out-of-the-blue, the mixed-use, light-rail Beltline vision proposed near Piedmont Park is safe.

Background and the full release from the agencies after the jump.

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The New York Times Magazine offers a full preview online of its profile about Tony Brancatelli, a Cleveland City Councilmember who’s battling a problem currently plaguing Atlanta — what to do with the rows and rows of abandoned and foreclosed homes.

From the magazine:

Foreclosures are a problem all over the country now, but Cleveland got to this place a while ago. Cities, old and new, are looking at what’s occurring in Cleveland with some trepidation — and also looking for guidance. Already places as diverse as Atlanta, Chicago, Denver, Las Vegas and Minneapolis have neighborhoods where at least one of every five homes stands vacant. In states like California, Florida and Nevada, where many of the foreclosures have been newer housing, there is fear that with mounting unemployment and more people walking away from their property, houses will remain empty longer, with a greater likelihood that they will deteriorate or be vandalized. “There are neighborhoods around the country as bad as anything in Cleveland,” says Dan Immergluck, a visiting scholar at the Federal Reserve Bank of Atlanta and an associate professor in the city and regional planning program at Georgia Tech. Local officials from other industrial cities have visited Cleveland to learn how it’s dealing with the devastation. “Cleveland is a bellwether,” Immergluck says. “It’s where other cities are heading because of the economic downturn.”

Immergluck, if you recall, wrote the eye-opening 2007 report (PDF) that concluded property values were rising faster along the southern half of the Beltline — Atlanta’s 22-mile loop of parks, trails and transit — than the project’s other areas. Both that report and the Times article are great and deserve a read.

(Photo by Joeff Davis)

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Beltline, Georgia Department of Transportation and Amtrak officials have until tomorrow afternoon to update the U.S. Surface Transportation Board about the fate of the Decatur Belt, a strip of abandoned rail in Northeast Atlanta which all sides say they need to control for very different rail projects. (Here are some maps of the project and area in question.)

Late last week, residents of several at-risk neighborhood organizations — including Poncey-Highland, Inman Park and Old Fourth Ward — asked Amtrak and GDOT to scrap their plans for commuter or intercity rail running along the Decatur Belt. (Click here to read their Word Document press release.) While all the agencies promised to work together to try and resolve the issue, they’re keeping mum on how things have progressed. On Tuesday, Mayor Shirley Franklin told U.S. Congressman John Lewis the sides are still negotiating. Nonetheless, keep checking back for updates about the story.

In other Beltline news, some areas of the 22-mile loop of parks, trails and transit that would require rezoning are scheduled to be discussed — and possibly voted on — by the Atlanta City Council’s Community Development and Human Resources Committee on Monday, March 9 at 6 p.m.. Included are project areas near Old Fourth Ward, Grant Park, Northwest Atlanta, and others.

A full list of the areas follows after the jump. If you want to get involved, stop by City Hall or contact your councilmember.

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