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Affordable Housing Westside Wake-Up The case for equitable transit-oriented development in Vine City. A Report To The Enterprise Community Fund by The Tapestry Development Group Introduction • Reduction in overall housing and transportation In June 2013 Enterprise Community Part- costs —which combined can account for 60%+ ners awarded Tapestry Development Group of the disposable income of Atlanta’s affordable a grant to explore possibilities for imple- households.” menting equitable Transit-Oriented De- velopment (TOD) in Atlanta. The Westside Transit Oriented Development, in both policy TOD initiative is part of a broad and expanding and practice, is a response to 21st century recognition that development policy and city challenges of economic growth and continued building practices are undergoing profound prosperity. From the increasing cost of energy, change—driven by technology, demographic to looming threats of climate change, to the shifts, resource constraints, and global pres- competitive imperative of efficient workforce sures. The Enterprise award reinforces At- mobility, TOD offers a focused, comprehen- lanta’s image as the South’s most prominent sive, and nuanced set of solutions. Equitable and progressive metro, and acknowledges the TOD attempts to address existing poverty, in- city’s historic role as a leader in introducing equality, and market imbalances while encour- economic and social innovations to the South. aging economic development opportunities arising from innovative city building strategies. his report is grounded in market-based But like most planning models and theoretical analysis as well as best practices in paradigms, actually demonstrating how equi- urban planning and community devel- table TOD can solve real-world problems is Topment. Its working concept of equitable TOD the test of its viability. This report is intended derives from a definition set forth in the Bleakly to begin that process for the Vine City neigh- Advisory Group’s “Equitable TOD Market & borhood of Atlanta. It seeks to achieve three Financial Feasibility Analysis”: objectives: • Provide context, analysis, and recommendations “Equitable Transit-Oriented Development to transform a particular community (Vine City) in (TOD) combines place-based and peo- accordance with major TOD principles. ple-based approaches to develop solutions • Devise a TOD affordable housing strategy specif- that address the full range of needs of existing ic to Vine City that incorporates for sale products and future community residents living near as well as multi-family rentals in a manner that transit. Equitable TOD achieves: catalyzes private sector investment. The strategy must address significant market factors (SWOT • Greater economic opportunity by creating easier analysis), while also acknowledging and incorpo- access for low- and moderate- income households. rating community feedback. • Increases in property values without displacing • Develop a feasibility analysis grounded in finan- the residents who would most benefit from the cial pro formas for three (3) potential development increase. sites located within a half-mile radius of the Vine • A balance between return on investment for pri- City and/or Ashby Street MARTA stations. vate investors and equity goals. Tapestry Development Group Like many other disinvested but transitioning ment. Attracting market rate housing develop- urban neighborhoods, Vine City has been ment would lead to more disposable income in “studied to death.” This report takes a distinctly the area that is necessary to attract needed, different approach. It seeks to close the gap higher quality retail and services. However, between planning and doing. Its structure that development will inevitably lead to higher consists of three main parts: a descriptive land values, higher rents, higher taxes, and profile of the target neighborhood; a contextual increased economic pressure on the current discussion of equitable TOD and its applica- predominantly low wealth, African American bility to Vine City; and finally, a presentation population. of specific development strategies. The report also introduces three proposed TOD project areas within the Vine City neighborhood. Each Like many other disinvested but project area includes a catalytic core proj- transitioning urban neighborhoods, ect—appropriate to the chosen site and its Vine City has been “studied to death.” immediate surroundings. All are supported by This report takes a distinctly different a set of recommendations intended to maxi- mize the impact of investment on surrounding approach. It seeks to close the gap properties—enlarging the impact of the catalyt- between planning and doing. ic infusion by consciously fostering beneficial ripple effects. This dynamic is justifiably viewed as a threat by current community residents. There is fear of displacement and of stark changes to the community’s historic character. The equity factor looms large. A well thought out, respon- sive, and adequately financed TOD strategy built on a strong affordable housing component can address concerns about “gentrification” while creating market comparables that sup- Source: Westside TAD SIP/Invest Atlanta port spin-off private development. That is the objective of this report. The key to understand- Vine City’s path to housing viability rests ing Vine City as a neighborhood at the “tipping upon the imperative of reintegrating the point” of revitalization is to comprehend the community with the adjoining city core need for large-scale, mixed-income develop- through improved connections to Down- ments that create affordability at the front end town, and reinvigorating its under populat- of the revitalization process while incorporating ed landscape with dense, well-designed, practices that promote diversity and equity. mixed-income development. Its two existing The strategy must champion inclusion even as MARTA stations, the Atlanta BeltLine, strong it establishes fresh market metrics that support commercial corridors along Northside Drive further investment. and MLK, Jr. Drive, as well as plans for trails and pedestrian improvements, give Vine City the “bones” to support thriving TOD develop- Westside Wake-UP Page 02 This report benefits from and makes an ear- nest attempt to incorporate the findings of sev- Why Vine City? eral stellar research projects, particularly the A sense of prevailing conditions in Vine 2013 “Westside Connectivity Studio” conduct- City can be gleaned from data gathered for ed by Professor Michael Dobbins and graduate the “Westside TAD Neighborhoods Stra- students of the Georgia Institute of Technology tegic Implementation Plan” produced by School of City and Regional Planning. The stu- Invest Atlanta, the City of Atlanta’s econom- dio’s area of focus, Downtown Atlanta’s “West- ic development agency. The Westside TAD side,” is the historically African American Vine boundary includes both Vine City and English City and English Avenue neighborhoods. Its Avenue, so it’s not exclusive to Vine City but analysis identifies geographic isolation, phys- the aggregated statistics present a striking ical barriers, and sundered connections be- profile of the entire Westside area. In 2012 tween these communities, flourishing Midtown, the population of the Westside TAD Neigh- and the Downtown core as prime contributors borhoods was estimated to be 6,937, 89% of to the persistence of poverty and disinvest- whom were African-American and thirty-six ment. The “Westside TAD Neighborhoods percent (36%) of them earned $15,000 or Strategic Implementation Plan,” an exhaustive less per year. From 2000 to 2012 employment analysis of neighborhood demographics and in the area decreased by 6% leaving 15% land use, and the “Proctor Creek North Avenue of residents without jobs. In 2010 fifty-eight Watershed Basin,” (PNA study) an important percent (58%) of housing units were occupied environmental assessment, provided addition- and 42% were vacant. Of the occupied hous- al background. The Bleakly Advisory Group’s ing units 433 were owner occupied, with only comparative analysis of development potential 145 of those estimated to be owned free and around MARTA rail transit stations provided a clear of a mortgage. Among residents aged detailed market framework and spatial crite- 25 years and older 35% graduated from high ria for designating TOD impact areas. The school, while 22% had some college credit, but themes of these research efforts—connectiv- no completed degree. By almost any measure ity, land use, existing market conditions, and the area is distressed. (Please see the detailed environmental impacts—are keys to equitable typology and land use maps appended at the TOD success because they are essential to end of this report pp. 22-26.) achieving goals of the TOD paradigm: efficient, wealth creating, long-term, sustainable growth. Yet many factors combine to make Vine City the ideal choice for catalytic TOD projects based on equitable principles. The most im- portant factor is emerging market preference. Atlanta, like other metropolitan areas, is ex- periencing a marked increase in demand for walkable neighborhoods with easy access to transit and public amenities. Atlanta already has some examples of such neighborhoods— Atlantic Station, Perimeter, and Buckhead—but they are high-rent districts with limited opportu- Source: Westside TAD SIP/Invest Atlanta Tapestry Development Group nity to achieve meaningful income diversity. An that begins at the Georgia Tech campus on analysis of Atlanta neighborhoods
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