A Revitalization Plan for Atlanta`s Oakland City Neighborhood

Transcription

A Revitalization Plan for Atlanta’s
Oakland City Neighborhood
Southwest Atlanta
Neighborhood
Collaborative
and
West Atlanta
Watershed Alliance
Prepared by:
Thane Maxwell
POISE Consulting
Acknowledgments
The author wishes to thank all those who have contributed to the production of this report.
I am particularly indebted to April Anderson and all of the Southwest Atlanta Neighborhood Collaborative (SWANC) Development Committee members, Darryl Haddock and the staff of the West
Atlanta Watershed Alliance (WAWA), Tony Pickett and the staff of the Atlanta Land Trust Collaborative (ALTC), John Davis of Burlington Associates, Neema Kudva and William Goldsmith of Cornell
University’s Department of City and Regional Planning, Jack White, and the staff of the City of Atlanta’s
Department of Planning and Community Development and Department of Watershed Management.
- Thane Maxwell, April 2012
Oakland City Plan i
Executive Summary
This proposed plan focuses on the Outdoor Activity Center (OAC), a 26-acre urban forest and nature
preserve in Atlanta’s Oakland City neighborhood, as the centerpiece of a community revitalization
effort. It outlines a potential partnership between the leaders of the Atlanta Beltline project and two
community-based organizations, Southwest Atlanta Neighborhood Collaborative (SWANC) and West
Atlanta Watershed Alliance (WAWA), to revitalize the area surrounding the OAC while preventing the
displacement that redevelopment often causes.
Oakland City is an underserved and economically distressed African-American neighborhood in
Southwest Atlanta that faces a unique opportunity. The Atlanta Beltline is the largest redevelopment
effort currently underway in the United States, a $2.8 billion transit-oriented redevelopment project
that will provide a network of public transit, parks, and multi-use trails along a 22-mile light rail corridor circling the city center. The light rail and trail systems will dramatically improve connectivity and
stimulate reinvestment. The Beltline corridor passes ½ mile from the OAC, and the Beltline Master
Plan includes a proposal to expand and improve the OAC and connect it to the Beltline with trails.
The Beltline’s conceptual plan for the OAC is largely aligned with the community’s Vision Plan for the
facility, produced by WAWA and parks advocacy organization Park Pride. However, neither document
explores implementation in any detail, and Beltline resources in Southwest Atlanta are currently concentrated elsewhere. The plan that follows takes initial steps in outlining an implementation process in
which SWANC, WAWA, and the Beltline partner for mutual benefit. The plan includes an expansion of
the existing urban forest at the OAC to include a nearby greenspace; construction of a short new bicycle
and pedestrian trail to connect the expanded OAC to the Beltline; and restoration of the stream running through the OAC to bring new life to the forest. WAWA is an established environmental justice
organization that operates the OAC as an educational facility to teach children and adults about ecology,
conservation, environmental stewardship, and urban agriculture.
SWANC is a non-profit Community Land Trust (CLT) currently in the process of incorporation. SWANC will stabilize the surrounding area by transforming foreclosed and vacant houses into permanently
affordable homeownership opportunities using the CLT “shared-equity” model of tenure. Beltline
leaders have helped establish a network of CLTs in order to increase the efficiency of affordable housing
subsidies, and to mitigate displacement in neighborhoods affected by the Beltline project. The goal is to
make the Beltline development more socially equitable. SWANC will start with single family homes on
parcels adjacent to the OAC and included in the Atlanta Beltline’s Tax Allo cation District, and therefore
eligible for direct down-payment assistance from the Beltline Affordable Housing Trust Fund. SWANC
will also acquire properties for urban farms and community gardens, and partner with an established
urban agriculture organization, Truly Living Well.
The report has five sections: the first section provides a basic community profile of the area, including demographic data, community amenities, and history. The second section highlights the impact of
recent demographic and economic trends in the City of Atlanta, including declining population, unemployment, poverty, and the foreclosure crisis. The third section outlines the details of the Atlanta Beltline project. The fourth and fifth sections outline the partnership between SWANC and WAWA, their
major goals, and steps for implementation. Figure 1 illustrates the plan’s structure visually.
Oakland City Plan ii
Oakland City Plan iii
2: City-Wide Trends in
Target Area
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housing units
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housing
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1: Community Profile
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women, and elderly
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attainment
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COMMUNITY NEEDS
3: Atlanta
Beltline
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Transit/Connectivity
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PLANNING
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5: WAWA
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4: SWANC
ORGANIZATIONS
Figure 1: Plan Structure
5.1 Permanent
Conservation
5.2 Expand and
Improve the OAC
5.3 Connect OAC to
the Beltline
5.4 Stream
Restoration
4.5/5.5
Urban Agriculture
4.4 Economic
Development
4.3 Displacement
Prevention
4.2 Affordable
Housing
4.1 Neighborhood
Stabilization
GOALS
Table of Contents
Acknowledgments
Executive Summary
List of Tables and Figures
List of Maps
List of Acronyms
Organizational Profiles
1
A:
B:
C:
D:
Community Profile: Southwest Atlanta
Demographics
Housing
Community Amenities
History
2
City-Wide Trends in the Target Area
A: Demographics
B: Housing
C: Food Access
3
The Atlanta Beltline Project
A: Atlanta Beltline Overview
B: Tax Allocation Districts (TAD) and Tax Increment Financing (TIF)
C: Equitable Development
4
Southwest Atlanta Neighborhood Collaborative
GOAL 1:
GOAL 2:
GOAL 3:
GOAL 4.
5
Neighborhood Stabilization
Permanently Affordable Homeownership
Displacement Prevention
Local Economic Development
West Atlanta Watershed Alliance and the Outdoor Activity Center
GOAL 1:
GOAL 2:
GOAL 3:
GOAL 4:
GOAL 5:
Permanent Conservation
OAC Expansion and Improvement
Connecting the OAC to the Beltline
Stream Restoration
Urban Agriculture
References
Appendix
Oakland City Plan iv
i
ii
v
vi
vii
viii
1
1
2
3
4
8
8
9
14
15
15
16
21
24
24
24
28
28
30
30
31
32
33
38
46
49
List of Figures and Tables
Figure 1: Plan Structure
1
iii
Table 1: Population by Race, Target Area Census Tracts, 2010
Figure 2: Household Types, Target Area Census Tracts vs. City of Atlanta, 2010
Figure 3: Income and Poverty Target Area Census Tracts vs. City of Atlanta, 2010
2
Figure 4:
Figure 5:
Figure 6:
Figure 7:
Figure 8:
Table 3:
3
1
1
2
Population Decline, Target Area NPUs and City of Atlanta, 2000-2010
Change in Racial Makeup, City of Atlanta, 2000-2010
Poverty by Age, Sex, and Race, City of Atlanta, 2010
Median Household Income, City of Atlanta vs. Atlanta Region, 2009
Population Burdened by Housing Costs, City of Atlanta 2009
Foreclosures, Target Area vs. City, January 2007 - June 2008
8
8
9
9
11
14
Figure 9: Tax Increment Financing (as explained by Atlanta Beltline, Inc.)
Figure 10: Tax Increment Financing (a more critical explanation)
Figure 11: Uses of Beltline TAD Funds
19
19
22
Appendix
Table 4:
Table 5:
Table 6:
Table 7:
Figure 12:
Table 8:
Table 9:
Table 10:
Table 11:
Table 12:
Population by Sex by Age, All Target Area Census Tracts, 2010
Population by Sex by Age, City of Atlanta, 2010
Educational Attainment, City of Atlanta vs. All Target Area Census Tracts, 2010
Median Home and Land Values, Target Area NPUs, 2010
Population Growth, City of Atlanta, 1850-2010
Residential Building and Demolition Permits by Year, City of Atlanta, 2000-2009
Vacancy and Tenure: Target Area Census Tracts, 2010
Foreclosures, 2000 Target Area Census Tracts, January 2007-June 2008
Atlanta Foreclosure Filings, Neighborhood Planning Units, June 2009 to May 2010
Vacant Houses in the Beltline TAD near the Outdoor Activity Center, March 2012
49
49
50
50
51
51
51
53
53
60
Oakland City Plan v
List of Maps
1
Map 1: Neighborhoods and NPUs (Neighborhood Planning Units), Target Area
Map 2: Black Population by Census Tract, City of Atlanta, 2010
Map 3: Median Home Values by NPU, City of Atlanta, 2010
2
Map 4:
Map 5:
Map 6:
Map 7:
3
Employment, City of Atlanta, 2009
Foreclosures by Census Tract, City of Atlanta, January 2007-June 2008
Foreclosures, City of Atlanta NPUs, June 2009-May 2010
Healthy Food Access in Metro Atlanta, 2010
16
17
18
20
Map 12: Beltline Tax Allocation District, Target Area
Map 13: Beltline Tax Allocation District Parcels Near the OAC
Map 14: Vacant Houses in Beltline Tax Allocation District Near the OAC, March 2012
5
10
12
13
14
Map 8: Atlanta Beltline – Overview
Map 9: Atlanta Beltline - Southwest Atlanta
Map 10: Atlanta Beltline Tax Allocation District
Map 11: Median Home Price Increases 2000-2006 by NPU, City of Atlanta
4
3
4
5
25
26
27
West Atlanta Watershed Alliance and the Outdoor Activity Center
Map 15:
Map 16:
Map 17:
Map 18:
Map 19:
North Branch of Utoy Creek Topography and Hydrology
North Branch of Utoy Creek Stormwater Infrastructure
Beltline Subarea 1 Master Plan: Open Space Framework
Beltline Subarea 1 Master Plan: Outdoor Activity Center Expansion Concept
Outdoor Activity Center Community Visioning Plan
33
34
40
42
44
Appendix
Map 20:
Map 21:
Map 22:
Map 23:
Map 24:
Map 25:
Map 26:
Map 27:
SWANC Service Area with Target Area Census Tracts, 2010
Historic Districts, Southwest Atlanta
Vacancy Rate, City of Atlanta Census Tracts, 2010
Homeownership Rate, City of Atlanta Census Tracts, 2010
Beltline Subarea 1 Master Plan: Overview
Beltline Subarea 1 Master Plan: Public Space Analysis
Beltline Subarea 1 Master Plan: Land Use Circulation
Community Development Impact Areas, City of Atlanta 2010
Oakland City Plan vi
49
50
52
52
54
56
58
60
List of Acronyms
ACS
AMPS
ABHTF
ABI
ABP
ADA
AHAND
ALTC
APS
ARC
AHA
CBA
CDC
CDIA
CLT
CHDO
CDP
EPA
HUD
LBA
LCC
LID
NCLTN
NPU
NSP
MARTA
OAC
SWANC
TAD
TADAC
TIF
TOD
TLW
UGRO
WAWA
American Community Survey
Applied Mentorship Program for Sustainability
Atlanta Beltline Affordable Housing Trust Fund
Atlanta Beltline Inc.
Atlanta Beltline Partnership
Atlanta Development Authority
Atlanta Housing Association of Neighborhood-based Developers
Atlanta Land Trust Collaborative
Atlanta Independent School System (Atlanta Public Schools)
Atlanta Regional Commission
Atlanta Housing Authority
Community Benefits Agreement
Community Development Corporation
Community Development Impact Areas
Community Land Trust
Community Housing Development Organization
Comprehensive Development Plan
Environmental Protection Agency
Department of Housing and Urban Development
Fulton County/City of Atlanta Land Bank Authority
Living Communities Coalition
Low-Impact Development
National Community Land Trust Network
Neighborhood Planning Unit
Neighborhood Stabilization Program
Metropolitan Atlanta Rapid Transit Authority
Outdoor Activity Center
Tax Allocation District
Tax Allocation District Advisory Committee
Tax Increment Financing
Transit Oriented Development
Truly Living Well Center for Natural Urban Agriculture
Urban Garden Resiliency Oasis
West Atlanta Watershed Alliance
Oakland City Plan vii
Organizational Profiles
Southwest Atlanta Neighborhood Collaborative (SWANC)
SWANC is a non-profit Community Development Corporation (CDC) and Community Land Trust
(CLT) currently in the process of incorporation. SWANC’s mission is to foster the development of
economically and ecologically sustainable communities in Southwest Atlanta through a comprehensive
process of revitalization that seeks to protect and promote permanently affordable housing and commercial growth in the community. SWANC will use the CLT shared-equity model to provide permanently affordable homeownership opportunities to low-moderate income households. SWANC will also
help move the CLT movement further into economic development, through small business incubation
and stewardship of commercial properties.
West Atlanta Watershed Alliance (WAWA)
WAWA is a community based, non-profit environmental justice organization in West Atlanta. WAWA
arose from a community struggle to halt discriminatory waste water treatment practices in 2002. WAWA’s mission is to improve the quality of life for residents by protecting, preserving, and restoring the
community’s natural resources. WAWA advocates for the preservation of greenspace, the protection and
improvement of water quality, and the promotion of environmental health within the Proctor, Sandy,
and Utoy Creek watersheds. WAWA operates the 26-acre Outdoor Activity Center, focal point of this
report, through a MOU with the City of Atlanta Department of Parks, Recreation, and Cultural Affairs.
WAWA is a state leader in environmental education.
Atlanta Land Trust Collaborative (ALTC)
ALTC is the “central server” for a network of Community Land Trusts throughout the City of Atlanta.
A non-profit organization founded in December 2009, ALTC’s mission is to maintain affordability in
neighborhoods at risk of gentrification and displacement due to the Atlanta Beltline project. ALTC
fosters a CLT-friendly political climate through policy advocacy, community engagement, and fundraising; performs the stewardship functions of a CLT in those neighborhoods where the local capacity
does not exist (e.g. strong Community Development Corporations); works with CDCs in neighborhoods where they do exist, to execute CLT-model development; and facilitates the formation of new
neighborhood-based, resident-controlled CLTs, of which SWANC is one.
Park Pride
Founded in 1989, Park Pride is the only non-profit organization that works with communities all over
Atlanta to improve their parks. Partnering with more than 60 “Friends of the Parks” groups working
to improve their greenspaces, Park Pride helps communities get engaged through volunteer projects,
community gardens, community-led park design, and grant-writing assistance for park improvements
and programs. Park Pride manages more than 15,000 hours of volunteer work in Atlanta parks annually. Park Pride also focuses on advocacy efforts, works with communities to develop conceptual plans
for their parks through its Park Visioning program, and gets people involved in the Adopt-a-Park, Fiscal
Partners and Micro Grant programs. Park Pride selected the Outdoor Activity Center for a Visioning
Process to create a conceptual plan for facility improvements.
Oakland City Plan viii
Atlanta Beltline, Inc. (ABI)
Formed by the Atlanta Development Authority in 2006, ABI is the public-private partnership tasked
with planning and executing the implementation of the Atlanta Beltline in partnership with the Beltline
team, including City of Atlanta departments. Its functions include specifically defining the Beltline plan;
leading efforts to secure federal, state and local funding; continuing the Beltline community engagement
process; and serving as the overall project management office to execute the Beltline plan, including the
coordination of planning and execution activities with other City of Atlanta departments and managing
all vendors and suppliers. Atlanta Beltline Inc. is also responsible for tracking and reporting progress
on the Beltline to the Atlanta City Council, Atlanta Public Schools and Fulton County, the three taxing
authorities that authorized the Beltline Tax Allocation District (TAD) legislation in 2005.
Atlanta Beltline Partnership (ABLP)
ABLP is a non-profit organization committed to raising funds from private and philanthropic sources
to support the Beltline project; working with neighborhoods, community organizations, faith organizations, businesses and other groups to raise general awareness and broad-based support for the Beltline;
and serving as a catalyst to mobilize resources to address the social concerns raised by new development
around the Beltline. ABLP was launched in 2005 and began its capital campaign in January 2007. By
the end of 2010 alone, ABLP had raised over $35 million in private contributions, many from Georgia’s
largest corporations and foundations.
Fulton County/City of Atlanta Land Bank Authority (LBA)
The LBA is a public authority created to efficiently hold, manage and develop tax-foreclosed property in
Fulton County and the City of Atlanta. LBA acts as a legal and financial mechanism to transform vacant
property back to productive use and facilitate redevelopment in older communities that have suffered
from disinvestment and out-migration of residents and businesses. In March 2012, the Georgia state
legislature passed a law that gave LBA the power to purchase vacant properties. LBA has been active in
South and Southwest Atlanta in recent years, in particular in the Pittsburgh neighborhood.
Oakland City Plan ix
1
The focus of this proposed plan is the Outdoor Activity
Center (OAC), a 26-acre urban forest and nature preserve in Southwest Atlanta. This community profile of
the area surrounding the OAC includes demographic
and housing data, community amenities, and history.
The OAC is located in the Oakland City neighborhood,
in census tract 61 and in Neighborhood Planning Unit
S (Map 1). For data analysis, a target area of 13 census
tracts was chosen to most closely align with the Southwest Atlanta Neighborhood Collaborative’s (SWANC)
official service area (Map 20, Appendix).
larger household size, this suggests that the target area
has more inter-generational families living together,
and fewer students or young professionals living alone.
tThe target area is home to many single mothers: The
target area has a much higher percentage of femaleheaded households with no husband present than the
city (Figure 2). This household type represents more
than half (53%) of all family households and 30% of all
households.
Figure 2: Household Types,
Target Area Census Tracts vs. City of Atlanta, 2010
A: DEMOGRAPHICS
Race, Sex, and Age
tThe target area is primarily African-American: In
2010, 94.5% of the target area’s total population was
African-American, including more than 90% of each
individual tract. The southern and western parts of
Atlanta are predominantly African-American (Map 3).
Non-family: Single
Person
Family: Female, no
husband
Family: Husband
and Wife
Table 1: Population by Race,
Target Area Census Tracts, 2010
Other Non-Family
Race
Population
African-American
38,463
White
1,064
Asian
115
TOTAL
40,706
Hispanic/Latino (ALL RACES)
817
Source: US Decennial Census 2010
Percentage
94.5%
2.6%
0.3%
2.0%
Family: Male, no
wife
36%
44%
30%
17%
21%
23%
7%
13%
6%
4%
Target Area Census Tracts
City of Atlanta
tThe target area has large populations of females,
youth, and elderly: The target area has much larger
percentages of females, youth, and elderly, than the city
overall (Tables 4 and 5, Appendix). The target area’s
average household size of 2.42 persons was significantly larger than the city’s, 2.11.
Income and Poverty
tThe target area has low household incomes and high
poverty rates: All the target area census tracts except
two have median household incomes lower than the
city median ($30,332), and most have poverty rates
higher than the city’s (26%). Five of the tracts have
poverty rates above 30% and three tracts have poverty
rates above 40% (Figure 3).
Household Composition
tA large percentage of target area households are
families: The target has a much higher percentage of
family households (57%), than the city (43.5%). When
viewed together with the larger number of elderly and
Educational Attainment
tEducational attainment is much lower in the target
area than in the city, especially for men: The majority
of the target area population (estimated 55%) has no
college experience, compared to 35% in the city overOakland City Plan 1
60%
$60,000
50%
$50,000
40%
$40,000
30%
$30,000
20%
$20,000
10%
$10,000
0%
INCOME
POVERTY RATE
Figure 3: Income and Poverty
Target Area Census Tracts vs. City of Atlanta, 2010
$0
2009 Median Household Income
Poverty Rate
Source: American Community Survey Estimates 2006-2010
all, and only 24% of the target area has a college degree, compared to 42% in the city (Table 6, Appendix).
While educational attainment is relatively equal among
males and females in the city, females in the target area
are much more likely than men to have college experience or a degree.
B: HOUSING
Housing Stock
tThe target area has low home values: The target area
crosses into NPU-S, NPU-T, NPU-R, and NPU-I (Map
1). In 2010, these four NPUs had median home values
significantly less than the city’s median and among
the lowest in the city (Table 7, Appendix). NPU-S, in
which the OAC is located, has the lowest median home
value of any NPU in the city except one, NPU-K. The
median home value in NPU-S was $113,840, 50% of
the city median. Home values in NPUs in the northern and eastern, predominantly white parts of the city
Oakland City Plan 2
are generally much higher than those in the southern
and western, predominantly black areas (Map 2).
tHousing in the target area is of moderate density,
and is relatively old: The target area census tracts have
an overall density of 1.93 units per acre, which is less
than the city’s overall density of 2.14 units per acre,
but within the target area there is a broad range. The
census tracts closer to the city center have more than
4 units per acre but those farther out have just over 1
unit per acre. The average of all median housing ages
for the target census tracts was 49 years (built in 1963),
which is significantly older than the city’s median of
38 years (built in 1974). Oakland City is a pre-WWII
neighborhood that has not experienced significant
infill development or housing rehabilitation.
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C: COMMUNITY AMENITIES
Existing Amenities
The target area contains a very large amount of greenspace, including the Outdoor Activity Center and hundreds of acres in John A. White Park, Lionel Hampton
Park, and the Cascade Springs Nature Preserve. However, Southwest Atlanta is widely considered the most
underserved part of the city in terms of park facilities. Although valuable assets, these greenspaces are
underutilized because they lack critical infrastructure,
design, and programming.
The area is home to 2 libraries, Adams Park Branch
and West End Branch, as well as 2 public schools,
William Finch Elementary School and Brown Middle
School. The area has several golf courses and community recreation centers with swimming pools and
tennis courts, including 2 YMCA Branches. Immediately north is the Atlanta University Center, home to
3 Historically Black Colleges and Universities – Spell-
man College, Morehouse College, and Clark College.
Campbellton Rd. and Lee St. have vibrant commercial
corridors that were targeted for focused investment
in the last decade.1 The southern MARTA metro line
passes along Lee St, and 3 stops connect the area to
downtown: West End, Oakland City, and LakewoodFt. McPherson.
Planned Redevelopment: Fort McPherson
Fort McPherson, a military base southeast of the OAC,
was officially closed in September 2011,2 and is currently being redeveloped as a complete community,
including:
tBBDSFCJPNFEJDBMSFTFBSDIQBSLFYQFDUFEUPDSF1. See the 2004 Oakland City/Lakewood Livable Centers
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2. The base was closed as a result of the 2005 BRAC
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Oakland City Plan 3
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ate an estimated 10,600 jobs, with 2.4 million square
feet of office and lab space and 1,900 high-density
residential units
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street-level retail, hotels, public plazas, restaurants, offices and grocery stores
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National Register of Historic Places
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plan while criticizing its failure to integrate the new
developments into the surrounding community. It recommends amendments to the redevelopment authority’s plan and outlines concrete strategies for reducing
the barriers that isolate the new developments, so that
existing residents benefit from the improvements.
D: HISTORY4
Early settlement along rail lines (1821-1890)
The land where the Oakland City neighborhood is
In response to this plan, a community-based organiza- today was originally acquired from the Creek Indition in SW Atlanta, Georgia STAND-UP, conducted a
22-month community participatory research project
ŶŝƚǇŽĂůŝƟŽŶ͕ǁŚŝĐŚĐŽůůĂďŽƌĂƚĞĚǁŝƚŚƚŚĞ'ĞŽƌŐŝĂ/ŶƐƟƚƵƚĞŽĨ
and produced the Ft McPherson Community Action
dĞĐŚŶŽůŽŐǇ͛ƐĞƉĂƌƚŵĞŶƚŽĨŝƚǇĂŶĚZĞŐŝŽŶĂůWůĂŶŶŝŶŐŝŶƚŚŝƐ
Plan.3 This document builds upon the redevelopment ƉƌŽũĞĐƚ͘
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Oakland City Plan 4
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City Historic District.
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ans in 1821. The old Sandtown Road, which is now
Cascade Road, led to the Indian village of Sandtown
on the bank of the Chattahoochee River. Campbellton Road connected the area to the suburb of Campbellton, the seat of government for newly created
Campbell County. The Oakland City neighborhood
developed as a separate town, beginning in the 1890s
with the completion of a trolley line that connected
the area to Atlanta and other suburbs. Most development occurred between the 1890s and the mid-1950s.
Development along trolley lines created the inconsistent patterns of street orientation as roads ran parallel
and perpendicular to the railroad. The area developed
as predominantly working-class white, and has always
been primarily residential.
The development of railroads in the 1840s replaced
road junctures and stagecoaches with railroad terminuses as the primary centers of growth. Railroads
came to the Oakland City area in 1846 and again in
1849, but because no stops were made in Oakland City,
the area remained rural farmland, while terminals
in Atlanta and East Point caused urbanization. The
tracks of both railroads were severely damaged in the
Civil War, but both were rebuilt, and soon development began encroaching on the Oakland City area
from both north and south. The White Hall area,
due north of Oakland City, becoming one of Atlanta’s
fastest-growing suburbs in the decade following the
Civil War, and in 1868 was incorporated as West End.
Atlanta’s first animal-powered street railway was built
in 1871 and ran to West End, as did Atlanta’s second
street railroad, the West End & Atlanta Street Railroad
Company, built in 1872-1873. These lines directed
growth away from Oakland City, but eventually it
would spill over.
Incorporation of Oakland City and White Suburban
Development (1890-1920s)
Development encroached from the south when Fort
Oakland City Plan 5
HISTORY: SUMMARY
The land surrounding the OAC was acquired from the Creek Indians in 1821 and remained rural farmland for
decades because although railroads passed through, no terminals were constructed. Significant development
began along a trolley line in the 1890s after the completion of Fort McPherson, and Oakland City incorporated as
a municipality in 1894. The City of Atlanta annexed Oakland City in 1910, and industrial jobs and a new rail line
fueled heavy suburban development in the 1920s. The area remained primarily white working-class until WWII,
when large numbers of African Americans moved to the city in search of employment, and white households and
investment rapidly moved out. The area has been economically distressed since the 1950s and early 1960s.
McPherson was completed in 1888, and the land between it and West End developed rapidly in the 1890s,
much like the rest of the Atlanta area. Southwest
Atlanta farmland was subdivided into stan
was a
white working class neighborhood, although it always
had a small black population. As African Americans
moved west out of Atlanta, however, they began to settle Oakland City and West End more heavily. In accordance with a 1913 statute signed by Mayor Woodward
requiring residential segregation, several Oakland City
subdivision plats from this time period state that property was for whites only. A small black community
was established immediately west of Oakland Drive
along what is today Plaza Avenue (formerly known as
Bush Mountain Avenue), Ladd St, Bridges Avenue, and
Ingram Street. This is immediately south of the existing Outdoor Activity Center land, and many of these
properties are now slated for expansion of the OAC. In
1927, a realty company attempted to establish a subdivision named Lincoln Heights, immediately north of
the existing black community, but was unsuccessful.
In 1951, the same area was named Richland Hills and
developed for Whites only.
Despite a 1917 US Supreme Court decision that declared racial zoning a violation of the 14th Amendment, in 1922 Atlanta’s aldermen passed a zoning
ordinance that defined exclusively white and black
residential areas (Preston, 96-97). The Ku Klux Klan
had a strong presence in Oakland City and in Atlanta
city government (Kuhn 1990:313-4). In 1940, Oakland City remained predominantly white, with African
American residents clustered in an area bounded by
Donnelly Avenue, Peeples Street, Sparks Street, and
Lee Street (1940 Atlanta City Directory).
Throughout Atlanta, public expenditures were signifiOakland City Plan 6
cantly less in African-American areas than in white
areas. In Oakland City, the black community mobilized around the funding of public schools. When it
was annexed by Atlanta in 1910, Oakland City had one
school but by 1922 there were two schools: the original Oakland City School for whites and the Dimmock
School for blacks. In 1921 the City of Atlanta approved
$4 million in school improvements, and the school
assessment study selected both schools for expansion and improvement (Strayer and Engelhardt 1922).
However, money was authorized only at Oakland City
School, and not at Dimmock. In 1927, the white community in Oakland City successfully lobbied the school
board to close and demolish Dimmock School, leaving
the neighborhood without a school for black children. This was a direct betrayal of black voters, who
were crucial to the passing of school bonds in 1921
and 1926, and the government’s next several attempts
to pass education bonds failed without their support
(Recine 1969). Oakland City School was improved
and reopened in 1929 as Ragsdale Elementary School,
named after I.N. Ragsdale, an Oakland City resident
and the mayor of Atlanta. This school received an
addition designed and built by G. Lloyd Preacher,
the famous architect who designed the old City Hall
building and other well known Atlanta buildings.
The school is still in operation today, known as Finch
Elementary.
WWII, Change in Racial Composition, and Disinvestment (1940s-present)
Development had stagnated in Oakland City for
almost a decade during the Great Depression. Buses
replaced many of the old streetcars, which ran along
Lee Street until 1937 when replaced by trackless electric trolleys. The trackless trolleys ran until the 1960s,
when they were replaced by MARTA buses. Devel-
opment picked up again during and after WWII, as
housing need increased with migration to job centers,
especially for African Americans. Atlanta’s black
population increased significantly as Atlanta grew into
a large metropolis through typical post-WWII US suburbanization and sprawl.
By the mid-1960s, Oakland City was in decline, due
in large part to the departure of whites from the
neighborhood. Many of the original, predominantly
working-class residents were approaching retirement,
their children gone and incomes reduced. There was a
lack of jobs and a surplus of foreclosed and abandoned
homes. Many black families took advantage of low
prices, recently after the official end of Jim Crow segregation, to purchase homes in Oakland City. Starting in
1976, Congressman Andrew Young initiated a program called “urban homesteading,” which sold dilapidated houses for $1 to individuals that would renovate
them and help prevent land speculation. In 1971 the
City of Atlanta approved a proposal for a $1.4 billion
mass transit system with 64 miles of rail and bus way
lines with 41 stations and park-and-ride facilities for
30,000 vehicles. The proposal included a rail station
in Oakland City, on the line to Hartsfield International
Airport, estimated to be completed by mid-1977. The
line was not completed until 1984, however, and failed
to bring about the intended revitalization.
Today the Oakland City neighborhood is almost entirely black, with low household incomes, high poverty
rates, high vacancy rates, and large numbers of foreclosures, compared to the rest of the city. The neighborhood is still primarily single-family residential, with
much of the original housing intact. The Oakland
City Historic District was designated on the National
Register of Historic Places in 2003 in order to preserve Oakland City’s historic collection of early-mid
20th Century residential and community landmark
structures. The Outdoor Activity Center is home to a
practice field for the Atlanta Black Crackers, a former
Negro Baseball League team. Much of the West End
neighborhood immediately north Oakland City neighborhood is included in the West End Historic District,
also on the National Register. This area was a center of
African American culture for decades and has many
historically preserved homes. Map 31 in the Appendix
shows approximations of both Historic Districts.
Oakland City Plan 7
2
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This section highlights significant demographic and
housing trends in the City of Atlanta in recent years,
with emphasis on their impact on the target area.
These trends point to major community needs.
t5he target area’s population is declining: Although
the CDP estimated significant population growth from
2000 to 2010 in all of the Neighborhood Planning
Units (NPUs) in which this plan’s target area is located,
the 2010 census indicates that they all lost population
(Figure 4).
A: DEMOGRAPHICS
Population
tAtlanta’s population growth is stagnant: Population
growth in the City of Atlanta stopped in the 2000s,
despite growth in the 1990s that began to reverse the
decline of the 1970s-1980s (Figure 12, Appendix). The
city’s 2011 Comprehensive Development Plan (CDP)
estimated growth from 2000 to 2010 to be 29%, but
the 2010 census count shows an increase of less than
1%.1 The CDP estimated Atlanta’s 2010 population at
538,460, but the official census count was 420,003.2
Figure 4: Population Decline,
Target Area NPUs and City of Atlanta, 2000-2010
35%
25%
Black
61%
2010
White
33%
White
38%
Black
54%
Other
8%
9%
Source: US Decennial Census
0%
-1%
-4%
-15%
-25%
2000
Other
6%
19%
19%
5%
-5%
Figure 5: Change in Racial Makeup,
City of Atlanta, 2000-2010
29%
28%
15%
Racial Composition
tThe City of Atlanta is becoming increasingly white:
Atlanta’s overall racial composition is changing, most
significantly by an influx of white residents into the
city (Figure 5). Between 2000 and 2010, the African
American population decreased by 11.7% (28,795)
and the white population increased by 17% (22,763).
Although other racial groups make up very small portions wof the population, they also grew significantly.3
-18%
NPU-I
(Pop 20,741)
NPU-R
(Pop 16,452)
NPU-S
(Pop 10,204)
Estimated Growth Rate
-19%
NPU-5
City of Atlanta
(Pop 16,280) (Pop 420,003)
Actual Growth Rate
Sources: US Decennial Census and City of Atlanta
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Oakland City Plan 8
Income and Poverty
tPoverty in the city of Atlanta disproportionately affects African Americans, youth, and women: In 2010,
26.1% of the city’s population lived below the poverty
line (Figure 6). However, the poverty rate for blacks
(36.8%) was more than 3.5 times the rate for whites
(10.5%). The rate for children (40%) was significantly
higher than the rate for adults (22.5%). And the rate
for women (28.4%) was significantly higher than the
rate for men (23.6%). Despite widespread poverty,
3. dŚĞƐŝĂŶƉŽƉƵůĂƟŽŶŝŶĐƌĞĂƐĞĚďǇϯϵй;ϱ͕ϭϰϮͿ͕ƚŚĞ
ƉŽƉƵůĂƟŽŶŝĚĞŶƟĨǇŝŶŐĂƐ͞ƐŽŵĞŽƚŚĞƌƌĂĐĞ͟ŝŶĐƌĞĂƐĞĚďǇϭϭ͘ϴй
;ϭ͕ϮϮϳͿĂŶĚƚŚĞƉŽƉƵůĂƟŽŶŝĚĞŶƟĨǇŝŶŐĂƐ͞ƚǁŽŽƌŵŽƌĞƌĂĐĞƐ͟ŝŶĐƌĞĂƐĞĚďǇϯϴй;ϯ͕ϭϵϮͿ͘dŚĞƉŽƉƵůĂƟŽŶŽĨ,ŝƐƉĂŶŝĐͬ>ĂƟŶŽŽƌŝŐŝŶ
ŝŶĐƌĞĂƐĞĚďǇϭϰ͘Ϯй;ϯ͕ϱϮϵͿ͘
Figure 6: Poverty by Age, Sex, and Race
City of Atlanta 2010
0%
10%
20%
30%
40%
50%
26%
Total Population
40%
Under 18
23%
18 to 64
21%
65+
28%
Female
24%
Male
37%
Black
10%
White
Source: 2010 American Community Survey Estimates
only 2.1% of the city’s households received public assistance in 2010, and only 17.6% received food stamps
or SNAP.
tRacial income inequality is much more pronounced in
the city of Atlanta than in the region: Overall, the 2009
MHI for the City of Atlanta ($41,631), was more than
20% lower than that of the region ($53,182) (Figure 7).
However, the MHI for white households in the City of
Atlanta ($76,106) was more than triple the MHI of the
city’s black households ($23,692), while in the greater
Atlanta region, the 2009 MHI was $63,388 for whites
and $40,472 for blacks.4 These figures understate the
discrepancy between city and suburb because Atlanta
is included in the region.
Figure 7: Median Household Income
City of Atlanta vs. Atlanta Region, 2009
$76,106
$53,182
$41,631
City of Atlanta
Total Population
Atlanta-Sandy SpringsMarietta MSA
Whites
tThe southern and western parts of the city suffer
disproportionately from a lack of jobs: Jobs in the City
of Atlanta are overwhelmingly concentrated in the
northern and eastern, predominantly white parts of
the city (Map 4).
tAtlanta residents are increasingly commuting outside
the city for employment: In 2002, an estimated 45.2%
of the City of Atlanta labor force worked in the city,
but in 2008, only 41.6% worked in the city.ϲ In 2002,
only 19.5% of jobs in the city were held by residents of
the city, and in 2008 this figure was 18.3%. Increasing
numbers of commuters are likely due to a combination
of two trends: Atlanta residents increasingly forced
to travel farther to find work because of a shortage of
jobs, and persons who already work outside the city
moving into the city.
$63,388
$40,472
$32,077
Employment5
tAtlanta is suffering from job losses and unemployment: The City of Atlanta lost 19.3% of its jobs
(90,305) between 2000 and the second quarter of 2009,
with total jobs decreasing from 468,414 to 378,109.
This is a dramatically higher rate of job loss than in
the MSA (0.7%), the State of Georgia (1.6%) or the
US (1.0%). The unemployment rate for city residents
more than doubled during that time, increasing from
4.9% to 10.3%, as did the number of unemployed
residents, which increased from 10,010 to 24,574. The
unemployment caused by job losses was exacerbated
by a growing labor force, despite the city’s stagnant
population growth. In the second quarter of 2009,
there were 237,815 residents of Atlanta in the labor
force, which represents an increase of 34,706 (17.1%)
since 2000, and an average annual growth rate of 1.6%.
B: HOUSING
Housing Units
tThe city’s total number of housing units is increasing,
but growth has slowed in recent years: Despite the lack
of population growth in the City of Atlanta in the past
decade, the total number of housing units increased by
Blacks
Source: 2010 American Community Survey
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Oakland City Plan 9
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Legend
Employment *
0 - 999
1,000 - 2,499
2,500 - 4,999
5,000 - 7,499
7,500 - 9,999
1,0000 - 14,999
15,000 - 23,978
* Employment has been counted by TAZ
(Transportation Analysis Zones)
Housing Development
tNew development in the city has
been evenly distributed among
single-family and multi-family
units: New housing development
in the past decade has included
new housing types (condominiums,
townhomes), renovation and infill in historic neighborhoods, and
many large high-rise multi-family
developments. In 2008, 46.3% of
the city’s housing units were singlefamily units, and this figure has
been consistent for the past 20 years
even as the number of total housing
units has grown. Much of the recent single-family development has
occurred on infill lots within established neighborhoods with marketable retail districts (East Atlanta,
Midtown, Buckhead, VirginiaHighland, Kirkwood, Inman Park).
tBut multi-family buildings are
increasing in size: New multi-family
units have been concentrated in
/CR6CMGP(TQO%KV[QH#VNCPVC%QORTGJGPUKXG&GXGNQROGPV2NCP buildings with 10-49 units or 50+
units, and the number of 50+ unit
7
buildings has more than tripled since 1990.8 In con26%, from 186,660 in 2000 to 235,084 in 2010. After
trast, the number of buildings with 2 units, 3-4 units,
strong growth during the housing bubble of 20022007, new housing starts declined significantly in 2008 and 5-9 units has decreased. Low-density areas in
Buckhead, Inman Park, Midtown, Downtown, and the
and 2009 as a result of the foreclosure crisis and ecoOld Fourth Ward have been redeveloped as residential
nomic recession (Table 8, Appendix).
and mixed use buildings. These large, high-rise apartment buildings likely serve young professionals more
tTarget area NPUs all experienced increases in total
housing units from 2000 to 2009: Despite losing popu- than low-income households. Many new multi-family
developments are mixed-income communities built
lation, the four NPUs in which the target area is located all experienced an increase in housing units from on the sites of recently demolished Atlanta Housing
Authority (AHA) buildings.
2000-2009. This increase was moderate compared to
other NPUs.
tćFDJUZTQVCMJDIPVTJOHIBTDIBOHFEESBNBUJDBMMZ
consistent with national trends: AHA is the city’s
largest affordable housing provider, assisting over
20,000 low or very-low income households. But in the
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Oakland City Plan 10
ϴ͘ ^ŽƵƌĐĞ͗ϮϬϭϭŝƚǇŽĨƚůĂŶƚĂW
THE NEW PUBLIC HOUSING
In the HOPE VI “Mixed-Income Model,” public housing authorities such as the AHA enter into a long-term ground lease
with a public-private partnership that owns a new residential development. The housing authority contributes some
financial resources to the capital raised by the private developer (often through tax credits), and the ground lease reserves a certain percentage of the units for low-income households. The goal is to provide affordable housing in mixedincome communities close to employment opportunities and other amenities (schools, community centers, recreational
facilities, retail stores, banks, child care, etc), rather than in the isolated and underserved communities in which public
housing has historically been concentrated. The HOPE IV program represents a national shift in public housing provision
strategy and has been celebrated widely. However, many have criticized the program as well. Similar to the Urban Renewal programs of the 1950s-1970s, the HOPE IV model often results in the creation of far fewer new housing units than
the number demolished, or far fewer units receiving permanent operating subsidies sufficient to support families with
very low incomes. The new assistance programs often serve families who are ineligible for public housing, using smaller
subsidies and failing to serve the populations most in need (Popkin et al 2004). Also, some have criticized the relocation
process, the criteria used to select or exclude residents from new developments, and the varying degrees of success with
which families are in fact moved to more “mixed” communities (Popkin et al 2005, Kingsley 2009, Solomon 2005).
last 15 years, AHA has demolished much of their housing. Largely as part of the national HOPE VI program
(see “The New Public Housing” above), AHA has shifted its focus from large-scale public housing projects
to other housing assistance programs that attempt to
establish mixed-income communities in developments
owned by third parties.9 In early 2010, AHA’s Quality
of Life Initiative relocated approximately 3,000 households from 10 large distressed public housing projects
and two homes for the elderly. The number of AHA
assisted households living in public housing decreased
from 47% in 1995 to 15% in 2007, and the number using Housing Choice Vouchers increased from 33% to
57% in the same time period.10 AHA has more than
quadrupled its Section 8 HCV Program since 1996.
is not surprising, given that 2009 median household
income for renters was $26,933 and for owners was
$76,539. Also, housing cost burden disproportionately
affects households with lower incomes. In 2010, 88%
of households earning less than $20,000 per year were
cost burdened, but 47% of households earning between
$35,000 and $49,999 (the income bracket in which the
city’s 2009 MHI of $41,631 would fall).
Figure 8: Population Burdened by Housing Costs
City of Atlanta 2009
89%
Under $20,000
87%
65%
73%
$20,000 to $35,000
Housing Costs
tThe City of Atlanta has a serious housing affordability problem, especially for renters and low-income
households: In 2010, 47% of the city’s households
were housing cost-burdened, but this burden affects
55% of renters and 39% of owners (Figure 8).11 This
47%
$35,000 to $50,000
40%
43%
$50,000 to $75,000
13%
15%
Over $75,000
3%
39%
TOTAL
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11. DĞĚŝĂŶŵŽŶƚŚůǇŚŽƵƐŝŶŐĐŽƐƚƐŝŶƚŚĞĐŝƚǇǁĞƌĞΨϭ͕Ϭϯϱ͘
dŚĞĐŽŵŵŽŶůǇĂĐĐĞƉƚĞĚĚĞĮŶŝƟŽŶŽĨŚŽƵƐŝŶŐĐŽƐƚďƵƌĚĞŶŝƐ
ĞǆƉĞŶĚŝƚƵƌĞŽĨŵŽƌĞƚŚĂŶϯϬйŽĨŵŽŶƚŚůǇŝŶĐŽŵĞ͘
55%
Owners
Renters
Source: 2010 American Community Survey
irvie
w Dr
Pe
Pearl Laa rl Ct
n e Ct
O
Janice
Cir
Cora
l Wa
y
Dr
top
Dr
Whispe
ri
ur
y
Ce
nt
ak
k e Dr NE
Ct
rd
ga
As
Oak Grove R d
P
h
Sc
il
ra
ir
Shadowmoor Dr
Harvest Ln SE
Glenhill Pl
Mccl e an St
Candler Rd NE
Oakridge Ave SE
Oakridge Ave SE
Ashburton Ave SE
Ashburton Ave
Hooper St
Normal St
Stanto n St
eside
esta
Dr
Starline
Lancer Dr
Belm o nt Dr
Bixl
H
N Eiffel
Dr
ill
M
s
te
hi
W
C ir
a
No
rm
Corners Xing
Sherlock Dr
Tr
l
A
Tipany Ct
Corbin
Stirrup Ln SE
D Ln
r
ge
dr
id
oo
W
elen
Tux
Medlock Rd
Way
Ba r ton
r W
Hunter Aly
N Candler St
Barry St
Church St
S Mcdonough St
Allendale Dr SE
Rosemont Dr SE
Glenwood Ave SE
E La k
Parkland Dr
Wallingford Dr
Weslock Cir
Horse Shoe Dr
Bunny Ln
SE
Dr
ce
Candace Way SE
Blackmon Dr
Sunste de Dr
r
D
Fe
r
C ir
e
N Mcdonough St
Adams St
Lannon Ave NE
Quillian Ave SE
Daniel Ave SE
Quillian Ave SE
Summit Dr
Parker Ave SE
Mcafee Pl
W Starmount Wa y
Connie Ln
Rockhaven Dr
Scotty Cir
Mark Trl
S
Larkspur Dr SE
SE
SE
L avista Dr
A ltamon t Dr
Dr
Pl
Wendan Dr
Huron St
Superior Ave
ni g
n
Oakvie
w R
d
McKoy St
v ille Rd
N 4th Ave N
Fayette
5th Ave
NE
Rd
4th Ave
E Lake Dr NE
4th Ave SE
4th Ave NE
Fa
ye
tte
vil le
Club Pl SE
Carter Ave SE
E Lake Dr SE
3rd Ave
3rd Ave NE
3rd Ave SE
3rd Ave SE
Ave
2 nd
Pasco Ln SE
r
SE
Stonecliff Dr
Montcliff Ct
TamaTrl
ar a
El ck Trl
on
Montevall
Dr
g e Hills Rd
rita
He
N Superior Ave
r
Landov
er D
Dr
Wil
ton
N orthern Ave
Fairview Ave
At
Mar
Drexel Ave
Melrose Ave
2nd Ave NE
1st Ave NE
1st Ave SE
2nd Ave SE
Daniel Ave SE
Chelsea Dr
Merrill Ave
nd R
d
pla
E Lake
Winter Ave
Madison Ave
Mellrich Ave NE
Rd
iew
Oa
kv
Boulder Rd SE
Flagstone Dr SE
Flintw oo
SE
Ln
ood
Roll
ingw
Kenton Pl SE
Sunnyhill Dr SE
B road
C
s Cv
Casey
Rockcrest Ct
Rockknoll
Dr
n ite Way
Blue Gra
Connor Dr
s
es
Lov
el
Cedar Valley Ln
Lo veless
Yol
y
1 nch equa s 0 45 m es
e zuma
S p r i ng
s
R
d
eld
Fi
ld
O
Coffer Dr
Rd
Old Gra n t
u
O
kie
Ln
anda Trl
C
C
ir
Bouldervista Dr
Dr
Clark St
Cedar V
kn
nle
Rive
rH
ill
s
D
Santa L
eta
r
Dr
Orbit Cir
Orbit Ct
Telstar Dr
Rd
Un
Rd
Conley Dr
h St
urc
Ch
an
Fr
uld
er
Noahs Ct
Rd
Th
ur
m
n
Cabin Dr
d
R
d
Scott Dr
m
on
ur
Th
David Dr
Ma
Sw
g
eet n olia Ln
bria
r Ln
Cedar Grove Pl
ille
Ter
Sautee
rse
M oor
e
Ma
Tecumseh Trl
y Rd
nle
Rd
o nd
SE
na R
d
ca n
as
Ruskin Dr
Tara Dr
E Co
SE
Cedar Valley Ct
T
Janjolin Dr
Bons
al Rd
Mason Dixon
Rd
r
rm ond
D
ity
tC
Thu
Eisenhow er
K o ppers Rd
Forres
SE
Donnebrook Ln
Belfort R d SE
S
Cir
Pe nfield
Koppers Ct
Rd Se
King
Waynes
Smith
Orchard Ln SE
SE
Dr
Wilson Rd SE
King Rd
Ter
COUNTY
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052
Suncrest Ln NE
NE
iff Ct
Echocl
A
E
Cir
n
Clairm
E
N
Dr
d Fa
lls
vi e w
kwood R d
N Par
Scott Blvd
Sisson Ave NE
Iona Dr SE
D
Ben
cal
D
r
Ke
ys
to
ne
SE
n
d SE
R
ey
Cla
a nd Ct
Carroll Cir
Catalina Dr
Blackburn Way
Ann St
Buf
ord
Dr
Vill
a Es
ta Dr
Hill
Cr
n
Dre
s
Frontier Trl
Frontier Ct
NE
nR
d
nso
Joh
Exp
y
ast
rthe
No
ns
wy
Pk
tury
NE
d o D r NE
Trl
her
Fis
Eld ora
Continen tal Dr N
E
E
nn
Bo
Ravenwood Way NE
a rk
Cir
da
Rd
ont
Ct
r fs
ldo
Wa
L
s
Wil
liam
Emory Dr NE
Kirkwoo d Rd NE
Martha Ave NE
ew
Branham St NE
Lak
evi
Bates Ave SE
Bates Ave NE
Rocky Ford Rd SE
Watson Ci
St
Doyle
Hilbu
r n Dr
Ford St SE
SE
Belvoir Way SE
Joh
NE
ld Trl
NE
Medfie
Cen
B erk eley Ln NE
Fama Dr NE
N Amanda Cir NE
Mark Ln
M
Luckie Ln NE
Park
n
Dr
H eato
re st Rd NE
Ridge c
Ridgewood R
d NE
NE
Leonardo Ave NE
l
Locust St NE
Rogers St SE
Warren St SE
Campbell St SE
Ele a nor St SE
SE
St
rd
Ho
wa
S
SE
Clifton Rd SE
E L e Blv d SE
ak
Para
diso
gs
llin
Smi
Young St SE
F
Ar
ro
w
W ay
Arrow
ay Dr
Cliffwa y Dr
NE
Ln
ow
ad
Sh
ak
O
es Rd NE
o dacr
Wo
Rh
ine
la
yO
E
Ashl
e
N
Bridgeport
rui
Vistavia
G atewood
rN
E
D
NE
dR
Ox
for
NE
NE
k wy
Harold Ave NE
Clifton Rd NE
Hardendorf Ave NE
Arizona Ave N E
Clifton St NE
Clay St NE
Wyman St NE
Clay St SE
Wyman St SE
Te r SE
C lifton S t SE
Ora Ave SE
E
Av
e SE
Av
e SE
Dr SE
hro
p
Wint
Sta
Pa
oli
ke
Maynard Ter SE
W Hospital Ave
Corsair Dr
Clairmont Rd
Clair m ont Rd NE
NE
Dr
e
Ba
ttl
ir
Cir
Inn
r
Bristol Dr NE
aks
d O
r e l Park Cir
Jody Ln NE
Christmas Ln
Rd
e
Cir
NE
Dr
re
Ct NE
Liawen
NE
Clifto
n Way
Hous
ton
Mi
ll
R
Ark
Ha
NE
Oa
kda
l e Rd
a te
rP
Page Ave NE
Brooks Ave NE
Glendale Ave NE
S t NE
ne
Wood
bi
yn
ard
Ma
Greencove Ln SE
Flora Ave NE
Mayson Ave NE
Whitefoord Ave NE
Hutchinson St NE
Lowry St NE
Leslie St NE
Vinson Dr SE
Harold Ave SE
ye
Fa
t Ln
Cl
iff w
Georgian
E Geor Dr W
gian
Archway Dr
N Skyland Way NE
E
y
E
N
d
Br
i
roak
s
Bria
Nantahalla Ct
Bramble Rd NE
C liff
es
a
Burton D N E
r
E
N
r
D
R
on
J oh
ns
NE
Pl
ita
An
NE
cli
ff Rd
NE
iar
Br
Rd
ale
rin
gd
Sp
N
Pl
NE
Terrace Ave
Oakdale Rd NE
Candler Park Dr NE
Ferguson St NE
Mell Ave NE
Dixie
Lamon Ave SE
Eastside Ave SE
Patterson Ave SE
Monument Ave SE
Blake Ave SE
Ave SE
Eastside Ave SE
Stockbridge D
SE
Dr
e
Cavanaugh Ave SE
Cloverdale Dr SE
SE
Cir
Sargent
Asp Dr
Cr
e
Cir
Hatfi e ld
Moreland Ave SE
Moreland Ave SE
M oreland Ave SE
M o reland Ave SE
Club Dr
Locke Dr SE
Moreland Ave SE
Regis Rd
ille R
d SE
t tev
Re
Melrose Ave
T urner Rd SE
Akron Dr SE
tP
oma
sville
God
dard
Th
Lathro
p St
Ville St SE
Burk Dr
l
us
tria
Dr
Park Ln
Ringle Rd
Surrey Ln
Ti
Cir NE
e
Trl
N
E
NE
Cir NE
n
r NE
ta
Vis
D
D
ldc
liff
Wi
ore
st
Bro
okf
Bernadette Ln
NE
NE
Slo
e
ds Ln
NE
Rd
NE
Trl
Shepher
s Ln
ne'
Ja
R
Rock Cr
Anit
e ek D
a Pl
r
N
t
SE
ir
C
e
Br
uc
SE
Pl
Pontiac
Elleby Rd SE
Park Rd SE
Marion St SE
SE
Ct
ar
tin
M
Burroughs Ave SE
C
r
u llie
oo
NE S
Ave
e
obl
Blvd NE
N Virginia Ave NE
Moreland Ave NE
d Ave NE
Sterling St NE
Morelan
Moreland Ave NE
Moreland
Sterling St NE
Elmira Pl NE Euclid Ter NE
Candler St NE Candler St NE
Moreland Ave NE
Moreland Ave NE
Moreland Ave NE
Marion Pl NE
Wrenwood Pl NE
Sanderson St NE
Aberdeen St NE
Leslie St SE
Dahlgren St SE
SE
Haas Ave SE
Moreland Ave SE
Brownwood Ave SE
Ct SE
Dr
w
St SE
Sloan
Haas Ave SE
ir
la
Waltha ll St SE
Cleveland St SE
Moreland Ave SE
Moreland Ave SE Moreland Ave SE
Macon Highway 42
Moreland Ave SE
Gibson St SE
Stovall St SE
Stovall St SE
Lytle Ave SE
Cir SE
ck
mlo
He
SE
SE
Gilbert St SE
Woodland Ave SE
Alloway Pl SE
e
al Guard
Underwood Ave SE
s
Doa
Gilbert
St SE
Moreland Ave SE
Moreland Ave SE
Ct
Ormewood Ter S E
Walker Ave SE
Le s ter Av e SE
GA N ation
SE
Hale St NE
Selman St SE
Chester Ave SE
Chester Ave SE
Vernon Ave SE
ve
Gilbert St SE
Moreland Ave SE
Moreland Ave SE
Spruce St NE
R osedale Rd NE
Dr
La nier
NE
Vance Ave NE
Rd
NE
dd
To
Frederica St NE
Seminole Ave NE
Av
e
r n e tt St NE
nc
Si
NE
Albi
on Ave
Ba
Ashley Ave NE
SE
Eloise St SE
Confede
rat
Ave SE
dale
Avon
SE
Pasadena Ave
Mifflin Pl NE
Lanier Pl NE
Wayne Ave NE
Greenland Dr NE
Barnett St NE
Lakeview Ave NE
SE
A ve
Wea
the rsto
mo
re
NE
e Pl
ng
sid
Lenox
M
or
ni
Rd N
E
Wellbourne Dr NE
E
d
Vedado Way
NE
Mon
roe
Dr
NE
Lakeview Rd
Monroe Cir NE
Mackenzie Dr NE
Prospect Pl NE
Corley St NE
Sampson St NE
Boulevard NE
Hogue St NE
Howell St NE
Howell St NE
Howell St SE
Bradley St SE
Cooks Aly SE
Airline St NE
Tye St SE
Berean Ave SE
Kalb
Park Ave SE
Berne St SE
Rosedale Ave SE
S
e
t SE
St
Park Ave SE
Benteen Ave SE
Funston St SE
Funston
Skyland
P arkridge Dr NE
b urn
Ln
Tryon Pl NE
sh
Hw
rd
Dr NE
Wawona Dr NE
Bu
nu
m
Rd
NE
Ew
ing
Dr
NE
Nes
bitt
Dr NE
Poplar
Spr
ing
Bu s D r NE
rc
rfo
F
Bat
Oo s tanaula
NE
rs
Lenox Walk
T
dy
d y Pl NE
oo
Du
nw
Du
nw
E
idan
n
ha
NE
Dr
NE
Rd
ma
nd
ath
Ar
Str
Adina Dr NE
State Ro
ute
I nter
400
sta
te
85
NE
Rd
NE
Manchester St NE
e
woo
Wild
Cu
Taft Ave NE
Sargent Pl SE
Fairlane Dr SE
Altaview Dr
S
d
lv
port
de
Jefferson St
Pa
r kri
d
ier Dr N E
Lan
NE
Rd
ee
htr
Dogwood Ter NE
Appalac
hee Dr NE
E
E Club Dr NE
N
e Dr
ub
Cl
Cir NE
Roxb
oro
Fe
Lenox Pl NE
at
te
NE
a T
er
a nterbury Rd
NE
W
d
NE
C
State Route 400
Ind
ee
Pe
ac
htr
t NE
St NE
Dickson
Fala Pl
NE
Herman
ce D r NE
NE
NE
ov
e St
Ta
llu
lah
Gr
Pe
ac
Mabry Ln
NE
NE
e
nc
En
tra
SE
l Dr
ria
Me
mo
C ir
NE
Dr
Club Ter NE
C
C lub Dr NE
Lakehav en
Dr
SW
Trin ity Ave
Dr
State Route 400
Ivy Ln NE
State Route 400
P
NE
C
ir
tt
NE
Dr
ale
Da
amb
er
McG
Pl
Woodson
Main St
Grant Ter SE
Hill St SE
Chadwick St SE
Fremont S
Meador Ave SE
Ci
r
Jay Pl SE
An
t w erp Dr SE
E
Linda Ln SE
Tonawan
Lois Ln SE
Dr
NE
te Ct
r Ga
dso
Win
NE
g ary D r
en
Carmain
Dr
ute
Ro
at e
St
40
0
Stat N E
e Ro
ute
NE
NE
Ivy Rd NE
a se
h ase
E
N
Dr
on
hi
es
M
at
N Fulton Dr NE
Lookout Pl NE
Grandview Ave NE
r NE
Te
Bren
two
od
od Dr
NE
r ch
wo
Acorn Ave NE
ond
Forrest Way NE
Sh
ar
NE
mo
Ar
Ma
dd
ox
Dr
NE
rk
Ln N E
E Pa
Barks
S Prado NE
d al e Dr NE
14th Pl NE
Myrtle St NE
Argonne Ave NE
Durant Pl NE
Park w ay Dr NE
Hunt St NE
Pin
Fel
ton
Dr NE
Parkway
Cur
rier Pl
Dr
NE
Parkwa y
Dr NE
Boulevard NE
E
Jackson St NE
Fort St NE
Hilliard St SE
Harden St SE
Grant St SE
Oakland Ave
Oakland Ave SE
Grant Ter SE
St SE
Kent St SE
Cherokee Ave SE
SE
Gault St SE
St
ic
Er
A ve SE
w tell
Sa
Ave SW
Oliv e St SE
Bonn St SE
Dr SE
p ton
Conrad Ave SE
SW
SW
d
R
ters
Wa
Hapeville Rd SW
Highbury Trl SW
Glenr
ose Ct
Pennington Ci
SW
r SW
B lvd
Ave
nson
Briarwood Hills Dr NE
State Route 400
Ct NE
Kendall
S tate Route 400
head Dr
ck
Skyland Dr NE
h ey Cir NE
400
latc
Tree Haven Dr NE
M
Mcc
y NE
an
s
rW
a
rid
ke
Lo
ken
bac
L n NE
erly
Bev
Haverhill Dr NE
Ln
ma
on
Whittin
g
Em
G
D
r
NW
Dr NE
St
NW
Pl NE
rk
Pa
Butler St NE
Bell St NE
Bu
tle
r St
SE
at
t
St
Moore St SE
SE
Kelly St SE
Fraser St SE
Terry St SE
Martin St SE
Ami St SE
Ami St SE
Reed St
Terry St SE
Martin St SE
Violet St SE
Martin St SE
Campbellton Rd
SW
r SE
M
ilto
n Te
M
cd
St
Swallow
Baywood Dr
Jernigan Pl SE Jernig a n Dr SE
SW
Bi
c k nell St
Polar Rock Ave SW
Lavist
Convoy Dr SW
Dr
Robi
slie
Le
p Rd
Loo
Inte
rn
ort
Airp
High Point Rd NE
Morris
Mystic Dr NE
Cha
E
E
N
Iv
y
NW
Rd NE
Honou
m
nta
Fro
Valley R
d
NW
r
Valcouri
Sq
D
s
Cains Hill Pl NW
ng W Ear
ay
ly
NE St NW
Slaton Dr
NW
NW
E
NE
Rd
es
rn
Ba
NE
tree St
Peach
E
N
W Peachtree St NW
Yon
ah
Cresc
Juniper St NE
Cypress St NE
St NW
Peachtree St NE
ac
h tree
Pe
Fraser St SE
Kelley St
Kelly St SE
h e rry St NW
Plum St NW
Fo
Pryor St SW
Pryor Rd SW
ge
n
M
SW
d
Re
Main St
St
in
Ma
n Rd
er
ma
St
Sh
Sunset Dr
So
uth
Ha
Scott St SW
N Fulton Ave
Russell St
Main
Rd
ad ow
Me
Par
kwa
C lair y Dr
e
St SW
Jo
St
coln
Lin
SW
d
nR
yn
ol
ds
D
r
Harden Rd SW
Adams St SW
l
Pryor Rd SW
Nelms Dr SW
Reyno
Clevel
Beeler Dr SW
Hwy
e a rwood D r S W
Av
e
SW
Cascade Palmetto
Forest Hills Dr
Commerce Way SE
e Ave
Lak
Jackson
Ct
ins
rk
At
lan
ta
S Fult Ave
on
Av
e
Av
e
Pe
Elm St
Union Ave
GA
No
St
y Ave
Wh
itne
tel
le St
Es
hi
tn
ey
en t Av e NE
Williams St NW
Holly St NW
Techwoo d D r NW
Lovejoy St NW
Luckie St NW
Venable St NW
St
SW
St
BrSW
oa
d St
g
SW
d
rin
oa
St
rsy
th
Br
Pullia m St S W
Crew St SW
Pulliam St SW
Fortress Ave SW
Pryo r St SW
West Ave SW
Moton Ave SW
O'Henry St SW
Booker Ave SW
Hobson St SW
Spring St Nw
s hire Pl NW
Holly St NW
Holly St NW
Fowler St NW
Lyle Pl NW
Barnes St NW
Francis St NW
Atlantic Dr NW
Snyder St NW
Center St NW
Lee St SW
Atlantic Dr NW
Sp
Mangum St SW
Man
Ira St SW
Smith St SW
Smith St SW
Ira St SW
Coleman St SW
Sims St SW
Hubbard St SW
Hubbard St SW
Main St
Welch St SW
SW
tt Pl
Ev
ere
Desoto Ave SW
Beatie Ave SW
Athens Ave SW
Belmont Ave SW
Cir SW
Diana Dr
SW
Diana Dr SW
a
Stewart Ave
Lake Ave
Oakdale Rd
s St
Sim
rtle
My
e
Av
Bolli
r Ct
Brookwood Dr NE
D
Glenwood Dr NE
NE
Plaster Ave NE
NE
W
illo
Ed w
is Av
on e NE
Av
eN
E
Fair h
aven Cir
n Rd
l air Dr NE
Parkdale Way NE
Montc
de
W
NW
Dr
ll
Pine St NW
Brooklyn Ave NW
Kenwood Ave NW
Groveland Ave NW
Hawthorne Ave NW
Mecaslin St NW
Hirsch St NW
Mecaslin St NW
Mecaslin St
State St NW
Mecaslin St SW
Curran St NW Curran St NW
Flynn St NW
Flynn St
Mcmillan St NW
Terrell St NW
Dalney St NW
NW
t NW
S
der
s Ave
Pon
Davis St
Emmett St NW
Davis St NW
Ca rter
Mangum St NW
gu m St SW
Elliott St SW
Walnut St NW
Electric Ave NW
Maple St NW
Electric Ave NW
Postell St NW
Northside Dr NW
y
ile
SW
Ba
SW
e Dr
St
ker
rth
sid
SW
No
Wal
St
rs
te
Pe
St SW
hries
Smith St SW
Hump
SW
Lowndes St
Oakhill Ave SW
Dewey St SW Beryl St SW
Heard Pl
Garibaldi St SW
Windsor St SW
Echo St NW Echo St NW
Fox St NW
Griffin St NW
Sunset Ave NW
Elm St NW
Vine St SW
Mildred St SW
Benjamin St SW
Lee St SW
Allene Ave SW
Everhart St SW
SW
Lisbon Dr
Oana St SW
Bader Ave SW
W
Harwood Dr SW
Camp Creek P k wy
Hope St
Elkin s St
Av
e
ia
Lang Ave
in
rg
Vi
Harding Ave
W
Rainey Ave
Shenandoah Ave NE
Branch Ave NE
Rd N W
ve
rs
Ri
Cottage Ln NW
Ardmore
Rd ll w
NW ood
Anja
co Rd
NW
ltha
Wa
R
Greystone
Emery St NW
e
ab
Tr
NW
English Ave NW
Newport St NW
Sciple Ter NW
SW
Billups St
Fu
Millirons Dr
Springdale Cir SW
Sylvan Rd
Springda le Rd SW
Camp Creek Pkwy
N
le R
d SW
S p ringda
Palm Dr
Harlan Dr
Sylvan Rd
Springda
le Rd
Dr
on
Blount St
Roosevelt Hwy
s St
Sim
International
Main Dr
S Phar
h
rs
be
Ha
te S
t N
W
Broo
NW
Alton Rd NW
Montview Dr NW
Haven Ridge Dr NW
d
M
o rfl
e
D
e
n
Spri
M a rvin St NW
Springer St NW
NW
Peeples St SW
Azalia St SW
SW
e St
Le
SW
St
e
Le
Hartford Ave SW
Graham St SW
Fairbanks St SW
Hartford Ave SW
Sylvan Rd SW
Rd
ran
ch
Co
ep
Pe
Biglin St SW
St
s
le
Campbell Way
Fallview Ter
Jefferson
John Freeman Way
Norman Berry Dr
Lindmont Cir NE
Ct NW
Haw
kD
r NE
Kitty
da le
ell
a
Wo Dr NW
rth
a
Pi n
el
NW
Rd
Tux edo
Knollwood D r NW
NW
Va
lle
y Cir
ew
An
dr
NW
Normandy Dr NW
NW
W
Arden Rd NW
NWN W
W
Fairmont Ave NW
English St
Fo
ste
r St
Lee St SW
Addie St NW
Lindsay St NW
Oliver St NW
Finley Ave NW
Cairo St NW
Paines Ave NW
Etheridge St NW
Simmons St NW
Norfolk St NW
Lindsey St NW
Neal
Temple St NW
Ollie St NW
Taliaferro St NW
Booker St NW
Par
Ozone St SW
Euharlee St SW
Lee St
Dargan Pl SW
Hall St SW
Selwin Ave SW
Oakland Dr S W
Brewster St SW
Dorsey St SW
Pali
Darl
sad
ingto
es R
n Cir
d NE
NE
S t SW
Hardee Ave SW
Lee
Lanier Dr
SW
Lee St SW
SW
Murphy Ave
Lee St SW
NW
1st St
Delta Dr
Delta Dr
Fortner St
Toffee Ter
Pl
n e Dr NW
D r NW
gon
Ar
rd un
Ve
Ar
rN
W
D
Rd NW
Arden
rR
ve
Do
W
h
o rs Crsg
D eFo
foo
De
Herndon St NW
Law St NW
Pl
al
Ne
W
1st St SW
Dargan Pl SW
Grady Pl SW
Queen St SW
Hopkins St
Lawton St SW Hall St
Hall St
Cerro St
Atwood St SW
Indale Pl SW
Wyla nd Dr SW
Epworth St
Bye
Epworth St SW
e Ave
Harde
St S
W
e
tle
y St
Gl
NW
en
al d
Way
Br
an
S
t
Woodland
Woodland Cir
S Bayard St
North St
Bayard StBayard St
ryla
nd Ave
Magnolia St
Ma
Lee St
Monroe St
ar
St
rb
Ba
Broadland Rd NW
los
e
do
Tuxe
An
NW
R
e ld
rnin NW
g
Mo
Dr
Rockingham
P l NW
or
th
sw
at
Ch
d
nal
Gle
Dr
Ellsworth Industrial Dr NW
NW
ve
A
e
Carr St NW
Carr St NW
Hall Pl NW
Rice St NW
Glass St NW
cadia C
Ar
pe C
Staffo
rd St
Stanho
NW
Scott St NW
Burb a nk Dr NW
t SW
Burb
ank
ffor
Dr S W
d
Main
Hol d erness
St
SW
St
rS
ai
Ad
Chicamauga Ave SW
Langhorn St S
W
Hopkin s St SW
A twood St SW Atwood St SW
Willard Ave SW
Graymont Dr SW
N Bayard St
Humphries St
Winburn Ter
Ne
wn
an
Av
E
rtin rrest
St
Av M a
Ma
rti n S t e NW
Ma
St
Randall St
Harris
Harris St
Atlanta St
Randall St
St
E Point
n St
Mai
SE
Way
t St
ry
do St
tte
Plan
Ba
Park Ave NE
NW
Jettridge Dr NW
NW
Ln
id
Re
NW
ate D
r NW
rog
Har
M emorial Dr SE
SE
mor
ial Dr
Me
Foxcroft Rd NW
D r NW
Ranier
Kilb
y Pl
Rilm
a n Rd
NW
Pin e stream Rd N
W
Greendale Dr NW
e r Rd NW
Verlaine
Way N
B ohl
Hills Av
e NW
idge Dr NW
lb r
Pierce Ave NW
Anthony Pl
or P
Elin
Woodl a wn Ave N W
Childs Dr NW
Chappell Rd SW
Mathewson Pl SW
Enota Pl SW
Altoona Pl SW
Mathewson Pl SW
Rochelle Dr SW
Gaston St SW
Lore n zo Dr SW
Graymont Dr SW
Kenilworth Dr SW
Elizabeth Ave SW
rS
or
Th
gee
Mc
T er
Fo
St
in
r St
RN
Ma
Le
ste
Mar
tin St
RN
Carmichael St
Le
ste
r St
Oa
k St
Semmes St
Wal
n St
Mai
St Cherry St
Elm
Myrtle St
Madison St
Kite Rd
Myrtle St
Madison St
Jackson St
Jackson St
Adams St
Madison St
Howard Dr
8th St
Jones St
Pearl St
Low
nde
s St
College St
Fran
College St
cis St
Hemphill St
Con
nall
y St
SW
Orm Coo per Virginia
ond
St
White St
St SW SW
Washington St
Brya
Reed St
Roo
n St
sev
Jefferson St
elt Hwy SEMai
n St
Bue
na
Roo
Lee St
seve Vista Ave
lt Hwy
SW
Lakew
oo d Ave
Main St
St
Lee St
Main St
e
Le
Acce
s
vd
rp
or
t Bl
nn Be ec
ec
hw
Main St
to
r Rd o o d Ave
SW
Ai
t Co
or
Ai
rp
Wils
o
ve n C
ir
Stanton Rd SW
Lawrence St
Stan
Ma
ple
St
k Dr
Kimmeridge Dr
Cloverhurst Dr
Larose St
Dr
Victoria St
s
Conley St
Napoleon St
Atlanta St
Conley St
Davis Ct
G
A
Elbridge Dr NW
NW
Francis Pl NW
Elmwood Rd NW
Lanier St NW
Ezra Church Dr NW
Whitaker Cir N W
Richardson Rd NW
Leathers Cir NW
Federal Dr SW
Racine St SW
Laurel Ave SW
W Ontario Ave SW
Laurel Ave SW
ar
io
Wel
Av
Wellington St SW
li n gton St SW
e
Inman St SW
O
nt
E
e SW
Av
rd
illa
W
a
nid
Ave
SW
e
Av
ad
e
sc
Chatham Ave
Westmont Rd S W
SW
Wichita Dr S
Lockwood Dr SW
Loc
kha
Willow Trl SW
Aniwaka Ave SW
Alma St SW
Ridgewood Ln SW
Poole Dr SW
Pinehurst Dr
SW
Alder Ln SW
SW
Hadlock St
d
R
to
n
Plaza Ln SW
irCa
Pointview Dr
Delowe Dr
Laurel
Ln
Cloverhurst Dr
Dobbs Way
Harris Dr
Pollard St
Harris Dr Rooseve
lt Hwy
Pierce St
ay
N Napoleon St
N Napoleon St
N Atlanta St
Atlanta St
Conley St
W
Atlanta St
Flowers Dr
Ave
Stanton Rd
Pinehurst Dr
Westover Dr
Hickory Pl
Ct
Rid gecrest Ln
Cl
ar
N
La
nc
as
ter
Luther Dr Dr
S Clark Dr
W ay
r
Rd
Mcken
Parkview Dr
sC
t
Sim
n
NW
Dr
NW
dval
e Dr
Woo
NW
on Rd
rm
Ga
es
le
y
W
W
e sl
Hyde
NW
Plantation Rd
a nover
r NW
D
al
er
sh
H ab
W
N
Jetal Pl NW
Marktwo Pl NW
Emily Pl NW
Pelton Pl NW
NW
A ve
is
no
Westmeath
Clover St SW
SW
Kennolia Dr SW
St
Ca s
Westridge Rd SW
Anchor
Cahaba Dr SW
Ter SW
C
W
e
Myrtle Dr SW
Delowe Dr SW
De
low
Collins Dr
Dr
Mulberry St
Penrose Dr
Bent Creek Way SW
Headland Ter
Riggs Dr
ay
W
te r
hes
stc
We
Dr
Boulder Way
Dr
Dr
Dodson
Pebble Dr
Herschel Rd
Ross Dr
Charles Dr
W ay
SW
Beecher Ct SW
S hirley
Beeche
d
Dolphin Dr SW
Av
e SW
ne
Downs Dr SW
Boulevard Lorraine SW
Pollard Dr SW
ai
L
Laurelwood Dr SW
Ivydale St
Castlewood St
Ct
ll y
Ho
Po
we
in
Dr
Mount Olive Rd
Calmer Cir
Glenda Dr
Rosemary Ave SW
Ferris St SW
Brennan Ln SW
Handley Ave SW
et
her
R
B eec
SW
Rd
iew
hv
ig
Herring Rd SW
nt
SW
Do
Marvin Ln SW
Wood
Overlook Dr
d son Dr
Rantin Dr
m ony
Dr
Flamingo
Ter
Dresd
Sce nic D
r
Te r
ac
m
to
Po
Redwine Ct
P o tomac C t
Mount Vernon Dr
SW
Dr
La
ke
Kare n R
d
Sequoyah Dr NW
R d NW
lley
Va
ge
ver
sto
NW
Fe
rnl
We
NW
n Pl
Bo
lto
N
h R
d
Ply
Annie St NW
Ellen St NW
K err
y
W
N
NW
es Ave
Jon
NW
tP
l NW
Mar
Charlotte Pl NW
Emily Pl NW
S Eugenia Pl NW
Illi
Aberdeen Dr NW
Lakewood Fwy SW
Simpson Ter NW
Anderson Ave SW
Dahlia Ave NW
Shirley Pl NW
Barfield Ave SW
Henry Aaron Ave SW
Addington St SW
Lilla Dr SW
Willis Mill Rd
W
F a lcon Dr SW
SW
SW
n Cir
Audubo
Dr
rd
Ca
l
Willis Mill Rd SW
dso
n Dr SW
Woodland Ter SW
Fo
R od n ey Dr SW
Way SW
ab
er
ry
Ch
in
Bonnybrook Way
Greenbriar Pl
r
D
Briarwood
Lucile
St
Jo
h
n Dr
Sir Henry St
Prince George St
Ale Cir
Young
Paran Pines Dr NW
d
i
W
Rid
NW
Adams Dr NW
C
Cato St NW
Mildred Pl NW
Oak St NW
Alta Pl NW
N Grand Ave NW
Gary Rd NW
ire Cir NW
Commodore Dr NW
h
e NW
Cedar
Cox Dr
Dogwood Dr
Willis Mill Rd SW
Kelso Dr SW
r SW
Ca
tiv
o
D
Hope Ct
Ker
Sizemore Ave
N
e NW
ut Av
N
e
A da
Av
Loo
ko
Hall St NW
Fairfield Pl NW
Westland Blvd NW
Hollis Ter NW
W
S
W
W
ay
Tyewood Ln
Kingston Ter
Alden Gree n Trl
Rockwood Rd
Pine Valley Ln
G
le
nd
ale
Pyrite
Tejas Trl SW
Stone Hogan Connector Rd SW
N Desert Dr
W
DrN
ood
Rd N
W
NW
rl y Rd
R
Riv e
Ln NW
NW
Rd
tta
rie
Ma
R
Mauldin St NW
Mccal
lie
NW
NW
NW
Agnes St NW
2nd St NW
1st St NW
Lakewood Fwy SW
St James Pl NW
e NW
Av
Ridge
s Dr NW
Ridg
e
Colli er Ridge Dr NW
Simon Ter NW
W Simon Ter NW
Chilton Dr NW
st Ridg
e Dr
Chalmers Dr NW
C ir
Harl
Lynhu
rst Dr
SW
SW
Ln
Fielding
Thackeray Pl SW
Haldane Dr SW
SW
Tuckawanna Dr SW
Ln
Shore Dr SW
Adams Dr SW
Maxwell Dr SW
Bonnybrook Way SW
Ed
Rex Ave SW
SW
y
Carlow Dr
chw
Bee
ian Rid
P ar
Pa
ce
s
Rivermeade
Dr
W
tN
S
s
lin
r
ne
Ab
wer Pl NW
ht o
Camp
bellto
n R d SW
Hig
NW
Ozburn Rd NW
Robert St NW
Albert St NW
Hood Ave
en
NW
NW
k er
Hood Ave NW
Venetta Pl NW
NW
Stratford Dr NW
an Rd
SW
Harwell Rd NW
d
M
id
see Dr SW
Hiawas
SW
Dr
Sw
in Rd
Aust
King Charles Rd SW
King Alfred Dr SW
Dr
h
rra
Da
Flintlock Rd NW
ho
St
ill
Dr
Pt
d
Tet o
n
lR
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al
Cra
a nd
g
Fe
rry
Fa
Dr
Rd NW
rm
Fa
R andall
y
Rd
ol
C
Pl NW
7th St
Wedgewood Dr NW
W
l NW
Woodmere
Dr NW
r Te
rN
W
Fore
NW
Memorial Dr SE
V
ke
O a kcliff Ct
Oak Trl NW
Sc ott St
SW
eld Dr
Lynfi
SW
Laur e lmont
Braemar Ave SW
Redbud Ln SW
Ke
Yates Rd
Co
me e
m
Marcea
ner
v
own
Unknow n Na
Na
nold
n Ar
Cir
Joh
y Dr
lle
l Ct
l
Tr
Ct
Holly Cir
Con
Pl
Mont
Iris Dr
Azalea Dr
Trl
Bo
stria
Cherokee
nne
ro Rd
Sco t t R d
ollow Ct
ck H
ling Pl
Rol
Way
alle y
du
n In
Shieldcrest Way
Dr
Lk
lin Way
Claron Ave
Bowma
h Rd
W
bi
Ca
Ro
e
Blu
Ave
Dr
t Rd
f
Rockcrest
B arbara Ln
Rd
oug
SE
Dr
Janjo
je
Dr
R ockey Va
C r eek Ct
ess
c Dr
Rockl a ne
Seven Oaks Cir
l
Natchez Trl
Rd
Acc
ma
sa
gh
Tr
er Pl
Riv
Rd
River
rington
ar
Li
ou
Wilburn Rd
don
ra
sbo
Conley Cir
ran s por
Eisenhower Rd SE
Joa
Rd
Mnr
y
ist
M
SE
Ja
k Rd
ee
od Trl
erwo
Trl
e
ute
Cr
Flow
Amor Ct
San Marco Dr
Sa
E
ole
Po
Cir SE
Mc
Southside In d ustrial Pkwy SE
Lacey
M
cd
on
Old
Dr
Ol
In d ustrial Pkwy
Simon St SE
Atkinso
n
d
Ave
Main St
nd
rel a
l Rd
Lancaster Rd
ter Rd SE
cas
SE
Koppers Rd
Mo
l
s Mi
Cir
Jone
r
Ridge
Pinehill Pl N W
W
NW
Trl
Ha rris
Rd
u se
Dr
w ood Dr
Pa
n
W
Valle y D
Orch a
Pa rad ise
S
Churc
h Rd
Ln
rc h
NC
hu
Fairburn Rd NW
Fairla n e C
NW
In
di
go
Ln
re
Memor
NW
Caron Cir
lto
n
Rd
ial Dr SE
NW
Skippe r Dr NW
Pl
Bolton
Bo
Pl
Howell Ter SW
Ki
SW
Kimberly Rd
W Kimberly Rd SW
Garmon Rd NW
Oa
Ri v
er
Mis
b
i
iss
M
Cu mberla
nd C
d Pkwy
l an
Cu
mb
er
st
Ma
s Rd
att
Field Rd NW
W
w ell Rd
NW
H ar
d
Do
gwoo
NW
W
Bonneville Ter
NW
Argu
s
SW
How e ll Dr
SW
Oakside Dr
Wisteria Ln SW
Hemphill School Rd NW
D r SW
ck
Woodsto
Line Rd SW
SW
Ai
Dartm
Harwell Rd NW
Fairlock Ln NW
Fedora Way NW
ll C
nde
We
SW
outh
Dr
Ln S W
Majestic
eli
Candl
W
Waits Dr SW
Fennel W
Dr SW
Twin Dills St SW
Ap
l
N
w
75
Pk
C
Ln
y
Dr
a rd Rd
W Lane Dr
w Dr
Orch
vi e
C
Dr
s wa
lk
Trl
Beech Have
n
Hill St
Ln
od
White Oak St
Elmwood
od
wo
a d Av
Sp
Dr
Nash R
d NW
NW
r
D
NW
Rd
ll
rro
Ca
urn
e Dr
NW
Pl
urb
Sh
ber
Am
Rd
rw
ay
W
tion
al
Dr
Na
W
S
Tr
l
herokee
e
Line Rd S
W
M
em
or
ia
Vi n Dr
Dr
Hill
Rel
an
No
rs
dy
Nor
se m
rgr
ove
Ha
y
Pkw
rin
Sp
d
Cu
mb
g Hill
Rolling View Dr
Bell Dr
C
Water Dr
Afton Ct
Woodland Ter
Cr
sg
b erland Gate
Cum
Carolyn Dr
Rd
Spring Dr
Bell Dr
un
S
Rd
Kn oll
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in
y
Is
ol
Ja
Rd
d
R
Atlanta Rd
Dabney Rd
n
Kr
is
te
Pine St
d
Crowe Dr
nta
Atla
NW
d
dm
W
oo
as
tle
C
nd
ell
We
SE
SW
Ct SW
o llo Dr SW
up
enc
Gre
Smith St
Colt Ridge Dr
Brookside Dr
kda
le
Oa
de
Broo
Dr
Te rrace
ay
Ma g nolia Ave
Tarleto
nW
Hunnicut Rd
ke
La
on Ln
Felt
Mend
el
t ea d
Park Rd
Arden Way
P a r k Dr
tr y
Woodruf
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be Sq
Co
Cum
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R
l
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pb
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Cam
Rd
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C
Lois St
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Wr
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Marti
go
Ar
W
o n Way
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W
Brook Cir
l e ybrook Rd
Stoneybrook Ct
Val
B
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Rd
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W
r
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Q
Moun
Iv ey
m ple Tem
ple
Ci
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Te
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Spring Creek Pl
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N
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Fer
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Ho
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Pa
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Ron
Ro
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C
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rc
Dr
t
C liff
Dr
u r st
eh
Pin
e Ri
d ge Rd
Coopers Hill Dr
n
Atlanta R
d
Burge Rd
Trista
Tris
ta
Weaver St
Manner St
on
Dr
len
Ivy G
am
p
C
Rd
nd
Bro
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Pe
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H ickory Trl
Az
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Pl
Tea
s
Loch
Old
R
Pa
sa
de
na
Blv
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Pk
wy
lag
Vil
Elmwood Dr
Corn Rd
Strathmoor Rd
Emory Rd
Rd
e
dg
Ri
tler
r Rd Cu
Roundtabl
Palace Dr
Tyle
Tr
l
Tr
l
st
arle s
ton Pl
Ch
t
en
rd
Ma
L
ay
W
idg
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Ct
Laurel Sprin
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V
C
N Allen Rd
Ivey Rd
Mountain Highview Dr
le
Da
Iv
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Sto
ne
wCt
Reed St
Rd
Highland Ave
e ll
North Ave
Mathews St SE
Donna Lynn
Dr
Jonquil Dr
Mim
e r St
nd
xa
C ir
Elizabeth St
Ale
s Dr
Oak
SE
Tw
in
Kingsview Cir
Dr
id
ge
sc
Unnamed Street 72
Pretty Branch Dr SE
Pinetree Dr
Dunn St SE
ur s t
M a vell Rd
Fon
Rd
ia
Trl
Fawn
Civit
an
a
G
Stone
Lakeshore Dr
Cooks Rd
Pine
c
ial Pl
Memo
r
Reed St
Mccauley Rd
Alpine Dr
R
d
lP
o
Mil
Dr
ry
re
King Valley Dr
Saddle
Rd
taine
Ct
ne
Lee St S E
Grady St
Hu g hes St
Hamby St
Guthrie St
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Rd
cre s t
Ridge
Dr
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P kwy
Gann
Rd
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River Valley D
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G
E
Ct
Karen Ct
D
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King St
Ci
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Ln
St
Rd
Sharow n
Dr
SE
Rd
Gr
Va
lle
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a
ng
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Westbrook
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in
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Grace Way
Plu m cr e st Rd
C ir
ee
st
n
Ave
Cloud Land Dr
Willowbro ok Dr
Valley Dr
Manson Ave
La
n
Dr
ord
nc
Co
D
Ln
wn
Reed St
Fraser St
Sanford
Rd
Sanford Pl
Eastfie
l d Rd
Parkwood Rd
Crestwood Rd
Hillside Rd
Stonecree k Rd Rosalyn
Cob
n Ter
iffi
Gr
Dr
Oak
Fa
Burgess Dr
Ln
dg
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Ri
dal e
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St
Flag
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Ward St
Rd
W
ole
Po
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Be
Evergree
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Vin
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Hall
Ln
D an iel
Gray Rd
o u nt Dr
Ben
Cir
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Bro
Creekvalley Dr
l
for
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Ct
Landrum Dr
Marcia Dr
Nessa Ct
Dr
White Ha ven
Adams Pl
SE
Pkwy
Pl
Deerwood
on
Queen Anne Ct
Kelley Ct
Gambrell Rd
Millen Dr
Elizabeth Dr
Eton Ct
ir
Ln
Dr SW
Ct
ndria
Sprin gs Rd
Pine Bra nch Way
Springs
C TY
20 s he h ghes
m attox Dr
Satellite Ter
Astr
o
Henrico Rd
Rd
Lan
Villa Cir
SE
ss
ce
Ac
e
d Av
Simca St SE
B
Ln
n Rd
cres
More lan
Hu
Tar tch e ns Rd S
lder
Bou
s
ta
Rd
Martin Dr
Forre st Dr SE
ha
Dr
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Po
w
ut
na
Alexa
Ct
SW
C
Dr
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Wildcat Rd
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SW
Clifton
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Hum
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Navajo Trl SW
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Haverford Dr
H
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Dawn Ct
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Lynn Iris Dr
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SE
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SE
Cranbrooke Dr
Rexford Dr
Sage Ln SE
Cir
Pinecr
n St
Bl
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W
St
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Alst
White Oak Dr
Amelia Ave
als
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Way SE
Dr
Saint P atrick St SE
Mellville Ave
Sho
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Wee Kirk Rd SE
a lk
va
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Dr
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Cas
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w o od
Chevelle Ln
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Melody Ln
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Cr
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Ma
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N
NE
SE
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Dr
Dr SE
Arbor Ave SE
Alston Dr SE
Pl
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SE
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NE
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Ch
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E Hill St
Driftwood Ter
Flintwood Dr SE
d
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K
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Trai lwood Rd
Capri Dr
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Rd
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Av
Ave
Ave
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Spring St
Dr
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Mount Vernon Dr
Sycamore St
E Hill St
Pinewood Dr
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SE
a Cir
Newton Dr SW
nc
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awa
Oak
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Ab
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Cir
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W Hill St
SE
r
St
W Hancock St E Hancock St
akview
W Benson St
Garden Ci r
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Camellia Dr
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Buttrick Dr
Dekalb Dr
Tilson Rd
all L n SE
oxh
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B ri
r NE
D
Ln
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Gr
Dr
Forre s t St
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Te
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Wa
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Williams St
Commerce Dr
anton Way
Sw
Dr
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Lilac Ln
St
SE
M
Ma no
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Salmon Ave
Marco Dr
Longdale
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Par
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Dr
Forkner Dr
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An
W Dougherty St
Tilson Dr
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Donna Pl
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Gr
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Na
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Belgarde Pl S
Ma
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don
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SE
W
Sa
way Dr S E
Ken
Av
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Leyden
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SE
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Constitution Rd S E
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sid
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cus
SE
Flynn Rd SE
uth
N
Bl u
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Ln
W
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Lancelot Dr f
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ood
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Av
in
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Robin St
W Co
Maxwell St
Pennington Pl SE
sh
Braebu r n
Cecilia
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SE
SE
s D
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n
E
Sutton St SE
Holly Dr SE
Main St
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N
r
Co
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oo
Bailey St SE
s
Pa
Beau
Gay
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Ave
ard
E Lake Dr
Caribaea Trl SE
th Rd
Ave
3rd
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Donna lee St SE
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St
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Clev e land
Hum
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Ga
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Mir
SE
W
Cloverdale Dr SE
Ri p
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Rd
Smi
on
W
SE
Ki
s
Hargis St SE
R
gis d S E
e
an
Ter
stdal
Woodh
m
Emerson Ave
Park Pl
l NE
W Caribaea Trl
Lo
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Av
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Pl
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Ave S
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Wo o dla n d
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Ve
wi
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SE
Rd SE
Stone
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Natham ll Dr
E
Dr S
S
Redford
Dr
Ridley
Ov
n
ick St SE
n
SE
Co nstitution
Roosevelt Hwy
b
r SE
Mary Lou Ln
Pluma Dr SE
gbird Ln
kin
Wilkinson Dr SE
lita
Ave SE
po
d
y Dell Dr SE
M ar
Diamond Ave SE
Foxha
Hillcrest Dr SE
Dr
SE
ro
et
M
Gift Ave SE
St
Billings Ave SE
al
ek
Sargent Ave SE
E a stla nd Rd SE
re
Oakland St
th St SE
Ave SE
lai
Ln vd
en Bl
rd dal
Ga Vi
Av
1st Ave
NE
Cir
Ave SE
SE
er Rd SE
Fish
an
SE
illm
St
St
Thaxton Dr SE
ir
NE
ine
Memorial Dr SE
McDonough Blvd SE
St S W
Isa Dr SE
W ebster
t Ave
Hillcre s
odb
ell Dr
SE
SE
en
w
Knox Dr SE
Lee Andrews Ave SE
Harper Rd SE
ters
ll Ct
rne
R
Delano Dr NE
Dunwoody St NE
Bixby St SE
Na
Willivee Dr
Pl
nd
Lamont Dr
U
D
Johnson Pl
d NE
Walker Way
SE
Fa
e NE
SE
St SE
C
P
Wo
How
Wilbur A v e SE
Pershi n
er
Ln
Pa
Park
NE
Del
Marion Ave SE
Av e SE
SE
e
Ct
at
st
SE
Ave
Dr NE
ll St
ltha
SE
c h land Rd SE
Av
ge
Rocky Ford
Wa
rd
L
lle
Dunwoody St NE
Lincoln Ave SE
M
on
Pipe
Wainwright Dr SE
rD
r SE
Lynwyn Ln SE
Co
Braeburn Cir SE Braeb
S
Grace St
Willow Pl SE
E
Elmhurst C ir S
Willowdal e
te
Hallman St NE
Dixie St
Jobeth Ave SE
d
NE
ley Way
Pres
Fowler St NE
NE
Ave NE
ven
Scre
Ave NE
e NE
NE
ward Cir
NE
E
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e NE
Av
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Ha
Av
ss
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Ci
NE
r
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pla
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Po
va
Powell C t SE
e wa
n Ave
Ridgedale Rd NE
c ile Ave SE
Ce
r SE
R
ifox
NE
Av
ke
Pal
e
le
Edge m o r
Sky Have n Rd SE
rdo
Trotti St NE
St S E Dixie St SE
Brae b urn Dr SE
a
C
Nelso n
Ferry Rd
Pinetree Dr
Rd
Av
Dr NE
Bou
Crestwood Dr SE
Greenleaf Rd SE
Go
Cir
r Pl
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Dr
Woodl
awn
d
el
land
ll St NE
SE
Krog St NE St Unp
g
Kro
Thress St SE
d
Ho
ton Ter
Dogwo o d p
am
H Ave NE
ws
Mathe
Av
ita arm
C
Ash
Wadde
de
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Powe ll Ln
tche
ster
Clarion
woo
rk
sh
N
Alder Ct SE
NE
Fir St
NE Wa
Van Ep ps Ave SE
Bl
P
Ivy
a Ave
La
Palifox Dr N
E
Wa
y St
Adolphus St NE
Indian
Newton Ave SE
Ave SE
SE
n Pl
Sup
My rtle Ln
Moc
C
C o Pope ir
ventr
Rd
E
E
May Ave SE
Van Epps
Wes
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Rd
W P ark ood
10
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Ro
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out
Pa
xon S t SE
Pa
Marbut
t Rd
on
Ct
Dyson
tw
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oo
State R
sle
En
SE
ve Ave
rm
Du
Dr
Ave
n
Te
r NE
W o od
Clifton Ter NE
Muriel Ave NE
Maron a
ai
Dr
son Dr NE
Ar
Alva St NE
Foote St NE
ay
Cir NE
Asbury Ct
Rid gefi
Wi
lliv
Desmond Dr
De
ns
l
Woodm o or Ln
Cl
oup
bird Ln NE
ing
m
Vickers Cir
Tuxedo Ave NE
Bu rnt Leaf Ln
Creek Rd
B urnt
i l l iv e e
Maederis D r
Rd
r
C
w
r
Rd
y
ate
Dy
Lullw
E
N
Pl
Burlington
l lw
Emerald Ave SE
SE
il l
Sh
r
u rgh
Rd
catur
De
N
s ea
Chel
SE
SE
he
a
s
Ma
NE
ay NE
NE
SE
Pe
SE
Gre
e n dale Dr
Ward Dr S W
Empire Way SW
Dr
Cir
m
Hu
1st St NE
New St NE
Vaughn St SE
Monument
Cu
Dr
en
B
St
ille Blvd
asv
Tho m
t SE
S
en
Merrilyn Dr SE
to
ks
Dr
Rd
Woodleaf Ln
Tanglewood
Rd
D
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Kil
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Mizel l D
Coralwood
Wate
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k
Way
m
Heather Dr
Creek P ark Rd
n
tow
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rig
S Akin Dr
Springwood Dr
N Jame s
e
n
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ga
W
M
NE
NE
Dr N E
nu
Ka
By
Nalley
Rd
t e Dr Ridg
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NE
E
C
e
rac
Kn oll
Ci r
r
lac
Westminster Way NE
Dr
P rin ceton W
kw
Rd
Leafmore Dr
ta
rce
Upperga
Durand Dr NE
Ar
Pl
NE
ely Trl NE
r
vis
NE
Dr
d
woo
NE
E
Vist
go
od
Ln
Crest
line
Dr
E
NE
N
Ct elique
Dr
ng
Spring Cree
k Rd
le a Cir
Sylvan ia Dr
Ed i nb
hL
e
Heathe
r
ad
NE
La
Dr NE
ht
ry
L
na
t er
Hard ee St NE
on Ave SE
hers
Milto
Pl SE
ll
M
Liv
Fairoaks
W
on
Hay
Pie
ll Rd NE
rne
d
d
wrig
al e
NE
Dr
Vile
Mea d o
d
NE
b
iard
ck
co
NE
in
st
on
d
ro o
Sunset Dr NE
o
Aza
Mcc onne
y
Sq
rd
fo
Kirkland Dr NE
e s tli n
Ta
W
e Ct
l
ad
da Dr NE
Leafgate
Aman
iar
Sh
erb
Sagamo re Hills Dr
R
Lavista Rd NE Lav is t a
Wilandrew
s Trl D
Dr
ell a
Pin
Trail m
r
Br
de Rd NE
ngla
G ree
NE
N
Mill Rd
rD
nte
Annapolis Ct NE
NE
Dr
x
Fo
S outhern L n
el St
NE
ler Ct
E
rys
w o o d Ln NE
Chrysler Ter NE
rowhe
Ar
NE
ls Dr
o D r NE
Rd
t
Coventr
n St NE
Iverso
Ormewood Ave SE
oo
Ch
R
Dr NE
ds
cha
D r NE
D
ok
ro
oo
son
Ce
h w ood Cir NE
e Dr NE
rb
Mason W
Ma
As
Dr
NE
illa
e
n
w cliff
NE
Dr
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K od
Bl ack
NE
l NE
Hil
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Hi
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Br
Melin
N
Dr Dr N
n
Im p al a
aro
Leb
Ct NE
evit
d
Bea v er R
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sR
NE
Ln
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NE
py
Ex
st
ea
tD
r
lt Ln
Trl N
de
NE
Dr
deer
Rein
NE
Means Dr
E
Av
NE
SE
right Pl
Mcp
E
NE
Fisher
NE
d Hill
Drui
Co
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NE
N
NE
w
Co
Allen St NE
NE
Trento n S
llw
Dr
N
on
Rd
Ln
Rd
V
Fairv
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Hi
NE
n Dr
D
Cir
r
rk Ct
Rd
iarpa E Access
Br
N
Rd
liff
Mi
rth
Al
Al
N
Ci
NE
L n NE
ard RdN E
rv
Portland Ave SE
Napier
E
Ln
Cro
NE
A d elia P
o
arc
Bri
Dr
a rol
No
d
Ge
ltm
Emory
Emerson St SE
Woodlan
r
C
lift
C
s Dr
ak
Dog
Butler Ln
Kimberl y
on
ngt
io Dr NE
E
Cir SE
E
D
Bi
Helen
NE
ve
E
Lu llwa
Lyndale Dr SE
Lyndale Dr
Burns St
lby
Blvd N
od Rd NE
wo
E m pir
l NE
arline
N
d
Lu
Beec h vie
She
NE
NE
NE
aP
eli
E
NE
Th
Gro
bo
du
NE
Dr
cliff
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Br
Oak
Au
o rgi
ana
La u
Ad
phens Dr
NE
NE
dg
t
C
St e
Mi
lle
Kittredg e
Breezy Ln NE
B e ech
E
rN
ds Ln
Rd N
andy Dr NE
orm
Druid Pl NE
wood Ave SE
Ayr Pl
Dale Dr SE
M
Briarwood Dr NE
Arkw
Eden Ave SE
r Rd SE
Ho l l
NE
NE
E
Su s sex Rd NE
ssy
h
ort
Pl NE
he
vis
n
S hepher
olite
nd
Dalon R d
n Rd
so
Ave SE
Knott St SE
Fis
n Cir
ph
La
an
an
kli
Sq
NE
Fr
Zono
lite Rd
Han
Sanders Ave SE
SE
t SE
sS
al
e NE
Zon
Ch
Mansfiel d Ave
m ar Ave SE
SE
C
ve
Av
NE
Ave NE
Hall Av e SE
Orme
NE
Jan Hill Ln NE
ing
ss
n W
NE
We
Dutch Valley
e SE
Dr
E
Dr
Peac
Fairwo
o
N
NE
Dr
NE
Dr
hn
Jo
Wade St NE
Siloam A
W a rwick C ir
Bruce Rd
Pl
air
Ln NE
NE
ta Rd
Morelan d Dr SE
Old
yo
Can n
C lif
lai
sa
lin
d
Dr
Emo
ry
Ri
dg
e
E
Berne St SE
Eloise
Ce n t
St
E Ro
fR
clif
y L
n
NE
Lachona Ct NE
Briarcliff Pl NE
F a ith
Dr
Center
tury
Dr NE
Woodcliff
NE
lvd
ar
Woodcliff Ct
Pineway Dr NE
ir
Virginia A
ve
NE
Rosedale Dr NE
Warw
Emerson Av
g Av
Tur
pin
Ave
Benteen Wa
y
un try
Uni v ersity Dr NE
Manigault St SE
ury Pl NE
NE
Cl
NE
NE
lt
Arn
old
N
idge Dr
s ley
Berne St SE
Barnes Rd
Gress
C ir
Wylie St SE
Field St SE
Marcus St SE
Kirkwood Ave SE
er
Rd
Ave N E
stin
Au
E
Highland Ave N
velt Hwy
Roose
fed
NE
E
Aviation Way
wo
d Dr
S
NE
Rd
Mayfair Dr NE
ins Ter NE
Hopk
St Louis Pl NE
N
e
ee A v
gle
oo
ch
r NE
E Ave NE
Kendall St
Dixie A ve NE
Merrim a n L
NE
Lenox
Hu dson Dr NE
e
Memorial Dr SE
State Route 154
Mcdonald St SE
SE
Rd
Narrow St SE
ls
oa
Bryan St SE
t Sh
d Fla
Ol
St SE
Con
ton Way
NE
C e ntury
Rd
Cir
on
E
tN
C
val
M e a dow
§

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ew
eB
Sheridan Rd NE
Mclynn Ave NE
urne
Cleb
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Way NE
bl
am
Br
r
rwi
Co
C ir NE
Z imm
er Dr
NE
Drewry St NE
ar
N
Te
rN
NE
Tan
m ont
Co
Pl
Lenox
No
Park
Kingsley
Ogilvie
Dr NE
Arg
onn
e Wa
y NE
le s Ave NE
Jo r dan T
er
Clairm
ont
C
T u lli
herida
rC
i r NE
High Point Dr NE
Reeder
Los Ange
ab
Renau
T
NE
Dr
Ho od Ave
Hard
NE
NE
Cl a ir
K
Rd
L
Childers
Hedge Rose Dr NE
NE
t Ci
on
s tr idge D r NE
Trl NE
Cir
NE
d
NE
r
y D
wdale A
Me a do
Bellevue Dr NE
Ter NE
Glen Arden Way NE
Ros e wood
Kentucky Ave N
NE
Clairmont Pl NE
Ln
Plas
ter
Cir NE
M
al
ent
ton
Way
eri
ng
Way
de
NE
Cir
g Ci
r
Shalim ar
Mt Mariah Rd
Reede
C ourtenay Dr NE
on Kings C tNE
rin
Dering
od
Cen
Dr N
NE
Highla
nd
s Ave
Cov e
r
Ci
d NE
oo
rw
NE
Dr
m
ed
Pi
Ant
land
Sky
lan
ay
W
Cir
ia
Br
Af
Br
g St
ag
M cJenkins Dr NE
C
p or
at
N
vie
Watkin
NE
ing
NE
ide Dr
g
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Wh
isp
Woodside
ir
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Dering
NE
th
mo y
NE
rl
antill
Ch
gs
NE
t Dr
Skyland Ter NE
De
NE
Cir
l
Laventure Dr
Young Rd
Bragg St
Canmon
Wawona Ter NE
Cumb e r
Chamblee Tucker Rd
f w ay Dr
W Hardee Ave
Dr
d
To w
Dr NE
Vly
a Pl
Rd
e Dr
lon
Ma
ind
rn Cir
ea
NE
C
r Dr
lle
Mi
W
Ashf o rd Rd
NE
A
NE
NE
Cotswold Dr NE
Ct
es
By
Ln
Sheffield Dr
re
l
ng R d
ay
gW
h
s
Airport Rd
Tobey Rd
Wilmont Dr
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8th St
9th St
Ter
Georgian
NE
Reddi
Rd
NE
E llij a y Dr
Grant D r
Milowy n P
l
NE
C o rtez
aw
os
Dr
Trentwood P l NE
Noel Dr NE
Citadel Dr NE
shi
d
St
Lu Jan Dr
Flightway Dr
Mannville Dr
NE
in
dd
Aragon Way NE Re
Camille D r NE
nm
Ly
Wright Ave NE
NE
Be
rk
fie
on
Try
Ln
NE
Hickory Rd
Ca n
NE
enridge Dr N E
av
Dr
Valved e re
NE
Ways
Burk Ter
4th St
Dyer Cir
s
Cre
h
Duke R d
Burton Plaza Ln
l NE
ax n P
o
E Rock Sprin
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Vijay Dr
Cr
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Dr
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Blv
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Mer
NE
ir
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Robin L n
Rd NE
Dr
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D
Dr
Dr
Rd
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ac
Pe chtree Rd
a
w Pe
R
Wa
w
Cy
Sequoi
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Fairw ay
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Ave
NE
R
St
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Mc
NE
ge
8t
NE
ay
Pearl Ln
Pie
k
Dr
Matthews St
ne
Lenox Rd NE
Lin
Ne
E
k
an Cir
Sylv
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Ln
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Dr
Star
Rd
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D
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W
am
Ch
Kes w i c
Sa
lity
NE
Dr
E
Ca
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Lindenwood Ln NE
Pi
C
Cir
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Bl
Ham Dr
Dr NE
E
rN
Ga il Dr NE
D r NE
Roxb oro
NE
in Rd Clea
dw
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Goo
Dr NE
Lenox Crst
Brixworth Pl
NE
og
rat
on
xt
mi
ay
W
rN
Brookshire L n NE NE
SE
Springside D r
Ruzelle Dr SE
wn
Bro
Tr a
Ci
ell Dr NE
Colonial Dr NE
c
4 00
NE
Morosgo P
O
e
c
nal
atio
w
or
Ro
Route
le Dr
NE
Av
ho
Sc
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So
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an
ce
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oo
Wo o d s
Converse
Lo
Springside D r SE
Pl
nt
Ke
Co
Ci
r NE
Judith W y NE
a
S
Macon Pl SE
Arnold St
Ce
te
on
Th
NE
d
SE
ria L
n
S
L ec
Dr
State
Da
n
E
on
to
a
NE
more
ds
ew
Sa
drid
Maiden Ln NE
st
woods
rth
Dr
rm
Rd
nw
n
SE
Hollow Tree Ln SW
La Vista
N
He
NE
t
NE
Dr
rd
Hildo
swick Dr
Ke
Ct
W indsor Pkwy NE
Peachtree View NE
n Dr
k
e Blv
Ln
NE
Alco St
N
rle
a
E
Rd NE
bry
ave
on
da
an
R
ha
Dr SE
Bankshill Row
Ma
Dr NE
Wa
er
vi
Lenox Hill Ct
ry Rd
NE
Mcwilliams Rd SE
Dr
oss
NE
an
Sylv
NE
Arc
au
SE
Lindsey Dr SE
Ban berry
He
Dr
Cr
rkside
Pa
kh
NE
Welch St SE
Schell Rd SE
Toni Pl
ne
C
Co m
Meador Way SE
E
Capita l
b
Rd
NE
SE
iel St
L oo m is Av e
vd
N
NE
lu
n
mo
ca
Rd
Dan
t SE
Bl
dro
Woo
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C
Ver
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Stratf ord
La
W
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Highland View NE
SE
SE
Dr
Av
NE
ookhaven Dr NE
E Br
E
Wi
Lon
An
Mentelle D
SE
gh
od
n Park
E Mayso
Rd NE
lha
NE
St
wo
NE
State wood
nte
rb u
Lin
Drewry St N E
Home Ave SE
Burro u gh
a
nce
Rd
Rd
NE
Hu
L yn
Dr
a
Lori d
Cir
Pe
P ark Ln
G
ou
C
N d
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An gelo
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ght Ln
Starli
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r Av
Rd
N
Hamilton Ave SE
on
tfield
Stra
B
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Dr N E
Asc
rthway
Dr
Ferry
Se
Ln
NE
d Dr
No
Br
oo
NE
a ven Ci r
Bonvie w Ln NE
Virginia Cir NE
Englewood Ave SE
Climax St SE
Alverstone Dr SE
Rd
Dr
Grant Cir SE
McD
Club
n Ln
ingto
W
Lak
kh
Pl
Dr NE
Cooledge Ave NE Clemont
Robinson Ave SE
El
vir
ret St
SE
Claire Dr SE
Wendell
da Dr
NE
e
Killian St SE
Ave SE
Nolan St SE
y
Brevard Ave SW
NE
C
Oaklaw
n Ave NE
Sunland Dr NE
e e Cir NE
gle
SE
Mead St SE
SE
ah St
Hann
St
Dr
Vi
r Rd
lan
Pl
od Rd NE
wo
Fla
onald Dr SE
Marga
e SE
D r SW
e NE
Av
Wild wood
Pi
re
Hansell St
Rosalia St SE
Rosalia St SE
Grady Ave SE
St SE
t
ry
St NE
NE
Sydney St SE
Kendrick Ave SE
Kendrick Ave SE
Tuskegee St
ield
wa
ad
ff Pl
cli
Mauldin St SE
Augusta Ave SE
shf
Bla
ce
rn
NE
W Rd
Cir
nt
Dr NE
Pl
Ra
ilro
Hamp
e
rn
et
tte
Ln
B a gley
ur Dr
yett
Ba
k mo
E Ave NE
Grant Park Pl SE
thy St
Doro
Bowen Ave SE
SE
man St
Crog
Turman Ave SE
SE
Cir
Ba
r Rd NE
Dalme
y
Iv
Lafa
od
Av
rth
No
S
E
Dr N
W e stfi e ld
E
Ln N
ood NE
Cherrywley Ln
k
NE
D
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wo
ke
La
St
Cir
i re
Dr
Hu rst Pl NE
Virgin ia
Cla
Rd
Da
vis
Bl
vd
SE
Meldon Ave
SW
wo
Ra
Canter Rd NE
Ca
NE
N
hill Ave NE
Fortune Pl NE
Memorial Dr SE
Bryan St SE
Glenwood Av e
Milledge Ave SE
Cherokee Pl SE
SW
SW
ro
sbo
ne
Jo
Rd
SW
Barton Dr
Walnut St
e Rd
e
Av
St
Old
n Pl
A
Rd
op
r
Forest Hills D
D
Northside r
ga
e
rt Lo
er Dr
Dorsey Rd
Oak Dr
Dr
Lucy S
Pavillion St SE
SE
Ave SW
Lone Oak
SW
a Dr
Dr SW
B irch St
Lo
Av
k
Truc
Pl
S
Do
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St
ke
ng
ona
Lat
ll
pbe
n
ve
Spring h a
ia
a
Bak
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Gaspero St NE
Orleans St SE
e
dg
Twig gs
La
ton
Ca
St
irpo
Oa
k
Candler Way SW
rin
r
La
e NE
Adair Ave N E
e
Johnson Av
Sydney St SE
St Paul Ave SE
Rhodesia Ave SE
Rhodesia Ave SE
Main St
Par
§

¨
ood
Bass St SE Bass St SE
r SW
Judy Ln SW
SW
Parkway Dr
Sc
ou
t St
k i ns St SW
Capit
8th St SW
St
Lake Dr
gh
Way
La
Gord o n
tin
gin
Ma
Highland Ave NE
Logan St SE
Ormond St SE
Atlanta
Brown Ave SE
ol
rR
Pryor
C ir
ou
NE
Crane Rd NE
Alston
R
Hil lpine Dr NE
Wabash Ave NE
Chamberlain St SE
SE
SE
S Ave SE
Moury Ave SE
Mobley Dr SE
Maple St
Birch St
NE
ll
Gi
St
Pl
Glenn St SE
GA Ave SE
Park Ave SE
Jen
yo
Pr
t Av
igh
Yorkshire Rd NE
5th St NE
Glenwood Ave SE
Richm ond St SE
Crumley St SE
on
a rton Trce
NE
Way
Ferncliff Rd NE
North Ave NE
Lee St SW
Boulevard Pl NE
Linden Ave NE
St NE
Morgan
NE
s St
Win ton Ter NE
Dalla
e St SE
Rankin St NE
NE
Angier Ave NE Rankin St
ill
SE
Ln
an
SE
Martin Ave ch an
Bu
SE
Bisbee A ve SE
iet St
Harr
Thayer A ve SE
Ave SE
Reed
Miller
W
eS
Av leto
idd
Grey St
Dr
Vir
va
Wr
E
Sherwood
Ln
Tuxedo Rd NW
Logan St SE
Hillsdale Dr SE
Moreland Way
Coleman St
r St
C u ste
Da
Thirk eld
t
R
Nar d N
E
r Dr
ove
nd
We
ard
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00
NE
r
John
son
Kadlesto n Way NE
ir
re
iste
Fin
Ken
drick
St
Rd NE
Bromack Dr SE
SW
nd Ave
Gra
Gordon Cir
m
SE
Jones Rd NW
M
cD
Bulloch St SW
Cir
1st A ve
a
Pl
D
w
C ir
Rose Te r
Lilly St
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N Ce
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n tra
Cr
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Ca
Marg
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St
Blvd
D
3 rd
Co Bo
ca
az
C
ol
m
Boynton Ave SE
SW
e
s ity Av
NE
g
e Br
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mb
r
NE
6th St NE
For t S t N
n
ie
Grimes Dr
i ver
ch
Pri
Sa
7th St NE
Pr
Dunning St
Thornton St SW
d Cir SW
an
Ci
N
ir
Pl
Crest
SE
Vanira Ave S E
Ri
Un
yland Pl SW
Lakewood Fwy S W
Connell Ave SW
Wa n d
St
Haygood Ave SW
Pope St SW
hir
Park Dr
NE
Baker St NE
ca
F
Cir
to
riu
Love St SE
Little St SW
Hatcher Ave SW
le d
Rock
es
Ch
Orme Cir NE El
Chestnut Ave NE
Clifton Pl NE
Bass St SE
Love St SW
mond St SW
Or
k Way SW
Pomona
Pegg Rd SW
di
er
SE
Pe
Milam Ave SW
ilm
r St
b Pl
NE
Fuller Rd NE
Bellaire
vd
t Dr NE
NE
NE
Mc
Hammock Pl SE
St S
SW
Windsor St SW
n St
so
am
Ad
S
ar
Ced
ll
tu
w SW
Clu
C
lmo
Pa
Ter SW
Cir
de
Au
G
De
ca
e Ro
SW
ewood
Lak
4th St NE
Ful ton S t SE
Fulton St SE
Doane St SW
D r SW
ds
Gainer Rd SW
St
re
duc
NE
Franc
is St
NE
Victori Victoria St
a St NE
NE
Wimb
erly Rd
NE
Woodland A
NE
x Dr
9th St NE
Baker St NE
Av
e SW
W
Yale Pl SW
Avery Rd SW
NE
Ellis St NE
Wa
ll S
t SW
rn
G
Rock Springs Rd NE
8th St NE
6th St NE
5th St NE
Houston St NE
Glazener Ave
Puliam St
Main St
SW
ddo
SW
Hendrix Ave SW
Ormond St SW
Pl
D
r
e
NW
Whitehall
SW
Tibbs Rd SW
a
Jefferson Ter
St
Batavia St
Je w el
Ave
Blount Pl
St
Ralph D Abernathy Blvd SW
Bass St SW
oln
Dr
s ter
Harris St NE
International Blvd NE
Memorial Dr SW
Gib e
Ashwood Ave SW
Pickfair Ave SW
Fair
Dr SW
Jefferson Av e S
F e lt
St
SW
St
Cahoon St
Pegg Rd SW
Cleveland Ave
Frede ll
Main St
Cir
Fredell Pl
ini
ty
ett
SW
Langston Dr SW
E Cleveland Ave
NW
Love St SW
Love St SW
Stephens St SW
Dodd Ave SW
Linc
NE
in
ie
ck
St
rn
nn
Roy St SW
Cir
Currier St NE
Richardson St SW
Deckner Ave SW
Banks Ave SW
Dr
Winburn
Avebury Dr
Aca
di
Miles
Dr
W
Tr
Ga
Mary St SW
an
Linden Ave NE
Linden Ave NW
wy NE
Prescott St NE
Renaissanc e Pk
P
Bisho
p Aly NE
S t NW
Pine St NE
Pro
St
SW
SW
SW Eugenia St SW
Ma
3rd St
g
rin
Bl
Ve
rm
Burke Rd NE
Squire Pl NE
Plasters Ave
Beverly Rd NE
achtree
Pe
n Dr NW
nes
rs
te
St SW
af
Dr
NE
Dr
ee
htr
n Ln
rN
an Ci
r NE
3rd St NE
NW
NW
ne ie St
irl
NW
Co
Fa St
h
yt
rs
Fo
eac
gton Cir NE on
D a rli ngt
Wimbledon Rd NE
NW
St
ps
e nview Ave N E
iC
M ia m
10th St NE
§

¨
St
NW
Sto
va
ll
ur Cir NE
Golf Cir
Old 10th St NE
Baker St NW
Harris St NW
Lu
Hay
Ter
At
12th St NE
11th St NE
11th St NE
Mills St NW
NW
Mills StAlexander
St NW
Port
Alexande r St NW
er Pl Forrest Ave
NE
NE
Simpson St NW
Mangum St NW
Pe
rry
St
D
y
r
nD
nto
yn
NE
Dr
Burk
e Rd
NE
E lmw
11th St NE
4th
Brittai
St NW
r
e
St
ll Cir
Way
bord
am
Club Trce N E
Bailiff Ct NE
Cir N
N
l NE
NE
r NE
tle
Westmin
13th St NE
8th St NW
Hipp St SW
a in
Dr
Ch
Oakland Trce NE
NE
Darlin
m
Abercrombie Pl NW
6th St NW 6th St NW
6th St NE
5th St NW
4th
ip
St
ate
Highland Dr
Ro
NE
ut
L
yD
Inm
12th St NE
b Cir N E
Farm
St o va ll Blvd
io
Ell
Bi
NE
ay
W
le
Peachtree P l NW
8th St NW
C
n Cir NE
NE
gle
G re
P ine Tree Dr NE
Peachtree Pl NE
L y n nhaven Dr SW
Rd
Pa
id
14th St NW
14th St Nw
NE
ans Dr
Lorid
E
Mae
e
E
Dr N
Carter
D r NE
Ph
NE
tle
Inm
Ave SW
Erin
Har d en
Fwy
Pegg Rd
ks
t Wa
te
ietta
SW
13
12th St NW
SW
M
Mathieson Dr NE
S ta
We s t
Mar
SW
e
13th St NW
Research Dr NW
3 rd St NW
Outer Dr N
t Dr
NW
State St NW
o
La kewood
rson Av e
Jeffe
Ave
be
ir
St
on
Stephens St SW
gt
W
ir S
Pegg Ter
E
Pl
NW
St SW
SW
ay
NW
Dr
ft
e
St
Lakewood Ave SW
Brookdale Dr
tral
Fa
Ot
Ot
da
lu
NE
Longle
af
NE
Ci
r NE
Lo r ing
Ti
ck
Bu
ye
Sylvan C
y Rd
Xavier Dr SW
S p ringdale Dr
Pi
ne
N Rhodes Ct NW
R out
16th St NW
NW
St N W
er
St
d
tim
La mon
ur
Th
Cahoon St
lton Blvd SW
le Dr
da
en
Gl
Ma
r
ay
Claire Dr SW Claire Dr
Sylvan Pl SW
Ferr
W
Rennes Ct
orn
rk
Lionel Ln NE
Glenn St SW
Erin Ave SW
Deckner Ave SW
Dr SW
Hope Dr SW
Astor Ave SW
Bell Ave
Av e
Dr SW
ood
odbourne Dr SW
Wo
Sylvan Pl SW
Birch St SW
Longv
C
as
tle
Middle St SW
Catherine St SW
n
Pa
C
y
E Paces
Buckhea d Ave NE
Robin Hood Rd N E
Richardson St Crumley St SW
G
le
St SW
SW
Burns Dr SWBurchill St SW
H arte
Rycrof
Rd
ton St
Dr NW
ith
Ave L n
an
erry
sf
elm
Sp
St
Ivy
Ch
NW
V irgin ia
Ca m
n
r eto
Osb
Men
de
Dunb
Gl
Ivy Rd NE
Brat
en
re
row
Dr SW Belfast St SW
Byron
NE
on
wa
G
od
el l
Vern
od
St
Arden Ave SW
Osborne St SW
Calhoun Ave
Mitchell St SW
Shelton Ave SW
Hugh St SW
Hartford Pl SW
Erin Ave SW
Cox Ave SW
sw
Ro
ham Rd NW
Wo
all
Wo
kli
ne
Avon Ave SW
W
Victory Dr S
S Cen
§

¨
Tatn
SW
herw
Kat
l Ave
w
Dr SW
od
Washington Ave
ntra
rN
D
Ho
Ter
S
id e
e
nn
Carnegie Ave
Ce
rths
Av
SW
ew
Lak
s
NW
28th St
Sp
SW
St
ells
W
Lillian Ave SW
Br
oo
ce
Bush St NW
Falcon Way
St SW
xin
Le
SW
lla
Wa
ws
Ra
Bonnie Brae Ave SW
e C ir S W
Rd
r N
NE
Rd
on
ght
Bri
NW
Hunter St SW
SW
o W
Trusc
tor
SW
cto
N
F ers
Western Ave NW
Larkin St SW
York Ave SW
Oglethorpe Ave SW
Vic
on
SW
Ave SW
Dr
Eubanks Ave
No
Dunn St
wt
Av
e
NW
St
SW
rry
rr Rd NW
Dell w o o d
NW
NW
St
l Pl
La
ck
er
ns St
Jett St NW
Fair St SW
i a Pl SW
Cherry Aly SW
Sampler Way
Milledge St
Sylvan Rd
Co
Mea
Foundry St NW
M agnolia St N W
Delbridge St NW
Rhodes St NW
Bluf
f St
llis
C h at
Wyngate
3 rd
Te
Tu
NW
18th St NW
6th St NW
Meldrum St NW
Flat Shoals Rd
Rd
Bridge
Medlock
Di
mm
Sp
oc
k St
ar
ks
SW
St
SW
e
on Av
L a ngst
Be
rry
Dalvigney St NW
Poole Pl SW
tes
NW
r
Turner Pl NW
Park St SW
R os
ne Dr
Dr NE
Ter
Bolling Rd
NE
NW
St
hop
Norcross St SW
e Dr
nne
E
Dr N
Rd
Pe
St
Foundry St NW
Howel
lros
an
Lyle Ave
V e sta Ter
Mercer Ave
SW
SW
Lake wood
Ave SW
Cir
Fox St NW
W End Ave SW
Oak St SW
Pha
NW
d
n R
fto
9th St NW
tta
Sells Ave SW
Me
rt Co
NE
Park NW
Bishop Pl NW
Bis
Ashby Pl SW
tt St
Pa
ce
s Fe
ey
Warren
ha
ll
e ad
Av
Wie uc
Carlton Rd NE
W
c
an
R u mson Rd
N E NE
co
och
ee
Ardmore Pl NW
Columbia Ave
Airpo
k
ac
Tu x
St NW
Harwell St N W
Bald w in St SW
Regent St SW
ts
ea
d Sh
Cambridge Ave
Hawthorne Ave
Temple Ave
Huntl e y
Bl
NW
n Pl NW
St NW
Carter St NW
St SW
Dr
Harvard Ave
NW
o Ct
Bowe
Lena St
Parsons St SW
Cam illa St SW
Ashby Grove SW
SW
Ryan
e
Av
r N
W
Larosa Ter SW
Ln
nt
y
Desoto St NW
Abbo
n Dr
or
sle
Dr
tt Pl
oi
P
rol
Mercer
Mercer Ave Ave
Walker Ave
Princeton Ave
cay
on
S herid
Terrace
Na
De
Lo
John St NW
Division St NW
Ashb
Dr SW
y
W
kmart
Hw
Roc
Le
Alco
lt
rie
Neal St NW
Proctor St NW
or
Dr
ve
Norm
Rd
ll
se
S t aff
ns
Hi
oo
Ma
Wheeler St NW
St NW
W
Old
A
Ct
NE
Alberta
y
ch
Wieuca Trce
Sq
Karland Dr NW
k e land Dr NW
St NW
25th
11th St NW
NW
hill Ave
Edge
Bedford St NW
Pelham St NW
Oakleigh Dr
Ha
Holcomb Ave
Ct
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Oa
Dr
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NW
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Cr
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Lyle Ave
Ho
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NW
Tuxed
NW
Cir
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Leg
Blvd
Dr
Perkin s ott St
A bb
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Av
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W
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St NW
Blv d
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Ivy
NW
W ay NW
Dr
NW
Rd
NW
Jefferson St NW
Danube Rd NE
Herrington Dr NE
y
Iv
NW
NW
Rd
Overbrook Dr NW
et NW
r
Thurmond St NW
SW
ood
Walker Ave
Rugby Ave
Cambridge Ave
Ave
Dr
re
Holm es St NW
White St S W
n Ave SW
Walker Ave
Columbia Ave
Oxford Ave
Ca
e
St
GA Ave
Vesta Ave
Myrtle Ln
Mercer Ave
Ru gby Ave
Oglethorpe Ave
Dr
Vesta Ave
Lyle Ave
NW
or
fo
Me n
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u
ham
mo
NE
Dr
Habers h a
l ley RdNW
NW
Rd
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Telalee Ln NW
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De
Huber St NW
d Av
Cir
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Dr
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Dr
Ch
Bellemeade Ave NW
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Ric
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Ram g a
s
r
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Me
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Av
NW
v
Da
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Dunlap Ave
Dr
Bart o w St
Hendrix Ave
Lyle Ave
E Taylor Ave
Wil
NW
Rd
R
Collier L n NW
ria
De
W Forrest Ave
E Ware Ave
Main St
nw
Av
Center Ave
W Broad St
Yale Av e
d
nt St NW
Li
ey
Williams Ave
Chapman Ave
Williams Ave
Center Ave
Simm o n
Can
non
Pr Ct
inc
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on
Roosevelt St
2n
mb
Ca
Claremo
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W
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W Hamilton Ave
Morris Ave
Ln
Dr NW
W
Ct
Hw
Av
SW
oo
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SW
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SW
Ave
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ar
W
Dr
Farley St
Lancaster
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Av
e
Linwo
Thom od Ave
pson
Ave
Dorse
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Dorsey Ave
Westwood Ave
Roo
seve
lt Hwy
Farris Ave
hit
e St
Ave
Dr
Thompson Ave
Wa
Cl
ev
ela
nd
ga
9th St NW
Eggleston St SW
S River Farm Dr
Dr SW
Ln
Wheeler
Dr SWovall
Hancock
St
Dr S
W
Woff
Plantation
W
Cambridge Ave
Columbia Ave
Fra
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Nabell Av e
Fai
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Ave
Da
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Av
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Ro
os
ev
elt
W
W
Womack Ave
Vesta Ave
Park Ter Bullard
Redwine Ave
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W
am ay
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NW
Mitchell St SW
Mitchell St SW
sons Pl SW
Beckwith St SW
Palmetto Ave SW
a
St
W Fair St SW
Lan
gh
Mcclelland Ave
St
W Forrest Ave
He ad
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Dr
Woodruff Rd
Dr
W
lD
Ave
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Neely Ave
Lyle Ave
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Hawthorn Chambers
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Wa
Ce
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Eli
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Ln
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Empire Ave
Ave
Sp
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NW
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Upto n
Ave
NE
ke
SW
Argonn
SW
Dr
NW
el
nu
ma
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Hoke
Deckner Ave SW
et
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Grove Ave
La
Va
Hunti n gt o
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Dr
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Balm oral Rd
The Croft
NE
NE
Ang elo Ct N E
u
NB
r
NW
r C ir
Austell Wa y NW
stov e
We
Trl NW
st
rre
NW Fo
Westmoor Dr NW
SW
Oakland Ter SW
We
od
Te
Lynford Dr SW
W
Clerm
Stanton Ct
Spring Ave
Farris Ave
Lanvale Dr SW
Fwy SW
ood
Woodberry Ave
berr
Elinwyo
St
11th
Harwell St NW
Bridges Ave SW
Bluefield Dr SW
SW
Coch r a n Mill Rd
s Rd
ey
Dy
n
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Pete
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Hw
r
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dl
Du
Dr NW
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Kings
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Dum b arto n
Re m b ran
Dr NW
Rd
Green
N
Merrill Ave SW
ir
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ok
N
ate
Castleg
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N
k
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Mi
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NW
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Echota Dr NW
Jefferson St NW
ir NW
St
Westboro Dr SW
C
Delo
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Rd
NW
oro
Ethel St NW
Mathews St SW
Johnso
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McM Lakew
St
NW
Richland Rd SW
d
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W
Id lewood Dr
rte
de
Earnest St NW
Mobile St NW
k Pl NE
en Dr NE
Ci
Putna m
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Em
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sto
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Gl cki
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SW
Patt
Ph
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Valley Dr illips
Ct
Anns Ln
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Far
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St
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Beechwood Blvd SW
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D
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NW
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Dilbec
Cra
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R eg
Meadowbrook Dr NE
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Rd
W
Tuxedo R d N
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Ho
St NW
NW
Oak St SW
Bridges Ave
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Ro
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St SW
SW
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Sells Ave SW
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Lafaye
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alle
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Mil
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NW
Dr
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Kiplin
Bowen St NW
Ladd St SW
Av
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O
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SW
R
Greenwich St SW
ta
O
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W
Sa
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to
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Thurgood St SW
ot
SW
SW
Av
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Bayberry Dr SW
rn
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C
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Manson Ave SW
SW
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Tu
Bernard St NW
Ogle
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Ca
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Me
NW
NW
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NW
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Baylor St NW
Carolwood Ln NE
Sheldon
Dr
Ma
Woodley Dr NW
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N
E zra
Ln
Spring
Rd
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Cummin
NW
Pl SW
Te
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Eas
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Dr
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Copeland Ave SW
St SW
Be echer
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Ca
ab
SW
Ct
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N W NW
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Trl
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Trl
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Wi
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NW
Harper Way NW
NW
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Eason St NW
S Gordon S
Westhaven Dr SW
SW
Cir
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M
Sharon St NW
N Olympian Way SW
och
I n terl
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Pu
Sa
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NW
E
NW
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E m eral
Alta
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Woods St
Akridge St NW
Dr
W
SW
Ln
Fwy
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Bro a
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Laurel Dr NE
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Glenb r
St
Dr
Andrews St NW
NW
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Rd
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Va
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Morris St NW
W Mar
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Blyss Ave NW
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Ch
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W
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And W
N
Handley Ave SW
Broad
Dr
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Wood Valley
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Rome Dr NW
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Westwood Av
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St
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Wells Dr S W
Ro o s e velt
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R
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Nekoma St NW
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Dr
Tuxedo Ter NW
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Fl
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5th St NW
NW
Madrona St NW
NW
Oakmont Dr NW
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King
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M
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Brin
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Carlt o n D r NE
Hillside Dr NW
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Hw
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Highbrook Dr NE
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Ba
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Dr NW
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Ave
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Pl
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Recto
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Mil m
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Hilltop
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Seaboard Ave NW
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Hortense Pl NW
Hortense Pl NW
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Carroll Dr NW
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St
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Rugby Ave
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Fairburn Ave SW
Wallace Ave
Kimball Rd
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Landrum Dr SW
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Ingledale Dr SW
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Carroll Ave SW
Rio Grande Rd SW
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Campbellto n Rd SW
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Gl e
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An nelaine D r
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Main St NW
Pl
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SW
SW
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Av
Trinit y
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NW
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Peyton
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Trl
Mac
Ter
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Rockw
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Lynhurst Cir
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C Rid g
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Bir
St
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NW
Dan forth
St
St
Hedgewood Dr NW
Mangum Ln SW
SW
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Main
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leto
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in
Cape St S
W
Lanark Dr
Montc
Sp
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Sheffield
W
SW
e
Pl
NW
NW
Cus h m
Niskey Lake Cir SW
n
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Brownle
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Pl a
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Dr
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D
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wn
Ba
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Trib
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St
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Greenwood Ln SW
dri
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St Joseph Ave NW
ina
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Wedge D r SW
Ma
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Brown St N W
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NW
Etheridge Dr NW
Elli
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L inkw
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Hi
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Scott St
l a inville
NW
Inte
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Delmoor Dr
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P
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Morris St NW
sc
C Lyric
Wa y
NW
Dr
NW
SW
in
R
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Pl
Oldknow Dr NW
ld
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Oakcliff Rd NW
ea
N
St
C
Dr
NW
En
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Larchmont
Dr
NW
Rd
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Handy Dr N W
Du
NW
Rd
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Larch ont
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NW
W
Waterford Rdr N
Ci
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Shorter Te r
Coll i er C t
Uto
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Allegro D r NW
D
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NW
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W
NW
Cir
W
Branch Dr SW
Rd
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D rN
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Dover Blvd SW
Tarragon Way SW
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Elean
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Fairburn Pl NW
Harden Dr NW
Colli
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Burre Ln SW
SW
Uto
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NW
Hobart Dr NW
Ard
S
Ester Dr S
Kingston Rd N W
NW
Ma
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Yat
Jamaica Rd N W
t R d NW
1st St NW
NW
Azlee P
NW
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Ab
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Br
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Pl
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SW
Dr
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RD
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Harw
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Pr
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Brightwoo
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Dr
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Corona
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Rd
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Cir
Dr N W
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Proc
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Crosby D r N
Rd
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Rd
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NE
Dr
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M e m o ria
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Le
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Pa
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Burtz St NW
Burtz St NW
Atlanta Industrial Wa
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Old Gor
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Bir die
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Sa
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Cle
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C arl
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Venus Pl NW
Alfre d
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Garraux Rd NW
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A
126
1.10%
B
1345
11.20%
C
245
2%
D
266
F
2.20%
G
E
244
1152
2%
J
341
4.40%
2.90%
I
629
2.20%
9.60%
530
H
260
K
N
L
322
M
408 266
3.40% 2.20%
2.70%
753
O
area overall was 20%, which is
higher than the citywide vacancy
rate of 17% (Table 9, Appendix).
The target area tracts farther from
the city center have lower vacancy
rates, while those closer to the city
center have higher vacancy rates,
but none of these are as high as
some of the other central areas
(Map 22, Appendix). Properties
categorized in 2010 as “distressed”
were concentrated in the southern and western, predominantly
African-American areas, including
many of the more central target
area tracts.
457
6.30%
T
3.80%
tOverall, the target area has a
homeownership rate similar to the
755
667
26
S
6.30%
5.60%
city, but many individual target
Q 0.20%
538
Y
area census tracts have extremely
4.50%
354
R
26
X
low homeownership rates: In 2010,
3%
314
528
45% of the city’s occupied units
2.60%
4.40%
P
271
were owned, and 55% were rented.
2.30%
Z
The 2000 figures were similar.
619
Overall in 2010, 44% of the target
5.20%
X
area’s occupied units were owned
528
and 56% were rented, but many
of the tracts have homeowner/CR6CMGP(TQO%KV[QH#VNCPVC%QORTGJGPUKXG&GXGNQROGPV2NCP
ship rates much lower than this
average, including four with rates
below 30% and one below 10% (Table 9, Appendix).
Vacancy and Tenure 12
These tracts, closer to the city center, have some of the
tThe housing market collapse and economic recession
lowest homeownership rates in Atlanta, though the
caused rampant vacancy in the city of Atlanta: After
other target area tracts farther from the center have
strong growth in new housing development throughrelatively high rates (Map 23, Appendix).
out the 2000s, the burst of the housing bubble in
2006-2007 and the subsequent economic recession
caused large numbers of foreclosures and vacancies. In Foreclosures
tAtlanta has been devastated by the foreclosure crisis,
2010, 82.4% (185,142) of all housing units in the city
especially African-American communities: Georgia
were occupied and 17.5% (39,431) were vacant, which
is one of the states with the most bank failures, and
represents a sharp increase from the vacancy rate of
Atlanta was one of the US cities hit hardest by the
10% in 2000.
foreclosure crisis. Equity Depot reported more than
tThe target area has extremely high vacancy rates: Sev- 60,000 foreclosure filings in the city between 2006 and
May of 2010. Foreclosures continue today, housing
eral of the target area census tracts had vacancy rates
values have declined, new housing development has
above 30% in 2010, and the vacancy rate for the target
slowed, and mortgage lending remains extremely tight.
Data from HUD’s Neighborhood Stabilization Pro5.30%
548
4.60%
V
W
(
!!
(
(
!
12. Data source: US 2010 Decennial Census
gram (NSP) shows that foreclosures in the first 18-month period
of the crisis were disproportionately concentrated in the southern and western, predomnantly
African-American portions of the
city (Map 5).
/CR#EEGUUVQ(TGUJ(QQFXU(CUV(QQF%KV[QH#VNCPVC
Census Tracts
Difference Between Access,
Fresh vs. Fast
-5.3 - -2.5
Greater Access
to Fresh Food
-2.4 - -0.5
-0.4 - 0.5
0.6 - 2.9
3.0 - 5.2
Greater Access
to Fast Food
tThe target area is among the
hardest hit by foreclosures in the
city: Nearly 11% of all mortgages
in the target area experienced
foreclosure in the first 18 months
of the crisis (Table 3). During
that time period, all of the target area tracts had foreclosure
rates well above the city’s, and
most had rates more than double
the city’s (5.4%). Some of these
tracts contain the city’s hardest
hit neighborhoods. During the
/CR6CMGP(TQO#VNCPVC4GIKQPCN%QOOKUUKQP
#4%4GIKQPCN5PCRUJQVU
second wave of foreclosures, from
June 2009 to May 2010, the NPU
C: FOOD ACCESS
in which the Outdoor Activity Center is located, NPUtThe target area lacks access to fresh, nutritious foods:
S, had the highest foreclosure rate of any NPU in the
A recent report by the Atlanta Regional Commission
city: 538 foreclosure filings, which is more than 11%
showed that census tracts in South and Southwest
of its total housing units (Table 11, Appendix). Note
Atlanta have among the best “access to fast foods”
that since homeownership rates are often well below
in the city, not “fresh foods” (Map 7). In Atlanta, as
50%, these percentages often represent less than half
median income increases or as the percentage of the
the equivalent foreclosure rate as a percentage of total
population that is white increases, access to fresh foods
mortgages. Map 6 shows that the 11,964 total forecloincreases.
sures in the city during that time period were again
disproportionately concentrated in the southern and
western parts of the city, closest to the center.
Table 3: Foreclosures
Target Area vs. City, January 2007 - June 2008
Total
Foreclosures
Total
Mortgages
Foreclosure
Rate
All Target
Area Census
Tracts
1,044
9,590
10.9%
City of
Atlanta
7,123
131,332
5.4%
Source: Neighborhood Stabilization Program (NSP)
3
ATLANTA BELTLINE OVERVIEW
The City of Atlanta is undertaking the largest and most
extensive urban redevelopment project now underway in the US, and the most comprehensive economic
development effort ever undertaken in Atlanta. The
Atlanta Beltline is a $2.8 billion transit-oriented development project that will provide a network of public
transit, parks, and multi-use trails along a 22-mile light
rail corridor that revives and connects multiple segments of historic rail line (Map 9 and Map 10).
The Beltline corridor will couple a light-rail track
with a biking/walking trail, circling the downtown
area and passing through 45 neighborhoods. More
than 100,000 people (24% of the city’s population) live
within one-half mile of the Beltline. An additional 11
miles of biking/walking spur trails link the corridor to
major greenspaces, and 1,300 acres of new parks and
greenspace will be added to the city’s 3,250 existing
acres (a 40% increase). The light rail will connect with
the city’s existing heavy rail system, the Metropolitan
Atlanta Rapid Transit Authority (MARTA), as well as
the proposed new Peachtree Streetcar. Overall, this
new network of public and active transportation systems will provide new connectivity throughout the city
and dramatically increase access to major business districts, job centers, and amenities. In addition, the new
public infrastructure is intended to stimulate mixeduse transit-oriented development along the Beltline
corridor itself, activating an estimated 3,000 acres of
vacant and underused land and creating an estimated
30,000 new jobs over the 25-year construction timeline. The redevelopment plans also call for environmental cleanup in over 1,100 acres of brownfield sites,
the preservation of historically valuable buildings, and
many new sites for public art.
Twelve principles guide the implementation of the
Beltline project.1 The proposals in this report are
1. ^ŽƵƌĐĞ͗ĞůƚůŝŶĞ^ƵďĂƌĞĂϭDĂƐƚĞƌWůĂŶ͗ϭϮͲϭϱ͘dŚĞ
Concept rendering of the Beltline. Source: Atlanta Beltline, Inc.
For details and updates, see www.beltline.org
consistent with all of these principles, but resonate in
particular with the following:
t1SJODJQMF&ODPVSBHFFDPOPNJDEFWFMPQNFOUUIBU
benefits local residents and businesses.
t1SJODJQMF$POOFDUOFJHICPSIPPETBDSPTTFYJTUJOH
barriers, especially those neighborhoods historically
separated by the rail corridors.
t1SJODJQMF$SFBUFBiCBMBODFEDPOOFDUFEDPOUJOVous, and redundant transportation system” that plans
for all modes of transit.
t1SJODJQMF&YQBOEIPVTJOHPQUJPOTCZQSFWFOUJOH
displacement and creating of a mix of new housing
types and prices that accommodate diversity, in close
proximity to amenities.
t1SJODJQMF1SPWJEFBWBSJFUZPGQVCMJDTQBDFTUIBU
build community, connect neighborhoods, and improve public health and quality of life.
t1SJODJQMF1SPNPUFTVTUBJOBCMFMJWJOHUISPVHIMPDBM
food systems, new greenspaces, and resource-efficient
buildings.
ĞůƚůŝŶĞƉƌŽũĞĐƚ͛ƐŵĂŝŶĚŽĐƵŵĞŶƚŝƐƚŚĞƚůĂŶƚĂĞǀĞůŽƉŵĞŶƚ
ƵƚŚŽƌŝƚǇ͛ƐϮϬϬϱƚůĂŶƚĂĞůƚůŝŶĞZĞĚĞǀĞůŽƉŵĞŶƚWůĂŶ͕ďƵƚĚƵĞ
ƚŽƚŚĞƉƌŽũĞĐƚ͛ƐůĂƌŐĞƐŝǌĞ͕ƚŚĞĞůƚ>ŝŶĞǁĂƐĚŝǀŝĚĞĚŝŶƚŽƚĞŶƐƵďͲ
ĂƌĞĂƐĨŽƌŵŽƌĞĚĞƚĂŝůĞĚƉůĂŶŶŝŶŐĂŶĚĞǀĂůƵĂƟŽŶ͘ĂĐŚƐƵďĂƌĞĂ
ŚĂƐŝƚƐŽǁŶŵĂƐƚĞƌƉůĂŶ͘dŚĞƐƵďũĞĐƚƐŽĨƚŚŝƐƌĞƉŽƌƚĂƌĞůŽĐĂƚĞĚ
in Subarea 1.
/CR#VNCPVC$GNVNKPG1XGTXKGY
W
Peachtree Battle Alliance
Hanover West
Fernleaf
Memorial Park
Bolton
Westover Plantation
Lindbergh Center
¤
n
Lindbergh/Morosgo
Peachtree Hills
Bobby Jones
Golf Course
Atlanta
Memorial Park
Springlake
Ridgewood Heights
Pine Hills
Peachtree Heights West
Colonial Homes
Cross Creek
Peachtree Park
Peachtree Heights East
Garden Hills
ufo
rd
Co
nn
Wyngate
Sp
rin
gB
Castlewood
Brandon
Woodfield
Wesley Battle
Piedmont Rd NE
Rd N
Peachtree Rd NE
s Mill
Moore
Northside Dr
Margaret Mitchell
Paces
Lindridge/Martin Manor
Brookwood Hills
Collier Hills North
Wildwood (NPU-C)
n
Mo
Ardmore
Collier Hills
roe
Channing Valley
Dr
Brookwood
Hills Park
Blandtown
Ansley Park
Sherwood Forest
¤
n
Amsterdam Ave
14th St NW
¤
n
¤
n
St
th
Fo
rsy
Atlanta University Center
Just Us
St
SW
Ashview Heights
Pe
te
rs
Westview
Cemetary
Enota Park
Ralph David Abernathy
Blvd SW
W
hit West End
eS
West End
t
Beecher St
Do
Bush Mountain
John A. White
yA
ve
Av
eS
Garnett
W
Castleberry Hill
St S
W
Lee
Grant Park
Atlanta BeltLine Tour Route
Atlanta BeltLine Trail
Memorial Dr
Major Roads
Existing Parks
East Atlanta
Proposed Parks
Ormewood Park
SW
Grant
Custer/McDonough/Guice
Pittsburgh
Peoplestown
Intrenchment Creek
Interstate Highways
Boulevard Heights
Confed
erate Av
Four Corners
High Point
e
MARTA
Stanton
Chosewood Park
Boulevard Crossing
Capitol View Manor
Capitol View
Atlanta BeltLine Corridor
Edgewood
Cabbagetown
Oakland Cemetary
SW
¤
n
¤
n
Summerhill
The Villages at Carver
Oakland City
¤
n
/(*(1'
Zoo Atlanta
Cyclorama
Cascade Avenue/Road Murphy Crossing
Oakland City
Venetian Hills
King Memorial
Oakland
ve
eA
dg
ad
sc
Ca
Adair Park
ell
Georgia State
ity
Inman Park-Reyn
Reynoldstown
Sweet Auburn
Trin
Ri
ve
eA
nn
SW
Edgewood Ave SE
Five Points
Mechanicsville
Metropolitan Pkwy SW
¤
n
¤
n
¤
n
Pryor St SW
The Villages at Castleberry Hill
Westwood Terrace
¤
n
S
Inman Park
Capitol Gateway
Harris Chiles
Westview
g
rin
Sp
SW
¤
n
Martin Luther King Jr Dr
West Lake
Penelope Neighbors
Mozley Park
Piedmont Ave
Downtown
Dome/GWCC/Philips/CNN
Vine City
NE
Vine City
Ashby
¤
n
¤
n
t
Candler Park
Stone Mountain Fwy
Peachtree Center
Dixie Hills
¤
n
Old Fourth Ward
Joseph E. Boone Blvd NW
Washington Park
Hunter Hills
West Lake
Historic Fourth
Ward Park
Pky
Joseph E. Boone Blvd NW
Civic Center
dom
¤
n
Maddox Park
Poncey-Highland
North Ave
Free
English Avenue
Bankhead
Grove Park
Ponce de Leon Ave NE
¤ North Avenue
n
North Ave
Moreland Ave
Moreland Ave
D.L. Hollowell
Bankhead
y
Moreland Ave
kw
Druid Hills
Atkins Park
Boulevard Ave
ll P
Piedmont Ave
Georgia Tech
Marietta Street Artery
we
Spring St
llo
Midtown
Peachtree St
Westside Park
Ho
Virginia Highland
Piedmont
Midtown
¤
n
Moreland Ave
10th St NW
L.
ZLOOEHWWHUFRQQHFWRXU
QHLJKERUKRRGVLPSURYH
RXUWUDYHODQGPRELOLW\
Arts Center
Home Park
Knight Park/Howell Station
D.
WKDWHQFLUFOHWKHXUEDQ
Morningside/Lenox Park
South Atlanta
Sylvan Hills
Englewood Manor
State Facility
Intrenchment Creek
Benteen Park Woodland Hills
Moreland Ave
Rockdale
Atlantic Station
Howell Mill Rd
Waterworks
Piedmont Heights
Loring Heights
Spring St NW
Northside Dr
Berkeley Park
West Highlands
Piedmont Rd NE
Underwood Hills
Schools
/CR2TQFWEGFD[#VNCPVC$GNVNKPG+PE
#$+
t1SJODJQMF*ODSFBTFQVCMJDTBGFUZUISPVHIBQQSPpriate design, including safer streets and the informal
supervision brought by active street frontage and residential density.
TAX ALLOCATION DISTRICTS (TAD) AND
TAX-INCREMENT FINANCING
Approximately 60% of the Beltline project will be
funded through a Tax Allocation District (TAD),
which designates specific properties for inclusion in a
Tax Increment Financing (TIF) arrangement.2
2. dĂǆůůŽĐĂƟŽŶŝƐƚƌŝĐƚŝƐƐŝŵƉůǇƚŚĞƚĞƌŵƵƐĞĚŝŶ'ĞŽƌŐŝĂ
Dr
University
Bobby Jones
Golf Course
Atlanta
Memorial Park
Piedmont
West End
d SW Howell
Mechanicsville
S
University Community Academy
W
ade
Dunbar
Abernathy Blv
Gordon-White
Cas
c
hi
te
St
Brown
SW
Grant
Zoo Atlanta
t
Cyclorama
Four Corners
r
Stanton
St
t
n
Connally
Rose Circle
Do
nn
el
ly
Av
e
Bush Mountain
Adair II
Adair Park
SW
SW
Boulevard
evard
vard
ard C
Crossing
Intrenchment
e
en
ent Creek
Gideons
Pittsburgh
Pittman
Murphy Crossing
Peo
Four Co
Ri
Parks
ve
eA
Allene Ave.
W
Lee
University Ave SW
Capitol View
St S
Oakland City
SW
Finch Avon Ave
Venetian Hills
o
dg
Adair I
Oakland City
arbara A. McKoy
Slater
Dill Ave SW
Car
Chosewo
Capitol View Manor
Oakland City
Sylvan
Capitol View
uttth
South
High
gh Point
ills
ton
bell
p
Cam
Rd
Oakland Cemetary
r
West End
Muse St
Pryor St SW
Harris Chiles
Ralph David
SW
r
SW
C
West End
K
Vi rog
lla er
ge
Ave
rD
Av
e
Rusk
Beecher St
e
gJ
ity
Pe
t
Langhorn St
Enota Park
Westview Cemetary
Westview
Garnett
Kin
Tri
n
er
s
No
Westview St
Castleberry Hill
Ashview Heights
Washington Park
rth
sid
e
Mozley Park
St
SW
tin
Mar
Chicamauga
/CR#VNCPVC$GNVNKPG5QWVJYGUV#VNCPVC
Just Us
SW

Emma Millican
Arthur
Langford
Memorial
Perkerson
Joyland
Fort McPherson
Amal Heights
Sylvan Hills
t SW
Lee S
Lakewood-Ft. McPherson
Lake
Perkerson
woo
d Fw
y SW
Fort McPherson
Road
TThe Villages a
Bus Yard Metropolitan
Betmar LaVilla
Bus Y

Lakewood Heights
South
e SW
Lakewood Av

Polar Rock
Swallo
Interstate Highways
BeltLine Corridor
Major Roads
BeltLineTour
Corridor
BeltLine
Route
Major
Roads
Existing
Parks
Interstate Highways
BeltLineTrail
Tour Route
BeltLine
Existing
Parks
Proposed
Parks
MARTA
Schools

MARTA
/CR2TQFWEGFD[#VNCPVC$GNVNKPG+PE
#$+
How TIF works
The basic strategy of TIF is to finance urban redevelopment using the increased tax revenue that the
redevelopment itself brings, in order to leverage public
and philanthropic resources with private investment.3
ĨŽƌƚŚĞĚŝƐƚƌŝĐƚƚŚĂƚŵƵŶŝĐŝƉĂůŝƟĞƐĂƌĞƌĞƋƵŝƌĞĚďǇƐƚĂƚĞůĂǁƚŽ
ĚĞĮŶĞ͕ŝŶŽƌĚĞƌƚŽƵƐĞƚŚĞd/&ŵŽĚĞůŽĨĚĞǀĞůŽƉŵĞŶƚĮŶĂŶĐĞ͘
3. KƌŝŐŝŶĂůůǇŝŶƚƌŽĚƵĐĞĚŝŶĂůŝĨŽƌŶŝĂŝŶƚŚĞϭϵϱϬƐĂƐĂǁĂǇ
Typically, as investment fuels development, property
values increase and taxing jurisdictions (there are
usually three: cities, counties, and school districts)
collect higher tax revenues. In a TIF program, how-
ƚŽĂƩƌĂĐƚĂŶĚĨŽĐƵƐŝŶǀĞƐƚŵĞŶƚŽŶƚŚĞƌĞǀŝƚĂůŝǌĂƟŽŶŽĨ͞ďůŝŐŚƚĞĚ͟
ƵƌďĂŶĂƌĞĂƐ͕d/&ŝƐŶŽǁ͞ƚŚĞŵŽƐƚǁŝĚĞůǇƵƐĞĚůŽĐĂůŐŽǀĞƌŶŵĞŶƚ
ƉƌŽŐƌĂŵĨŽƌĮŶĂŶĐŝŶŐĞĐŽŶŽŵŝĐĚĞǀĞůŽƉŵĞŶƚŝŶƚŚĞhŶŝƚĞĚ
^ƚĂƚĞƐ͟;ƌŝīĂƵůƚϮϬϭϬ͗ϲϱͿ͘
ever, properties included in the TAD are locked in at
a base-level property value determined at the time of
the TAD’s creation, and the taxing jurisdictions forego
any increases in tax revenue. Public bonds are sold
to private investors to provide the initial capital for
redevelopment activities within the TAD, and the city
pays back the debt in the future using the increased
tax revenues (the “tax increment”). This cycle repeats
over the life of the TAD (in the case of the Beltline,
25 years) and at the end of that term, the city, counties, and school districts will return to normal taxation
based on updated property values (Figure 9).
/CR$GNVNKPG6CZ#NNQECVKQP&KUVTKEV
Problems with TIF
Despite the widespread use of TIF programs in local
government across the US, research on the outcomes
of this financing mechanism has drawn mixed conclusions, and many have raised concerns about the implications for social equity.4
Perhaps the most fundamental criticism of TIF is
its failure to address the fact that the development it
finances will likely cause increased demand for public
services, while simultaneously reducing the amount of
resources available to meet that demand (Figure 5). If
4. ^ƚƵĚŝĞƐŚĂǀĞĚŽĐƵŵĞŶƚĞĚƚŚĞǀĂƌǇŝŶŐĚĞŐƌĞĞƐŽĨƐƵĐͲ
ĐĞƐƐǁŝƚŚǁŚŝĐŚd/&ƉƌŽũĞĐƚƐŚĂǀĞĐĂƵƐĞĚƚŚĞŝŶƚĞŶĚĞĚƉƌŽƉĞƌƚǇ
ǀĂůƵĞŝŶĐƌĞĂƐĞƐ;DĂŶϮϬϬϭ͕<ƌŝǌϮϬϬϯ͕tĞďĞƌĞƚĂůϮϬϬϯͿ͘KƚŚĞƌƐ
ŚĂǀĞƐŚŽǁŶƚŚĂƚŝŶƉƌĂĐƟĐĞd/&ŝƐŽŌĞŶƵƐĞĚŝŶĂƌĞĂƐƚŚĂƚĂƌĞ
ŶŽƚƐƵīĞƌŝŶŐĨƌŽŵ͞ďůŝŐŚƚ͟ĂŶĚǁŽƵůĚůŝŬĞůǇƌĞĐĞŝǀĞŝŶǀĞƐƚŵĞŶƚ
ĂŶǇǁĂǇ;ƌŝīĂƵůƚϮϬϭϬͿ͕ŽƌŵĞƌĞůǇƵƐĞĚƚŽƐŚŝŌĚĞǀĞůŽƉŵĞŶƚ
ĨƌŽŵŽŶĞĂƌĞĂƚŽĂŶŽƚŚĞƌ;,ĂƵůŬĂŶĚDŽŶƚĂƌƟϮϬϬϭͿŽƌĨƌŽŵŽŶĞ
ĚĞǀĞůŽƉĞƌƚŽĂŶŽƚŚĞƌ;WĞƌƐŬǇĞƚĂůϭϵϵϳͿ͘dŚĞ^ƚĂƚĞŽĨĂůŝĨŽƌͲ
ŶŝĂƌĞĐĞŶƚůǇƚĞƌŵŝŶĂƚĞĚŝƚƐZĞĚĞǀĞůŽƉŵĞŶƚƵƚŚŽƌŝƟĞƐ͕ŝŶƉĂƌƚ
ďĞĐĂƵƐĞŽĨƉƌŽďůĞŵĂƟĐd/&ĂĐƟǀŝƟĞƐ͘ůƐŽ͕ƉŽŽƌůǇǁƌŝƩĞŶd/&
ĂƌƌĂŶŐĞŵĞŶƚƐŵĂǇĐĂƉƚƵƌĞŝŶĐƌĞĂƐĞƐŝŶƉƌŽƉĞƌƚǇǀĂůƵĞƐƚŚĂƚ
ǁŽƵůĚŚĂǀĞŽƚŚĞƌǁŝƐĞĂĐĐƌƵĞĚƚŽƉƵďůŝĐĐŽīĞƌƐĞǀĞŶǁŝƚŚŽƵƚƚŚĞ
ĮŶĂŶĐĞĚƌĞĚĞǀĞůŽƉŵĞŶƚ͕ƚŚƌŽƵŐŚŶŽƌŵĂůŝŶŇĂƟŽŶĂƌǇƉƌĞƐƐƵƌĞƐ
ŽƌŝŶƉƌŽƉĞƌƟĞƐŽƵƚƐŝĚĞƚŚĞƚĂƌŐĞƚĞĚĂƌĞĂƐŽĨŶĞǁŝŶǀĞƐƚŵĞŶƚ͘
dŚĞĚĞƐŝŐŶĂƟŽŶŽĨĂŶĂƌĞĂĂƐ͞ďůŝŐŚƚĞĚ͕͟ŽŌĞŶƌĞƋƵŝƌĞĚŝŶd/&
ƉƌŽũĞĐƚƐ͕ŝƐŽŌĞŶďĂƐĞĚŽŶĂŶŝŶĂƉƉƌŽƉƌŝĂƚĞůǇůŽŽƐĞĚĞĮŶŝƟŽŶ
;>ĞZŽǇĂŶĚ<ŝŶŬĞůǇϮϬϬϮͿ͘ůƐŽ͕dƐŵĂǇĚŝƐƉůĂĐĞůŽǁĞƌͲ
ŝŶĐŽŵĞĨĂŵŝůŝĞƐĨƌŽŵƚŚĞŝƌŶĞŝŐŚďŽƌŚŽŽĚƐ͕ĞŝƚŚĞƌĞǆƉůŝĐŝƚůǇŽƌ
ŝŶĂĚǀĞƌƚĞŶƚůǇ͕ĂŶĚĞǆĂĐĞƌďĂƚĞƌĞƐŝĚĞŶƟĂůƐĞŐƌĞŐĂƟŽŶ;ZĞŝŶŐŽůĚ
ϮϬϬϭͿ͘/ŶƐŚŽƌƚ͕ŵŽƐƚĞǀĂůƵĂƟŽŶƐŽĨd/&ĐŽŵƉĂƌĞƉƌŽƉĞƌƚǇǀĂůƵĞ
ŝŶĐƌĞĂƐĞǁŝƚŚŝŶƚŚĞd/&ƉƌŽŐƌĂŵƚŽƚŚĞŚǇƉŽƚŚĞƟĐĂůƐĐĞŶĂƌŝŽŽĨ
͞ĚŽŝŶŐŶŽƚŚŝŶŐ͕͟ďƵƚƚŚĞƐƚŽƌǇŝƐŵƵĐŚŵŽƌĞĐŽŵƉůŝĐĂƚĞĚĂŶĚ
ĞǆƚĞŶƐŝǀĞĨƵƌƚŚĞƌƌĞƐĞĂƌĐŚŝƐƌĞƋƵŝƌĞĚƚŽŝŶƐƚĞĂĚĐŽŵƉĂƌĞd/&ƚŽ
ŽƚŚĞƌ͕ůĞƐƐƵƟůŝǌĞĚŵŽĚĞůƐŽĨƵƌďĂŶĮŶĂŶĐĞ͕ƉĂƌƟĐƵůĂƌůǇĂƚƐĐĂůĞƐ
ďĞǇŽŶĚůŽĐĂůŐŽǀĞƌŶŵĞŶƚ͘
/CR6CMGP(TQO$GNVNKPG4GFGXGNQROGPV2NCP
the tax increment on properties within the district is
redirected towards repayment of development bond
debt, local governments may require funding from
other sources in order to avoid reductions in the
amount or quality of service provision (Dye and Merimam 2000).
For this reason, the most controversial debates surrounding TIF policy often concern the implications
for school districts. If successful, the redevelopment
projects funded through TIF attract migration to the
areas undergoing revitalization, and this increases
school populations. The incoming households are also
often more affluent, and demand better educational
services for their children. But the school districts
are not receiving the increased tax revenue from these
changes, and therefore must find other sources of
funding (Weber 2003). Often this money comes from
the other local taxing jurisdictions (city or county) or
the State, but current research has been inadequate
in documenting the effect of this redistribution on
Figure 9: Tax Increment Financing
(as explained by Atlanta Beltline, Inc.)
Figure 10: Tax Increment Financing
(a more critical explanation)
Property values increase rapidly with redevelopment
During the life of the TAD, taxing jurisdictions receive
tax revenues based on values frozen at the time of
TAD creation. When the TAD ends, they receive tax
revenues based on new values.
During the life of the TAD, revenues needed
to meet increased demand for services must
Revenue
come from other sources
Deficit
Actual Revenue
Year TAD Begins
Year TAD Ends
other public coffers. At the same time, school districts’
greater budgetary reliance on property taxes compared
to overlapping taxing jurisdictions means that not
only are they particularly vulnerable to fiscal stress as a
result of TADs, but they may also stand to benefit more
than other jurisdictions by investments that increase
the long term value of the property tax base.
TIF Performance in Georgia
Thus far, the outcomes of TAD financing in Georgia seem less problematic than in many other states,
though results are certainly mixed. A 2007 study of
all 25 TAD-financed redevelopment projects in Georgia history found that for 11 of the 12 projects that
had been implemented enough to be evaluated, the
rate of growth of tax assessed values for TAD parcels
exceeded city-wide growth over the same period.5 The
report estimated that the annual rate of digest growth
for TAD parcels increased by, on average, over 300%,6
but there was a large amount of variation among TAD
projects in the degree to which TAD parcels appreciated more rapidly than the rest of the jurisdiction. A
2005 study analyzed the effect of the Beltline TAD on
5. dĞŶŽĨƚŚĞϮϱdƐǁĞƌĞŝŶƚůĂŶƚĂ͕ƐƚĂƌƟŶŐǁŝƚŚƚŚĞ
ĂƌĞĂƐƵƌƌŽƵŶĚŝŶŐĞŶƚĞŶŶŝĂůKůǇŵƉŝĐWĂƌŬŝŶϭϵϵϴĂŶĚƚŚĞ
ƚůĂŶƚĂ^ƚĂƟŽŶƉƌŽũĞĐƚŝŶϭϵϵϵ;>ŝǀĂďůĞŽŵŵƵŶŝƟĞƐŽĂůŝƟŽŶ
ϮϬϬϳͿ͘ůƚŚŽƵŐŚŝƚĚŝĚŶŽƚĂĚĚƌĞƐƐŵĂŶǇŽĨƚŚĞĐŽŵŵŽŶĐŽŶͲ
ĐĞƌŶƐĂďŽƵƚd/&͕ƚŚĞƐƚƵĚǇĐŽŶĐůƵĚĞĚƚŚĂƚd/&ǁĂƐŐĞŶĞƌĂƟŶŐ
ŵŽƌĞƚĂǆƌĞǀĞŶƵĞƚŚĂŶǁŽƵůĚŚĂǀĞďĞĞŶƌĂŝƐĞĚďǇĚŽŝŶŐŶŽƚŚŝŶŐ͘
ϲ͘ ĞĐĂƵƐĞŽĨƚŚĞŝŶŚĞƌĞŶƚĚŝĸĐƵůƚǇŝŶĚĞƚĞƌŵŝŶŝŶŐƚŚĞ
ĞīĞĐƚƐŽĨĐŽƵŶƚĞƌĨĂĐƚƵĂůƐŝƚƵĂƟŽŶƐ͕ƚŚĞƐĞĐĂůĐƵůĂƟŽŶƐǁĞƌĞ
ŝŵƉƌĞĐŝƐĞĞƐƟŵĂƚĞƐ͕ďĂƐĞĚŽŶŚŝƐƚŽƌŝĐĂůƌĂƚĞƐŽĨĚŝŐĞƐƚŐƌŽǁƚŚ͘
the City of Atlanta’s overall budget, concluding that despite a projected addition of 9,577 new households to
the City as a result of the TAD-financed development,
and the corresponding increase in demand for public
services, the financial burden would not be significant
enough to warrant concern (Seaman 2005). A 2004
study reviewed significant changes to Georgia State law
regarding TAD financing and used collected insights
from TIF projects across the country to list policy
recommendations to help make TAD-financing more
effective and socially equitable (Bordeaux and Matthews 2004).
The Atlanta Beltline TAD
The Atlanta Beltline TAD covers 6,500 acres, or 8%
of the city’s land area, and lies entirely within Fulton
County (Map 11). The majority of TAD properties are
underused or vacant industrial properties. The TAD
also includes some commercially zoned parcels, but
very few single family homes. Three jurisdictions collect property taxes in the City of Atlanta: the City, the
County (either Fulton or Dekalb), and Atlanta Public
Schools, and all of these jurisdictions have approved
the Beltline TAD.
Most TIF projects use the bond proceeds to directly
subsidize private investment. In contrast, the Beltline
TAD focuses primarily on the creation of and improvements to public infrastructure – transit, trails, parks,
and environmental health. The Beltline project is
unusual in this focus on “indirect” development incentives. However, Atlanta Beltline Inc. (ABI) acknowlOakland City Plan 19
/CR#XGTCIG#PPWCN+PETGCUGKP/GFKCP*QOG The Beltline TAD and Atlanta Public Schools
5CNGU2TKEGUÄ%KV[QH#VNCPVC027U The Atlanta Beltline’s website provides distorted infor-
mation on the Beltline TAD’s impact on Atlanta Public
Schools. ABI speculates that redevelopment of economically distressed communities may improve school
performance, and lists direct benefits of the TAD for
Atlanta Public Schools, including:
t6QUPNJMMJPOGPSUIFDPOTUSVDUJPOPGSFDSFBUJPOal facilities or athletic fields
t4VCTJEJ[FEPSGSFFUSBOTJUSJEFTGPS"14TUVEFOUT
t1BZNFOUTUPUBMJOHNJMMJPOGPSFEVDBUJPOBMQSPgramming paid in $7.5 - million installments in years 6
through 25 of the life of the TAD.
However, ABI does not provide any discussion of
the potential burden on APS budgets as a result of a
combination of increased demand for services and
reduced resources. The benefits listed above total to
$160 million plus the value of subsidized transit rides
for students. At first, this sounds impressive, but it is a
small fraction of the estimated $850 million in revenue
that APS will forego.8
/CR2TQFWEGFD[&CP+OOGTINWEM)GQTIKC6GEJ7PKX
edges that in some cases, these public amenities may
not be sufficient to attract private investment quickly
enough. Therefore, direct development subsidies are
also included among the approved TAD expenditures,
in addition to affordable workforce housing subsidies
and public school projects (Figure 11). Total TAD
funds are estimated at $1.7 billion, or 60% of the $2.8
billion total project costs.7
ϳ͘ dŚĞĞůƚůŝŶĞ͛ƐŽŵŵƵŶŝƚǇŶŐĂŐĞŵĞŶƚ&ƌĂŵĞǁŽƌŬĐƌĞͲ
ĂƚĞĚĂĐŽŵŵŝƩĞĞŽĨƚĞĐŚŶŝĐĂůĞǆƉĞƌƚƐĂŶĚĐŽŵŵƵŶŝƚǇůĞĂĚĞƌƐ͕
ƚŚĞdĂǆůůŽĐĂƟŽŶŝƐƚƌŝĐƚĚǀŝƐŽƌǇŽŵŵŝƩĞĞ;dͿ͕ƚŽĂĚͲ
ǀŝƐĞŽŶĞǆƉĞŶĚŝƚƵƌĞƐŽĨdĨƵŶĚƐ͘
ABI states that public schools benefit from property
tax increases, implying that TADs are therefore good
for schools, but does not present the financial arrangements. ABI also states that “the financial impact of
school district consent to individual TADs and individual redevelopment projects is relatively small in
the context of their overall budgets.” While it is true
that APS’s overall annual contributions to TADs only
constitute between 2 and 4 percent of its annual budget, despite the fact that 10% of the city’s tax base is
located in a TAD,9 this must be viewed in the context
of widespread APS school closings currently underway, and significant budget cuts every year in response
to revenue shortfalls.10
Also absent from the ABI literature is any account of
the dramatic legal and political battles that APS’s participation in the Beltline TAD has caused. The pivotal
step in the creation of the Beltline TAD in 2005 was its
approval by APS. In 2008, however, the entire Beltline
project was put in jeopardy when the Georgia Supreme
ϴ͘ ΨϴϱϬŵŝůůŝŽŶŝƐϱϰйŽĨƚŚĞƚŽƚĂůΨϭ͘ϳďŝůůŝŽŶŝŶd
ĨƵŶĚƐ͕ĂƐW^ƌĞĐĞŝǀĞƐϱϰйŽĨĂůůƉƌŽƉĞƌƚǇƚĂǆƉĂǇŵĞŶƚƐ͘
ϵ͘ ϮϬϬϳ>ŝǀŝŶŐŽŵŵƵŶŝƟĞƐŽĂůŝƟŽŶƌĞƉŽƌƚ
10. ƚůĂŶƚĂWƵďůŝĐ^ĐŚŽŽůƐ&zϮϬϭϮ'ĞŶĞƌĂů&ƵŶĚƵĚŐĞƚ
GENTRIFICATION
Gentrification is a process of neighborhood change by which low-income communities and communities of color are
transformed by an influx of wealthier, often whiter populations. Often a sudden influx of investment displaces existing
residents because as property values increase, property taxes and rents may become unaffordable, and some households
are simply bought out. Others may feel socially unwelcome in their own neighborhoods as racial, ethnic, religious, and
socioeconomic composition changes. However, while gentrification and displacement are sometimes culturally and
socially destructive, other times they allow low-income households to benefit financially from a surge of investment
in their neighborhood. These two contradictory processes may occur simultaneously. A family may take advantage of
the increase in value of their home by selling it and using the proceeds to move to a safer, healthier neighborhood with
better schools and better access to employment. At the same time, they may lament their departure from their home
and the community in which they have cultivated so many strong personal and cultural bonds. The opportunity for social
mobility may conflict with the basic human right to stay in one’s home. Or it may simply be a clear case of displacement,
especially for those who rent rather than own, and the majority of low-income minority households in urban areas fall
into this category. Careful research is required to determine when neighborhood change constitutes the appropriation of
land and property in communities of color by more affluent whites, and when and for whom it provides an opportunity.
Court prohibited school district tax funds from being
included in the Beltline TAD. The court held that the
use of APS’s portion of tax revenue to fund the Beltline violated the “Educational Purpose Clause” of the
Georgia Constitution, which states that tax revenue intended for education may only be used for the support
and maintenance of public schools and public education.11 In response, a bill was immediately introduced
into the State legislature, and a referendum for popular
vote passed in the 2008 general elections by a very
small margin, amending the Georgia Constitution and
negating the Supreme Court decision.12 In 2009, ADA
and APA reached an agreement that effectively reestablished the original TAD arrangement and returned all
retroactive funds back to ADA for Beltline uses.
EQUITABLE DEVELOPMENT
The Atlanta Beltline project has received national attention for its efforts to promote social equity. Urban
redevelopment projects often increase transportation
options, spur additional investment and economic
growth, and enhance neighborhood amenities. How11. tŽŽĚŚĂŵǀ͘ŝƚǇŽĨƚůĂŶƚĂ͕Ϯϴϯ'ϵϱ
12. dŚĞƌĞĨĞƌĞŶĚƵŵƉĂƐƐĞĚďǇĂŵĂƌŐŝŶŽĨϱϭ͘ϱйƚŽϰϴ͘ϱй
;<ĞŵƉϮϬϬϴͿ͘dŚĞƐƉĞĞĚǁŝƚŚǁŚŝĐŚƚŚĞůĞŐŝƐůĂƟŽŶĂůƚĞƌĞĚƚŚĞ
ĐŽŶƐƟƚƵƟŽŶĂŶĚŽǀĞƌƌƵůĞĚƚŚĞ^ƵƉƌĞŵĞŽƵƌƚĚĞŵŽŶƐƚƌĂƚĞƐƚŚĞ
ƉŽůŝƟĐĂůƉŽǁĞƌďĞŚŝŶĚƚŚŝƐƉƌŽũĞĐƚ͘
ever, a fundamental challenge is implementing strategies that provide real benefits for existing residents.
One approach used in the Beltline project is a Community Benefits Agreement, a contract between developers and community groups designed to ensure that
new jobs and opportunities benefit local households
and businesses.13 The first of the Beltline’s Community Benefit principles highlights the need for affordable mixed-income housing in close proximity to job
centers and community amenities.
The provision of affordable workforce housing is a central objective of the Beltline project. Of the estimated
$1.7 billion in TAD bond proceeds, 15% (estimated
$240 million) are earmarked for affordable housing
subsidies through the Beltline Affordable Housing
Trust Fund (BAHTF), which offers 6 programs:
t%PXOQBZNFOU"TTJTUBODF
t.VMUJGBNJMZ3FOUBM%FWFMPQFS*ODFOUJWFT
t4JOHMF'BNJMZ%FWFMPQFS*ODFOUJWFT
t$)%0TFUBTJEFGPSNVMUJGBNJMZSFOUBMBOETJOHMF
family homeownership14
13. dŚĞϮϬϬϱĞůƚůŝŶĞdůĞŐŝƐůĂƟŽŶĐŽŶƚĂŝŶƐĂĐŽŵŵƵŶŝƚǇ
ďĞŶĞĮƚƐƉƌŽǀŝƐŝŽŶ;^ĞĐƟŽŶϭϵͿ͕ĂŶĚ/ĐŽŵƉůĞƚĞĚĂŶϭϴͲŵŽŶƚŚ
ĐŽŵŵƵŶŝƚǇĞŶŐĂŐĞŵĞŶƚƉƌŽĐĞƐƐƚŽĚĞǀĞůŽƉƚŚĞŽŵŵƵŶŝƚǇĞŶͲ
ĞĮƚƐ'ƵŝĚŝŶŐWƌŝŶĐŝƉůĞƐ͕ĂĚŽƉƚĞĚďǇŝƚǇŽƵŶĐŝůŝŶKĐƚŽďĞƌϮϬϭϬ͘
14. ϮϬйŽĨƚŚĞdĨƵŶĚƐƐĞƚĂƐŝĚĞĨŽƌĂīŽƌĚĂďůĞŚŽƵƐŝŶŐ
ĂƌĞƌĞƐĞƌǀĞĚĨŽƌŶŽŶͲƉƌŽĮƚ͕ĐŽŵŵƵŶŝƚǇŚŽƵƐŝŶŐĚĞǀĞůŽƉŵĞŶƚ
ŽƌŐĂŶŝǌĂƟŽŶƐ;,KͿ͘
Figure 11: Uses of Beltline TAD Funds
(milions of USD)
Transit
Construction 530,
31%
Administrative 32
2%
Greenways 53
Schools 88,
3%
5%
Land Acquisition
426,
25%
Developer
Incentives 100,
6%
Workforce
Housing 240,
14%
Park
Construction 120,
7%
Sidewalks and
Roads 120,
7%
Source: Atlanta Beltline Redevelopment Plan (2005)
t1SPQFSUZ"DRVJTJUJPOGPS3FOUBM"ČPSEBCMF)PVTJOH
t1SPQFSUZ"DRVJTJUJPOGPS0XOFSPDDVQJFE"ČPSEable Housing
Beltline Affordable Housing in Relation to Need
The $240 million allotted for affordable housing subsidy in the Beltline project will help create an estimated 5,600 units of affordable housing over the next
25 years. Although significant, this will barely begin
to address the city’s need for affordable housing. A
2003 Georgia Institute of Technology study analyzed
housing need in the greater Atlanta region, concluding that low-income households faced severe housing
affordability problems.15 The report showed that the
City of Atlanta needed 81,191 additional units with
monthly rent less than $600 a month to meet the needs
of households earning less than $24,000.16 Although
housing values have declined since 2003, the 2010
ACS estimate for median contract rent in Atlanta
was $742, making it clear that affordability is still a
serious problem, especially given the extremely high
unemployment rate. A 2009 report by the Urban Land
Institute focused on the housing needs of the “work15. ^ĂǁŝĐŬŝϮϬϬϯ͘dŚĞƐƚƵĚǇĐŽŶĐůƵĚĞĚƚŚĂƚƚŚĞϭϬͲĐŽƵŶƚǇ
ƚůĂŶƚĂƌĞŐŝŽŶůĂĐŬĞĚϭϴϱ͕ϬϬϬŚŽƵƐŝŶŐƵŶŝƚƐĂīŽƌĚĂďůĞƚŽŚŽƵƐĞͲ
ŚŽůĚƐĞĂƌŶŝŶŐůĞƐƐƚŚĂŶΨϯϱ͕ϬϬϬ͕ǇĞƚŚĂĚĂƐƵƌƉůƵƐŽĨϵϱ͕ϬϬϬ
ŚŽƵƐŝŶŐƵŶŝƚƐĂīŽƌĚĂďůĞƚŽŚŽƵƐĞŚŽůĚƐǁŝƚŚŝŶĐŽŵĞƐŐƌĞĂƚĞƌ
ƚŚĂŶΨϯϱ͕ϬϬϬ͘
ϭϲ͘ dŚĞƐƚƵĚǇƐŚŽǁĞĚƚŚĂƚďĞĐĂƵƐĞŽĨĂƉƌŽŶŽƵŶĐĞĚƐŚŽƌƚͲ
ĂŐĞŽĨĂīŽƌĚĂďůĞŚŽƵƐŝŶŐŶĞĂƌĞŵƉůŽǇŵĞŶƚĐĞŶƚĞƌƐ͕ƚŚĞƚůĂŶƚĂ
ƌĞŐŝŽŶ͛ƐũŽďĐĞŶƚĞƌƐŶĞĞĚĞĚϮϲϬ͕ϬϬϬŚŽƵƐŝŶŐƵŶŝƚƐǁŝƚŚŵŽŶƚŚůǇ
ƌĞŶƚůĞƐƐƚŚĂŶΨϲϬϬĂŵŽŶƚŚƚŽŵĞĞƚƚŚĞŶĞĞĚƐŽĨŚŽƵƐĞŚŽůĚƐ
ĞĂƌŶŝŶŐůĞƐƐƚŚĂŶΨϮϰ͕ϬϬϬ͘dŚĞƐƚƵĚǇĂƩƌŝďƵƚĞĚϮϱйŽĨƚŚŝƐŶĞĞĚ
to the city.
force” population, which it defined as households earning between 60% and 120% of the median household
income for the Atlanta-Sandy Springs-Marietta MSA.
They concluded that even for this population, which
does not include the very low-income, housing demand was growing almost three times as rapidly as the
production of new units.
Displacement Prevention
The Beltline leaders have also expressed a commitment to preventing the problems of gentrification and
displacement. Beltline partners chose the Community
Land Trust (CLT) model as one of the project’s primary mechanisms of affordable housing provision. CLTs
will acquire properties in and around the Beltline TAD
and develop a stock of permanently affordable housing
units using the “shared equity” model, which controls
home price appreciation. CLTs sell housing units to
low-moderate income households, but hold the underlying land in trust.
The Beltline partners established the Atlanta Land
Trust Collaborative (ALTC), a “central server” for
a network of CLTs throughout the city.17 ALTC’s
mission is to maintain affordability in neighborhoods
at risk of gentrification and displacement due to the
Atlanta Beltline project. ALTC’s tasks include:
tGPTUFSB$-5GSJFOEMZQPMJUJDBMDMJNBUFQPMJDZBEWPcacy, community engagement, etc.)
tQFSGPSNUIFTUFXBSETIJQGVODUJPOTPGB$-5JOUIPTF
neighborhoods where local capacity does not exist (e.g.
a strong Community Development Corporation)
tXPSLXJUI$%$TJOOFJHICPSIPPETXIFSFUIFZEP
exist, to execute CLT-model development
tGBDJMJUBUFUIFGPSNBUJPOPGBUMFBTUOFXOFJHICPShood-based, resident-controlled CLTs.
Southwest Atlanta Neighborhood Collaborative (SWANC) is one of the new neighborhood-based CLTs.
The goal of this organizational structure (the central
server approach) is to balance community engagement
with the efficiencies that come with economies of scale
ϭϳ͘ >dŝƐĂŶŽŶͲƉƌŽĮƚŽƌŐĂŶŝǌĂƟŽŶĐƌĞĂƚĞĚďǇĂƉĂƌƚŶĞƌͲ
ƐŚŝƉŽĨŵŽƌĞƚŚĂŶϯϬƉƵďůŝĐ͕ƉƌŝǀĂƚĞ͕ƉŚŝůĂŶƚŚƌŽƉŝĐ͕ŶŽŶƉƌŽĮƚ͕
ĂŶĚĐŽŵŵƵŶŝƚǇŽƌŐĂŶŝǌĂƟŽŶƐ͕ƵŶĚĞƌƚŚĞůĞĂĚĞƌƐŚŝƉŽĨƚŚĞ
ƚůĂŶƚĂĞůƚ>ŝŶĞWĂƌƚŶĞƌƐŚŝƉ͕ƚŚĞƚůĂŶƚĂ,ŽƵƐŝŶŐƐƐŽĐŝĂƟŽŶ
ŽĨEĞŝŐŚďŽƌŚŽŽĚͲďĂƐĞĚĞǀĞůŽƉĞƌƐ;,EͿĂŶĚƚŚĞŶŶŝĞ͘
ĂƐĞǇ&ŽƵŶĚĂƟŽŶ͘
and regional coordination. Atlanta is a landmark opportunity for the CLT movement and one of the first
attempts to implement the CLT model at significant
scale. The central role of CLTs in a redevelopment
project of this magnitude is unprecedented.
Speculation
Property values near the Beltline began increasing
dramatically before any bonds were issued or specific
projects approved. Property values in the BeltLine
TAD increased by 14% in the first year following the
TAD’s certification in 2005,18 and a Georgia Institute
of Technology study determined that proximity to the
Beltline was the cause of these increases and the corresponding in-migration of higher-income households
(Immergluck 2008). This proved that the BeltLine
had a distinct effect on prices beyond the more general gentrification trends that many low-income
Atlanta neighborhoods had been experiencing for
years. Speculation was most dramatic in low-income,
predominantly African-American neighborhoods
on the southern and western sides of the city (Map
12).19 NPU-S, in which the Outdoor Activity Center
is located, experienced a high rate of property value
increase. Increases were sharpest in NPU-V, immediately east and home to the well-known Pittsburgh,
Mechanicsville, and Peoplestown neighborhoods. The
median home price in NPU-V increased by more than
266% from 2000-2006, constituting an annual average
increase of 24%.
Changing Needs: Stabilization vs. Affordability and
Short-Term vs. Long-Term
Providing and maintaining affordable housing in close
proximity to a large transit-oriented development
project is always a challenge. The conventional affordability tools are generally not sufficient,20 and a 25+
year project like the BeltLine may see conventional
programs lose their affordability before the project is
ϭϴ͘ >ŝǀŝŶŐŽŵŵƵŶŝƟĞƐŽĂůŝƟŽŶϮϬϬϳ͗ϭϰ
ϭϵ͘ ĞƚǁĞĞŶϮϬϬϭĂŶĚϮϬϬϲ͕ŚŽŵĞƐůŽĐĂƚĞĚǁŝƚŚŝŶĂŶ
ĞŝŐŚƚŚͲŵŝůĞŽĨƚŚĞdĞǆƉĞƌŝĞŶĐĞĚĂŵĞĚŝĂŶƉƌŝĐĞŝŶĐƌĞĂƐĞŽĨ
ϲϴй͕ĐŽŵƉĂƌĞĚƚŽĂϯϮйŝŶĐƌĞĂƐĞĨŽƌŚŽŵĞƐůŽĐĂƚĞĚďĞƚǁĞĞŶϭ
ĂŶĚϭ͘ϱŵŝůĞƐŽĨƚŚĞd͘
20. dŚĞůĂƌŐĞƐƚĂīŽƌĚĂďůĞƌĞŶƚĂůƉƌŽŐƌĂŵ͕ƚŚĞ>ŽǁͲ/ŶĐŽŵĞ
,ŽƵƐŝŶŐdĂǆƌĞĚŝƚ͕ŽŶůǇŐƵĂƌĂŶƚĞĞƐƵƉƚŽϯϬǇĞĂƌƐŽĨĂīŽƌĚĂďŝůͲ
ŝƚǇŝŶ'ĞŽƌŐŝĂ͕ĂŶĚ,h͛Ɛ,KD/ŶǀĞƐƚŵĞŶƚWĂƌƚŶĞƌƐŚŝƉWƌŽŐƌĂŵ
ŽŶůǇŐƵĂƌĂŶƚĞĞƐƵƉƚŽϭϱ͘
even completed. However, although Southwest Atlanta
neighborhoods experienced gentrification through
home value increases from 2000-2006, the collapse
of the housing market in 2007 caused entirely different problems. Atlanta had already been dealing with
a foreclosure problem because of the mortgage fraud
practices of the previous decade, but the onslaught of
foreclosures since 2007 has been devastating. Communities of color on the south and west sides of the
BeltLine were affected disproportionately by the
subprime mortgage and foreclosure crisis, with some
neighborhoods experiencing foreclosure rates above
40% and more than 100% reductions in home sales
prices.
The critical need now is not immediate provision of
affordability, but neighborhood stabilization, as well
as property acquisition to lock-in affordability before
land and home values increase dramatically as Beltline redevelopment proceeds. In response, the Fulton
County/City of Atlanta Land Bank Authority (LBA)
significantly revised its policies in order to assemble
vacant properties and hold them for several years until
the housing market revives and CLT-developed homeownership opportunities are more marketable. Previously, the LBA had served as a simple repository for
tax-delinquent properties, which it tried to pass on to
private investors and developers as quickly as possible.
However, ALTC and LBA recently collaborated with
the Georgia legislature to successfully pass a state law
that grants land banks the power to purchase abandoned properties as a strategy for bringing them back
into the market.21
21. dŚĞ͞>ĂŶĚĂŶŬĐƚ͕͟^Ϯϴϰ͕ƉĂƐƐĞĚŝŶDĂƌĐŚϮϬϭϮ͘
^ŝŶĐĞ:ƵůǇϮϬϬϵ͕ƚŚĞ>ŚĂƐďĂŶŬĞĚŵŽƌĞƚŚĂŶϳϴǀĂĐĂŶƚƉƌŽƉͲ
ĞƌƟĞƐŝŶ^ŽƵƚŚĂŶĚ^ŽƵƚŚǁĞƐƚƚůĂŶƚĂ͕ŝŶƉĂƌƟĐƵůĂƌĂƌŽƵŶĚƚŚĞ
WŝƩƐďƵƌŐŚŶĞŝŐŚďŽƌŚŽŽĚ͕ǁŚĞƌĞƚŚĞůŽĐĂů͕ƚŚĞWŝƩƐďƵƌŐŚ
ŽŵŵƵŶŝƚǇ/ŵƉƌŽǀĞŵĞŶƚƐƐŽĐŝĂƟŽŶ͕ŝƐƵƐŝŶŐƚŚĞ>dŵŽĚĞůƚŽ
ĐƌĞĂƚĞĂŶĚƉƌĞƐĞƌǀĞĂīŽƌĚĂďŝůŝƚǇ͘
4
Southwest Atlanta Neighborhood Collaborative (SWANC)
SWANC is a non-profit Community Development
Corporation and Community Land Trust in Southwest Atlanta currently in the process of incorporation.
SWANC will partner with the West Atlanta Watershed
Alliance (WAWA) in a broad-based community revitalization effort centered around the Outdoor Activity
Center’s expansion, connection to the Atlanta Beltline,
and improvement of facilities.
GOAL 1: NEIGHBORHOOD STABILIZATION
Due to the high vacancy rates and high number of
foreclosures, new construction in this area is inappropriate. SWANC will focus on the acquisition and
rehabilitation of vacant and foreclosed single family
dwellings in the immediate vicinity of the OAC. This
will leverage WAWA’s work at the OAC and concentrate resources on those areas most likely to experience
increases in land and home values once the OAC provides connectivity with Beltline transit, and facilities
and programming are enhanced.
Implementation
Capacity:
t"UMBOUB-BOE5SVTU$PMMBCPSBUJWF"-5$
XJMMBDUPO
behalf of SWANC until SWANC receives federal 501(c)
(3) status and the capacity to acquire, hold, develop,
and manage properties.
t"-5$IBTCFFOXPSLJOHDMPTFMZXJUIUIF'VMUPO
County/City of Atlanta Land Bank Authority (LBA)
These small ranch houses on Plaza Avenue, due south of the
OAC, are typical of the Oakland City neighborhood.
to promote CLTs as a primary strategy for bringing
land-banked properties back into productive use. The
Georgia state legislature recently passed the “Land
Bank Act” which empowered the LBA to purchase vacant properties. The LBA recently increased the term
for which it can hold properties.
Target Properties:
SWANC will begin with single family residential parcels adjacent to the OAC and included in the Atlanta
Beltline Tax TAD. These properties are immediately
eligible for up to $50,000 in direct down-payment
assistance from BAHTF. Although the majority of
Beltline TAD properties are zoned for commercial or
industrial use, many greenspaces are included despite
being located well outside the Beltline corridor, in
order to allow for future Beltline TAD fund investment
(Map 12). A large number of residentially zoned parcels adjacent to the OAC are also included in the TAD.
In March 2012, 39 of these residential parcels were
vacant lots, some of which are slated for OAC expansion, but 15 had vacant houses (Map 13 and Map 14).
Table 12 in the Appendix lists detailed Fulton County
Tax Assessor data for these properties.
GOAL 2: PERMANENTLY AFFORDABLE
HOMEOWNERSHIP
SWANC will transform these foreclosed and abandoned vacant properties into affordable homeownership opportunities, using the CLT “shared-equity”
model to maximize the efficiency of public subsidy
and preserve affordability in perpetuity. Despite low
home and land values compared to the rest of the city,
these neighborhoods have low homeownership rates,
and Atlanta’s low-income renters suffer the most from
housing cost burden. For many households, CLT ownership provides the first opportunity to move out of the
rental market.
Why Homeownership?
Affordable homeownership is much more than shelter.
Ownership of a home is the main asset and source of
wealth creation for American households. The re-
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/CR#VNCPVC$GNVNKPG6CZ#NNQECVKQP&KUVTKEV5QWVJYGUV#VNCPVC0GCTVJG1#%
ite
W
lS
P
o
Plaza Ave SW
Hall St SW
Merrill Ave SW
Ladd St SW
Bridges Ave SW
Almont Dr SW
SW
SW
lS
W
St
Av e
2XWGRRU
$FWLYLW\
&HQWHU
ng
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Richland Rd SW
Oakland Dr SW
SW
La
wt
on
St
SW
Ew
i
Ü
es
d
lan
r
O
ve
SWResidential Zoning
Non-TAD Parcels
t SW
aS
dov
Cor
M
ay
Ňow
er
ne
yA
Non-TADllParcels
Commercial Zoning
Westboro Dr SW
Violet St SW
Te
r
Gaston St SW
iew
Westmont Rd SW
ca
de
ev
D
TADoParcels
Commercial Zoning
n
Richland Rd SW
Ca
s
Pin
SW
Residential TAD Parcels: Occupied
0
320
640
Feet
pl
Beecher St SW
St Lots
Residential TAD Parcels: Vacant
Pe
e
Av
eS
W
Westhaven D
r SW
W Vacant Houses
Residential TAD Parcels:
h
Atwood St SW
Gaston St SW
Linda Way SW
/HJHQG
Rochelle Dr SW
Cascade Pl SW
/CR$GNVNKPG6CZ#NNQECVKQP&KUVTKEV2CTEGNU0GCTVJG1#%
1,280
&CVC5QWTEG(KGNF5WTXG[#PF%KV[QH#VNCPVC&GRCTVOGPVQH2NCPPKPICPF%QOOWPKV[&GXGNQROGPV
cent foreclosure crisis has deprived many American
households of this opportunity and disproportionately
affected communities of color. CLTs are one way to
address the historical injustice of racial disparity in
homeownership opportunity. Homeownership is also
a “transformative asset” (Shapiro 2004:10), in part
because housing is a compound good, bringing with it
an entire bundle of neighborhood choices and amenities, including safety, environmental health, and access
to jobs and education. Homeownership also provides
greater security, autonomy, social status, and potential for intergenerational legacy.1 Tenure security in
general, and homeownership in particular, have been
shown to increase local political participation and civic
engagement, and the CLT model of community ownership almost certainly amplifies this trend.2
1. ĂǀŝƐϭϵϵϭ͕,ĂƌƚŵĂŶϭϵϴϰ
2. ZŝĐŚĂŶĚtĂŶĚĞƌƐŵĂŶϭϵϴϯ͕ŝWĂƐƋƵĂůĞĂŶĚ'ůĂĞƐĞƌ
ϭϵϵϵ͖ZŽŚĞĞƚĂů͘ϮϬϬϮ͗ϯϵϱ͕ĂǀŝƐϮϬϬϲ͗ϭϬϴͲϭϭ
Implementation
Rehabilitation:
SWANC will hire local building contractors to rehabilitate the acquired properties, using minority and
women owned businesses wherever possible.
Funding Sources:
In addition to philanthropic donations, SWANC will
utilize the following:
t$POWFOUJPOBMBČPSEBCMFIPVTJOHGVOET
Atlanta’s major affordable housing programs receive
funding through the Home Investment Partnership
Program (HOME), Community Development Block
Grants (CDBG), or the Neighborhood Stabilization
Program (NSP). Other sources include Low Income
Housing Tax Credits, Tax Exempt Bonds, Housing Opportunity Bonds, the national Hope VI Program, and
the Department of Housing and Urban Development’s
(HUD) other financing programs (202, 203k, 221d,
etc.). One notable program that uses HOME funds is
the Atlanta Affordable Homeownership Program (AA-
/CR8CECPV*QWUGUKP$GNVNKPG6CZ#NNQECVKQP&KUVTKEV0GCTVJG1#%/CTEJ
Westmont Rd SW
ID# (use for Table
ADDRESS
20 in Appendix)
1
864 Cascade Ave Sw
2
1543 Richland Rd Sw
3 trea 1537 Richland Rd Sw
Mon
t Pl SW
4
1533 Richland Rd Sw
Mo
ntre5
1527 Richland Rd Sw
a
6 t Ave
1521 Richland Rd Sw
SW
7
1006 Westmont Rd Sw
8
1010 Westmont Rd Sw
9
1018 Westmont Rd Sw
10
1022 Westmont Rd Sw
11
1412 Richland Rd Sw
12
921 Pinehurst Ter Sw
Pin
1389 Plaza Ave Sw
ev 13
iew 14
1385 Plaza Ave Sw
T
15er S
1379 Plaza Ave Sw
0
150
W
Ü
300
Pinehurst Ter SW
Rochelle Dr SW
Rd SW
Gaston St SW
Richland
/HJHQG
Residential TAD Parcels: Vacant Houses
Residential TAD Parcels: Vacant Lots
Residential TAD Parcels: Occupied
Non-TAD Parcels Residential Zoning
Richland Rd SW
Gaston St SW
2XWGRRU
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600
Feet
Violet St SW
Plaza Ave SW
&CVC5QWTEG(KGNF5WTXG[#PF%KV[QH#VNCPVC&GRCTVOGPVQH2NCPPKPICPF%QOOWPKV[&GXGNQROGPV
HOP), which provides $10,000 mortgage assistance
through a 0% soft second mortgage and covers up to
50% of settlement costs.
Community Development Impact Areas (CDIA) of
the Beltline TAD, in which much of the Oakland City
neighborhood is included (Map 27, Appendix).4
t"UMBOUB#FMUMJOFGVOET
The Beltline project itself provides affordable housing subsidies through the Beltline Affordable Housing
Trust Fund (BAHTF).3 Fifteen percent of all TAD
bond sale proceeds, an estimated $240 million, are
reserved for affordable housing, and 20% of those
funds, an estimated $48 million, are reserved for nonprofit community housing development organizations.
Other development incentives, including brownfield
remediation, are currently under formulation by ABI
and ADA. Many of these will target the Beltline plan’s
key focus areas, which do not include the OAC. However, some will be eligible to any project within the
t)JTUPSJD1SFTFSWBUJPOGVOET
Historic Preservation Development Incentives are
available to developers for rehabilitation of properties
listed in the National Register of Historic Places.5 The
OAC is located immediately west of the Oakland City
Historic District, and much of the West End neighbor-
3. ^ĞĞƚŚĞƉƉĞŶĚŝǆĨŽƌƚŚĞƉƌŽŐƌĂŵĚĞƐĐƌŝƉƟŽŶŽĨ,d&
ƐŝŶŐůĞĨĂŵŝůǇĚĞǀĞůŽƉĞƌŐƌĂŶƚƐ͘
4. /ĂƌĞĐĞŶƐƵƐƚƌĂĐƚƐŝŶǁŚŝĐŚϱϭйŽĨŚŽƵƐĞŚŽůĚƐŚĂǀĞ
ŝŶĐŽŵĞƐůĞƐƐƚŚĂŶϴϬйŽĨƚŚĞŵĞĚŝĂŶŚŽƵƐĞŚŽůĚŝŶĐŽŵĞŽĨƚŚĞ
D^͘ůƚŚŽƵŐŚƚŚĞŵĂũŽƌŝƚǇŽĨ'͕^'͕ĂŶĚ,KDͲĨƵŶĚĞĚ
ƉƌŽŐƌĂŵƐƚĂŬĞƉůĂĐĞǁŝƚŚŝŶƚŚĞ/Ɛ͕ĂīŽƌĚĂďůĞŚŽƵƐŝŶŐƉƌŽͲ
ŐƌĂŵƐƚŚĂƚƚĂƌŐĞƚůŽǁͬŵŽĚĞƌĂƚĞͲŝŶĐŽŵĞƉĞƌƐŽŶƐĂƌĞƉƌŽǀŝĚĞĚ
ƚŚƌŽƵŐŚŽƵƚƚŚĞĐŝƚǇ͘
5. >ĂŶĚŵĂƌŬ,ŝƐƚŽƌŝĐWƌŽƉĞƌƚǇdĂǆďĂƚĞŵĞŶƚWƌŽŐƌĂŵ͕
ZĞŚĂďŝůŝƚĂƚĞĚ,ŝƐƚŽƌŝĐWƌŽƉĞƌƚǇdĂǆďĂƚĞŵĞŶƚWƌŽŐƌĂŵ͕&ĞĚĞƌĂů
/ŶĐŽŵĞdĂǆƌĞĚŝƚWƌŽŐƌĂŵ͕^ƚĂƚĞ/ŶĐŽŵĞdĂǆƌĞĚŝƚWƌŽŐƌĂŵ͕
ŝƚǇͬŽƵŶƚǇhƌďĂŶŶƚĞƌƉƌŝƐĞŽŶĞdĂǆďĂƚĞŵĞŶƚWƌŽŐƌĂŵ͕ĂŶĚ
ĞǀĞůŽƉŵĞŶƚ/ŵƉĂĐƚ&ĞĞǆĞŵƉƟŽŶ
hood immediately north is in the West End Historic
District (Map 21, Appendix).
GOAL 3: DISPLACEMENT PREVENTION
The critical need now in Southwest Atlanta is not
immediate affordability, but property acquisition to
lock-in affordability before Beltline redevelopment
causes land and home values to increase. Speculation
in response to the Beltline is concentrated in South
and Southwest Atlanta, so the time to ensure sufficient
affordable housing to prevent displacement is now.
Implementation
Land Banking:
As noted above, the Fulton County/City of Atlanta
Land Bank Authority (LBA) has been aggressively
promoted as a tool for dealing with rampant vacancies.
The LBA can hold properties until the housing market
revives and CLT-developed homeownership opportunities are more marketable.
Community Organizing and Public Education:
ALTC is currently exploring options for allowing
existing homeowners, especially those in danger of
foreclosure, to bring their homes into the Trust. As
neighborhood-based stewards, CLTs can protect
against displacement. However, because of the pivotal
role that land and property have played in the history
of racial oppression in the US, land ownership holds
a special significance to communities of color. Lending practices and public policies have systematically
denied people of color the opportunities of homeownership and all the improved life chances it brings. The
last thing this country needs is yet another policy that
excludes African Americans from the financial benefits
of homeownership, whether from home sales, rental
income, or speculation, even when the same market
forces are displacing their neighbors. When introduced to the CLT model, is it understandable that African Americans would be skeptical or resistant. CLTs
separate land from house and offer a somewhat partial
form of homeownership. However, whereas individual
ownership perpetuates vulnerability to market forces,
community ownership can assure that existing residents enjoy the benefits of development. The ultimate
goal is to provide people with more choice, opportunity, and control over their lives. This means that public
education, community engagement and grassroots
organizing must be central to SWANC’s work.
Research:
As noted above, gentrification is a complex, nuanced
process. Gentrification may cause displacement while
also providing opportunities for upward social mobility. These two contradictory dynamics can occur in
the same neighborhood or even the same household.
Careful research is required to determine exactly how
gentrification plays out in specific contexts. SWANC
may have access to resources for this work through
ALTC or the National Community Land Trust Network. Also, collaboration with local universities is
an inexpensive source of quality research while also
improving outreach. SWANC has already recruited
Bushwood Capital Partners, a team of Emory Business
School graduate students, to develop a thorough business plan for SWANC.
GOAL 4. LOCAL ECONOMIC DEVELOPMENT
SWANC will promote economic development through
the revitalization and stewardship of commercial properties. CLTs are gaining increasing national attention
for their capacity to move beyond affordable homeownership into commercial activity, including small
business incubation and stewardship of properties in
critical commercial corridors. Strong local economies
maximize employment and financial opportunities for
local residents.
One of Truly Living Well’s urban farms. (Photo credit: TLW)
Implementation
SWANC will begin with urban agriculture, transforming vacant properties into urban farms and community
COMMUNITY LAND TRUSTS
The CLT model is one of the few tools that progressive planners and public officials have for responding to a fundamental
paradox of urban development: improvement of a space often displaces the very people intended to benefit. The CLT model
also provides community groups the capacity to mobilize against gentrification, speculation, and the concentration of land
ownership. Widespread use of the CLT model in the Beltline project may link two levels of community development practice
in an innovative collaborative relationship between grassroots groups and the alliance of local government and developers.
History of the CLT Movement
Community Land Trusts are 501(c)(3) non-profit organizations that provide and preserve permanently affordable homeownership opportunities for low to moderate income households. The first CLT was formed in 1969 in Albany, Georgia, as part of
the US Civil Rights Movement. Martin Luther King Jr.’s cousin, Slater King, was a leader of the CLT movement, which was also
heavily influenced by the Gramdan land reform experiments in India and by agricultural cooperatives in Israel. What began
as a racial justice movement in the rural south soon spread to urban contexts and other parts of the US. Over the past decade,
CLTs have received accelerating support from all levels of government (Davis and Jacobus 2008). There are now over 250 CLTs
in the US and the movement is spreading internationally.
The CLT Model
CLTs separate the ownership of land from the ownership of improvements. Land is removed from the market and owned by
the trust, then leased to residents through inheritable 99-year ground leases. Residents purchase the structure on the land,
and the CLT retains a preemptive option to repurchase. A resale formula included in the ground lease limits the appreciation
of property values in order to balance perpetual affordability with homeowner wealth accumulation. This resale formula
recycles most of the original subsidy so that it is also available to the next buyer. This strategy magnifies the efficiency of each
dollar compared to traditional strategies of both rental housing and market homeownership support, in which subsidies to
individuals are continually lost and required anew. It also preserves affordability in perpetuity, whereas the best conventional
programs only guarantee affordability for 15 or 30 years.
Stewardship and Equitable Development
The model fosters environmental and financial stewardship, as homeowners enjoy the support of an institution with expertise, resources, education programs, and a commitment to their success. CLT foreclosure rates are far below the national and
relevant regional levels (Davis 2008, Davis and Stokes 2009, Thaden and Rosenberg 2010). The focus on single family houses
has expanded to include condominiums, rental housing, and homeless shelters. CLTs’ unique governance structure – a Board
of Directors made up of 1/3 leaseholders, 1/3 other residents, and 1/3 broader community leaders – cultivates community organization and increases local control over land use decisions. The model is now moving beyond housing to include agricultural preservation, open spaces, community gardens, social service facilities, community centers, and commercial properties.
gardens. SWANC will partner with WAWA, who has
gained valuable experience with community garden
management at the UGRO adjacent to the OAC, and
with Truly Living Well (TLW), a very successful local
urban agriculture business. TLW Center for Natural
Urban Agriculture is a 501(c)3 non-profit that has
grown approximately 10,000 pounds of food annually
since its launch in 2006, on small plots of donated land.
TLW’s founder and director, K. Rashid Nuri, has over
40 years of experience in both industrial and organic
agriculture, where he has managed public, private and
community-based food and agriculture businesses
in over 30 countries.6 TLW uses quality local food
production as a platform to enhance the environment,
human health, education, community-building, and
overall quality of life. TLW is a leader of the Atlanta
food justice movement.
ϲ͘ Dƌ͘EƵƌŝŚŽůĚƐĂŶD͘^͘ĨƌŽŵƚŚĞhŶŝǀĞƌƐŝƚǇŽĨDĂƐƐĂĐŚƵͲ
ƐĞƩƐ͕ĂŶĚƐĞƌǀĞĚϰǇĞĂƌƐĂƐĂƐĞŶŝŽƌĞǆĞĐƵƟǀĞŝŶƚŚĞh͘^͘ĞƉĂƌƚͲ
ŵĞŶƚŽĨŐƌŝĐƵůƚƵƌĞ͘
5
West Atlanta Watershed Alliance (WAWA)
The Outdoor Activity Center (OAC) is a 26-acre urban
forest and nature preserve operated and maintained by
the West Atlanta Watershed Alliance (WAWA). The
OAC is an important amenity within the under-served
Oakland City neighborhood. Established in 1975,
the OAC’s mission is to involve children and adults in
environmental issues through education about conservation and ecology. The OAC has two miles of trails, a
team-building ropes course, a children’s nature-themed
playground, a tree house classroom, a 650-gallon
freshwater aquarium, and a multi-purpose building.
Adjacent to the facility is a historic practice lot for the
Atlanta Black Crackers, a former Negro League baseball team.
The Outdoor Activity Center
The OAC is a center of environmental education programming in Georgia. In 1995, the OAC hosted the
annual conference of the Environmental Education
Alliance of Georgia, and the OAC has been integral to
the Fulton County and Atlanta Public Schools Systems
as a regular destination for elementary and middle
school science field trips. The OAC engages local
youth in service learning activities and provides interpretive hikes that help visitors of all ages learn about
the importance of their role as stewards of a healthy
and sustainable environment. Adjacent to the OAC is
a ¾ acre community-run vegetable garden where residents work together to build a local, sustainable, and
culturally relevant food system in Southwest Atlanta
that improves access to healthy fresh food, especially
for low-income communities and communities of
color that have suffered historically from reduced access.1 The garden project attracts urban agriculture
practitioners to provide leadership training through
research and teaching.
1. dŚĞŐĂƌĚĞŶ͕ŶĂŵĞĚƚŚĞhƌďĂŶ'ĂƌĚĞŶZĞƐŝůŝĞŶĐǇKĂƐŝƐ
;h'ZKͿ͕ǁĂƐĞƐƚĂďůŝƐŚĞĚŝŶϮϬϭϭƚŚƌŽƵŐŚĂƉĂƌƚŶĞƌƐŚŝƉďĞƚǁĞĞŶ
ttĂŶĚƚŚĞƚůĂŶƚĂƉƉůŝĞĚDĞŶƚŽƌƐŚŝƉWƌŽŐƌĂŵĨŽƌ^ƵƐƚĂŝŶͲ
ĂďŝůŝƚǇ;DW^Ϳ͘KƚŚĞƌh'ZKƉĂƌƚŶĞƌƐŝŶĐůƵĚĞ'ƌĞĞŶϰůů͕'ĞŽƌŐŝĂ
KƌŐĂŶŝĐƐ͕^ŽƵƚŚĞĂƐƚ,ŽƌƟĐƵůƚƵƌĞ^ŽĐŝĞƚǇ͕ƚŚĞƚůĂŶƚĂ>ŽĐĂů&ŽŽĚ
/ŶŝƟĂƟǀĞ͕dƌƵůǇ>ŝǀŝŶŐtĞůů͕&ĂƌŵĞƌ͕tĞƐƚŶĚEĞŝŐŚďŽƌŚŽŽĚ
ƐƐŽĐŝĂƟŽŶƉĂƌƚŶĞƌƐĂŶĚĨĂŝƚŚͲďĂƐĞĚŐƌŽƵƉƐ͘
WAWA is currently working with the National Park
Service (NPS) to create the first ever Atlanta Children’s
Forest Network (ACFN), which will span 355 acres of
greenspace in Southwest Atlanta, including the 26 acre
Outdoor Activity Center, 135-acre Cascade Springs
Nature Preserve, and 200-acre Hampton-Beecher Park.
The proposed programming for the Children’s Forest
Network includes expanded field trip and field activity
programs, a Junior Naturalist program, environmental
service learning projects, family festivals, and climate
change education.
GOAL 1: PERMANENT CONSERVATION
The OAC is currently owned by the City of Atlanta
Department of Parks, Recreation, and Cultural Affairs. WAWA operates the OAC through an official
Memorandum of Understanding (MOU). This has
been sufficient until now, but the Atlanta Beltline and
Fort McPherson projects will dramatically increase
development pressure on this area over the next 10-20
years. The OAC’s inclusion in the Beltline TAD is an
asset because it allows investment of TAD funds for
expansion and improvement of the greenspace, but it
also opens the door for development of this valuable
community amenity. A legal mechanism is needed to
guarantee permanent conservation.
Map 18 is a detailed conceptual plan. The proposal
includes:
Implementation:
tFYQBOTJPOPGUIFOBUVSFQSFTFSWFGSPNBDSFTUP
Although WAWA is partnering with SWANC, a Com- tSFNPWBMPGJOWBTJWFTQFDJFT
munity Land Trust, transferring the OAC property
tSFTUPSBUJPOPGUIFTUSFBNĘPXJOHUISPVHIUIF0"$
into the land trust would place unnecessary legal and
tNBKPSJOGSBTUSVDUVSBMDIBOHFTUPJNQSPWFBDDFTTBOE
organizational burdens. The city should continue to
street frontage, attract new users, and improve safety
hold the property, but create a new legal document that through informal supervision, including: extension of
guarantees conservation of the OAC land in perpetuBridges Avenue west to Westmont Road; new public
ity. WAWA would enter into this agreement to affirm
frontage on Gaston street created by subdividing deep
its role as indefinite steward and operator of the facili- single family residential lots in order to allow new conties. The document would include the new expansions struction facing the park; a new residential street east
outlined below.
of and parallel to Gaston street; and a new entrance
plaza along Westmont Road (Map 17).
GOAL 2: OAC EXPANSION AND IMPROVEMENT
There is significant overlap between the community’s
vision for the OAC and the expansion and improvements proposed in the Beltline Subarea 1 Master Plan.
The Beltline’s Plan for the OAC
The OAC is located in Subarea 1 of the Atlanta Beltline
planning process. The Subarea 1 Master Plan focuses
primarily on three major nodes of redevelopment:
Enota Park on Longhorn Street; the Kroger-Citi Center
retail area at the intersection of RDA Boulevard and
Cascade Avenue; and Warehouse Row, along the Beltline Corridor between the Kroger-Citi Center and Lee
St. (Maps 24-26, Appendix). Although the area surrounding the OAC is not a focus, the master plan does
include a proposal to expand and improve the OAC.
WAWA’s educational biogarden at the Outdoor Activity Center.
The Community’s Vision
In 2010, the OAC was selected to undergo a Visioning
Process with Park Pride, the largest non-profit parks
advocacy organization in Atlanta, in order to develop
a conceptual plan for physical improvements to support ongoing programmatic growth and enrichment.
WAWA and Park Pride designed a community engagement process, and the final product of this process was
the 2011 Outdoor Activity Center Visioning Plan (Map
19). The public meetings and community surveys
produced the following overarching guidelines:
t3FTUPSFBOEQSFTFSWFOBUVSBMIBCJUBUT
t3FTUPSFBOEJNQSPWFOBUVSBMESBJOBHFQBUUFSOTGSPN
streets into and through the OAC site
t1SPWJEFCFUUFSWJTJCJMJUZBOEBDDFTTJCJMJUZUPUIF0"$
t%FWFMPQQBSUOFSTIJQTXJUIMJLFNJOEFEPSHBOJ[Btions for technical support and co-training
t1SPWJEFJODMVTJWFQSPHSBNNJOHGPSBWBSJFUZPGEFmographics
t$BQJUBMJ[FPOQVCMJDFEVDBUJPOPQQPSUVOJUJFT
Participants also created a long list of desired improvements and outlined estimated costs, timelines, and
level of priority. Many are consistent with the Beltline
plan for the OAC. Highlights include:
t3FTUPSFE'PSFTUoJOUSPEVDFOBUJWFTQFDJFTDPOUJOVF
to monitor/eliminate invasive species
t/FX5SBJMToDPOTUSVDUOFXUSBJMTGPSCFUUFSDPOOFDtivity and circulation
t3FTUPSFE4USFBNSFTUPSFTUSFBNCBOLXJUIHSBEJOH
splash ponds, and native riparian plantings, explore
options to even out flow
t1POEDPOTUSVDUBOFXQPOEUPDPMMFDUSBJOXBUFS
from bordering streets, recharge
groundwater, feed stream, and clean impurities with
aquatic plants
t1BUIUP#FMUMJOFoDPOTUSVDUBOFXCJLJOHBOEXBMLing trail to connect the OAC to the Beltline
t6SCBO'BSNJOHoQVSDIBTFWBDBOUMPUTEFNPMJTI
buildings, and use for urban farming, tied
into educational programming
t#VTI.PVOUBJO7JMMBHFoQVSDIBTFBOESFOPWBUFLFZ
adjacent properties in order to stabilize
the neighborhood and offer housing to visiting artists,
farmers, and experts
Implementation
t5SBOTGFSUJUMFPGUIFMBOEFBTUPGUIF0"$
Ownership of the greenspace currently owned by the
City of Atlanta’s Department of Watershed Management, due east of the OAC along Lawton Street, Richland Rd, and Oakland Drive, should be transferred
to the Department of Parks, Recreation, and Cultural
Affairs. This land should be included in the new MOU
articulating permanent conservation of the entire forest and WAWA’s role as steward.
t"DRVJTJUJPOPGMBOETPVUIPGUIF0"$
Several parcels of vacant land south of the OAC have
already been slated for expansion. These lands should
be acquired by the Department of Parks, Recreation,
and Cultural Affairs in order to avoid undue legal liability and property management responsibility for
WAWA. These properties should also be included in
the MOU.
t$POUJOVFEQBSUOFSTIJQ
The Park Pride Visioning Plan for the OAC is a wish
list, and the Beltline plan is a conceptual plan that
includes no information about implementation. Inclusion in the Beltline plan does not guarantee funding,
especially for projects that were not emphasized in the
planning process or moved into 5-year work plans.
Funding specific projects will require a partnership between the City of Atlanta, Atlanta Beltline Inc., Atlanta
Beltline Partnership, WAWA, SWANC, and community residents. The acquisition of new land is the first
major step, followed by the connection to the Beltline
and the restoration of the stream (discussed below).
These achievements will build momentum for continued investment.
WAWA leads local youth in a Proctor Creek cleanup in Grove
Park, June 2010. (Photo credit: WAWA)
GOAL 3: CONNECTING THE OAC TO THE
BELTLINE
Both the community’s Visioning Plan and the Beltline
master plan also suggest a new pedestrian and bicycle
trail to connect the OAC to the Beltline. Both propose
a trail along Lawton St, Richland Rd, and Oakland
Drive, connecting the Beltline to the greenspace east
of the OAC, mentioned above, currently owned by
the Department of Watershed Management. In the
Beltline plan this is Trail M-4, which also connects to
the West End and Westview Commercial Districts to
the north. After passing west through the Watershed
Management land, Trail M-4 would continue south
along Dovers Alley and Wyland Drive, eventually connecting to the new redevelopment at Fort McPherson
(approximately 2 miles south). The Beltline plan also
presents a second trail, with 2 different options (Map
17):
t5SBJM.0QUJPO"JTNPTUJOMJOFXJUIUIF
community’s vision. Option A would pass through
the OAC near the stream, then exit the OAC at its
southwestern corner, continue south along Westmont
Rd and west along Avon Avenue, until finally reaching
Cascade Avenue and connecting to the improved trail
network through John A White Park and Westview
Cemetery.
t5SBJM.0QUJPO#XPVMEGPMMPXUIFDJUZT
existing right of way on the south side of Bridges St.
Implementation:
t1VCMJD*OGSBTUSVDUVSFDIBOHFT
Creating a trail between the Beltline and the land east
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of the OAC will require significant changes to public
infrastructure and affect property-owners on those
streets, due especially to the lack of sidewalks. The
City of Atlanta must lead and manage the project. The
role of WAWA, SWANC, and Park Pride is to build
a coalition of community residents and partners to
advocate for investment in this area.
t5SBJMJOTJEFUIF0"$
However, site preparation for the section of the trail
running along the stream inside the OAC can begin
once the land east of the OAC is transferred from the
Department of Watershed Management to the Parks
Department and included in the new MOU articulating WAWA’s stewardship. WAWA can organize community-led trail building projects that engage residents
and volunteers in the facility’s improvements, increase
exposure, and continue to build the case for city investment.
Ü
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1,500
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Trees Atlanta has partnered with Beltline leaders to
plant an “Atlanta BeltLine Arboretum” along the Beltline corridor, and hundreds of trees have already been
planted. The Arboretum will be a 22-mile linear tree
museum that expands the city’s urban forest and provides a continuous outdoor classroom. Trees Atlanta
could begin working in this area as soon as trail construction proceeds, and make valuable linkages to the
unique urban forest ecosystem at the OAC.
GOAL 4: STREAM RESTORATION
The centerpiece of the OAC is the small stream that
runs southwest through its center.2 Until the 1990s,
the stream flowed abundantly, but is now dry for most
of the year because of the diversion of surface runoff
2. dŚĞƐƚƌĞĂŵŝƐŽŶĞŽĨƚŚĞƵƉƉĞƌŚĞĂĚǁĂƚĞƌďƌĂŶĐŚĞƐŽĨ
ƚŚĞEŽƌƚŚƌĂŶĐŚŽĨhƚŽǇƌĞĞŬ͕ǁŚŝĐŚũŽŝŶƐƚŚĞ^ŽƵƚŚƌĂŶĐŚƚŽ
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5
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into stormwater infrastructure. Despite the relatively
steep slopes in the area, the stream only has substantial flow after strong rains. Restoring the stream will
invigorate the forest with new life. Combining the
benefits of active-transit connectivity and ecological
integrity will have dramatic positive implications for
public health, community-building, economic development, sustainability, ecological services, and quality
of life. Restoration of the stream was included in the
OAC Visioning Plan through a community engagement process led by Park Pride, as well as in the Beltline Master Plan for this area, but neither explored
implementation.
Why Stream Restoration
Stream restoration is a relatively new phenomenon in
modern resource management and city and regional
planning. The 1987 restoration of Strawberry Creek
in Berkeley, California, is widely considered the archetypal case, and has inspired similar efforts in many
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other communities around the world.3 A broad range
of restoration strategies exist, from complete ecological
restoration to minimal, aesthetically pleasing canals,
to the creation of new wetlands, ponds, or estuaries.
Engineers, ecologists, environmental scientists, natural resource managers, and landscape architects who
specialize in natural systems design are in overwhelming consensus that stream restoration brings life and
health back to natural areas, mitigates flood risk and
impact, and creates vibrant public spaces.4 This brings
economic benefits to the community and cuts costs
for local government. Policy-makers, urban planners,
and developers are increasingly aware of the value of
restoring natural drainage patterns.
Attractive, healthy waterways invigorate surrounding
communities and make neighborhoods more beautiful, comfortable, diverse, and vibrant places to live and
3. WŝŶŬŚĂŵϮϬϬϬ͕ĂƌďŽŶŶĞĂƵĂŶĚZĞƐŚϭϵϵϮ
4. ƵĐŬŚŽůǌĂŶĚzŽƵŶŽƐϮϬϬϳ
WATERSHED MANAGEMENT IN ATLANTA
Clean Water Atlanta is the City’s long-term comprehensive plan for improving water quality. In 1993, Clean Water Atlanta launched a 10-year capital improvements program with the goal of creating the country’s cleanest urban streams
and rivers. In 10 years, it spent more than $1 billion on improvements to wastewater and drinking water systems. In
2000, the program was expanded and in 2004 a new 1% Municipal Options Sales Tax (MOST) was initiated, raising an
additional $700 million. The city separated 33 miles of combined sewers, decreased the amount of CSO infrastructure
by 75 percent, and added new sewer capacity to support additional development. The program was then expanded
again to comply with two federal consent decrees (1998 CSO and 1999 First Amended SSO) and a state consent order,
and to meet federal Homeland Security requirements. The two consent decrees were the results of lawsuits against the
City filed by the Upper Chattahoochee Riverkeeper and later joined by EPA and EPD. Consent decrees are court-ordered
directives that require the City to eliminate water quality violations in accordance with federal and State regulation.
Another relevant program is Georgia Adopt-A-Stream (AAS), run by the Georgia Environmental Protection Division
(EPD) and funded by a federal Clean Water Act Section 319(h) Grant. AAS provides citizens with the technical information and assistance needed to collect baseline water quality data and to preserve and restore the banks and vegetation
along their waterways in order to prevent erosion, improve water quality, and provide wildlife habitat.
play. In addition to aesthetic and recreational benefits, however, the combined function and beauty of a
restored stream can also provide a range of ecological,
infrastructural, educational, economic, social, and
public health benefits.
t&DPMPHJDBM8BUFSXBZTQSPWJEFWBMVBCMFFDPlogical services in the form of enhanced water and air
quality, and natural riparian habitats and corridors for
vegetation and wildlife. Exposing water to air, sunlight, vegetation, and soil all help combat and neutralize pollutants. Healthy riparian parks prevent erosion
and reduce non-point source pollution by facilitating
rainwater percolation instead of surface runoff.5 They
also prevent erosion by supporting vegetation and
reducing runoff.
t*OGSBTUSVDUVSBM"TBGPSNPGiHSFFOJOfrastructure,” restored streams can prevent flooding
5. &ŽƌĚĞĐĂĚĞƐ͕ǁĂƚĞƌƋƵĂůŝƚǇĞīŽƌƚƐĨŽĐƵƐĞĚŽŶƉŽŝŶƚ
ƐŽƵƌĐĞƉŽůůƵƟŽŶ͕ƚǇƉŝĐĂůůǇĨƌŽŵŝŶĚƵƐƚƌǇ͕ďƵƚƌĞŐƵůĂƟŽŶĂŶĚ
ƚĞĐŚŶŽůŽŐǇŚĂǀĞƐŝŐŶŝĮĐĂŶƚůǇŝŵƉƌŽǀĞĚƚŚĞǁĂƚĞƌƐŚĞĚŝŵƉĂĐƚŽĨ
ƚŚĞƐĞĂĐƟǀŝƟĞƐ͘EŽŶͲƉŽŝŶƚƐŽƵƌĐĞƉŽůůƵƟŽŶƚŚƌŽƵŐŚƐƚŽƌŵǁĂͲ
ƚĞƌƌƵŶŽīŝƐŶŽǁƚŚĞůĞĂĚŝŶŐĐĂƵƐĞŽĨǁĂƚĞƌƋƵĂůŝƚǇƉƌŽďůĞŵƐ͘
^ƚŽƌŵǁĂƚĞƌƉŝĐŬƐƵƉƉŽůůƵƚĂŶƚƐĂƐŝƚƚƌĂǀĞůƐĂĐƌŽƐƐŝŵƉĞƌǀŝŽƵƐ
ƐƵƌĨĂĐĞƐŝŶĚĞǀĞůŽƉĞĚĂƌĞĂƐ͕ĂŶĚƚŚĞŶĐĂƌƌŝĞƐƚŚĞƐĞƉŽůůƵƚĂŶƚƐƚŽ
ƐƚƌĞĂŵƐĂŶĚƌŝǀĞƌƐ͕ǁŝƚŚŚĂƌŵĨƵůĞīĞĐƚƐĨŽƌĚƌŝŶŬŝŶŐǁĂƚĞƌƐƵƉͲ
ƉůǇ͕ƌĞĐƌĞĂƟŽŶ͕ĮƐŚĞƌŝĞƐĂŶĚǁŝůĚůŝĨĞ͘/ƚĂůƐŽĐĂƵƐĞƐƐƚƌĞĂŵďĂŶŬ
ĞƌŽƐŝŽŶ͕ŇŽŽĚŝŶŐ͕ĂŶĚĚĂŵĂŐĞƚŽƉƌŝǀĂƚĞƉƌŽƉĞƌƚǇĂŶĚƉƵďůŝĐ
infrastructure.
caused by under-capacity and clogged culverts, and
increase hydraulic capacity by recreating a floodplain.6
A stream with a floodplain provides an open drainage
system that is more easily monitored and repaired than
a deteriorating culvert.
t&EVDBUJPOBM#PUIBEVMUTBOEDIJMESFODBO
actively take part in the monitoring of water quality
and sediment levels, in order to better understand the
ecological health of the area, the connection between
upstream and downstream communities, and their
own place in the ecosystem. Urban streams can serve
as outdoor laboratories for local schools.
t&DPOPNJDćFFDPMPHJDBMIFBMUIPGBSFstored stream improves public safety and can replace
or supplement expensive stormwater treatment facilities at a fraction of the cost. Restoration often increases property values and attracts new visitors and
residents. Youth can earn money and pride working
in restoration crews, or in job-training programs that
help manage the park.
t4PDJBM8IFOQFPQMFXPSLUPHFUIFSUP
restore ecological integrity in their neighborhood’s
ϲ͘ WŝŶŬŚĂŵϮϬϬϬ͘ůƐŽƐĞĞƚŚĞW͛Ɛ'ƌĞĞŶ/ŶĨƌĂƐƚƌƵĐƚƵƌĞ
WĂŐĞ and ϮϬϬϴĐƟŽŶ^ƚƌĂƚĞŐǇĨŽƌ'ƌĞĞŶ/ŶĨƌĂƐƚƌƵĐƚƵƌĞ͘'ƌĞĞŶ
ŝŶĨƌĂƐƚƌƵĐƚƵƌĞŚĂƐďĞĞŶĐĞůĞďƌĂƚĞĚĂƐĂŶŝŶŶŽǀĂƟǀĞƚǇƉĞŽĨ>ŽǁͲ
/ŵƉĂĐƚĞǀĞůŽƉŵĞŶƚ;>/ͿƚŚĂƚĐŽŶƐŝĚĞƌƐĞĐŽůŽŐŝĐĂůŶĞĞĚƐǁŝƚŚŝŶ
ƚŚĞĐŽŶƚĞǆƚŽĨŚƵŵĂŶĂĐƟǀŝƟĞƐŝŶƚŚĞďƵŝůƚĞŶǀŝƌŽŶŵĞŶƚ͘
CASE STUDY: CANDLER PARK BROOK RESTORATION
The 2006 Candler Park Brook Restoration project is an example to follow. The project was the first City of Atlanta
project to be funded by the EPA’s 319(h) grants, and one of the first in Georgia to create partnerships on water
quality issues between the City of Atlanta, EPD officials and EPA professionals. However, the initial concept for the
restoration project originated with a volunteer community group, the Candler Park Neighborhood Organization.
The project was funded by an EPA 319(h) grant of $525,000 through the State of Georgia Environmental Protection
Division (EPD), which the City of Atlanta matched with $350,000 in local community bonds. The city contracted
non-profit parks advocacy group Park Pride to oversee the project’s management. Park Pride in turn contracted
Environmental Services, Inc. and utility contractor Heavy Constructors to design and implement the restoration.
The project rehabilitated the spring site at McLendon Avenue and naturalized the Peavine Creek watershed stream
running through the golf course. In total, approximately 1,900 linear feet of stream channel was excavated and
given new access to its floodplain. The final design combined many different techniques of storm water management and stream daylighting, including 4 separate detention basins ranging from 200 square feet to an entire
8,000 square foot wetland. The golf course fairway was used as a floodplain. After construction was completed,
the area was planted with native species, and soon after, small schools of fish were found in the pools and glides of
the stream, which had not contained fish for over 40 years.
greenspaces, they strengthen their connection to their
environment, experience the fulfillment of stewardship
and civic engagement, and build community. A growing body of literature has documented the psychological importance of a personal relationship with the
natural world. Urban streams often provide the only
meaningful firsthand contact many people, especially
children, have with nature and the complex hydrological system that sustains life on Earth. Ecological health
and integrity have a particularly powerful cultural
significance for African American urban communities that have been disproportionately excluded from
intimate relationships with the natural world and from
the opportunity to live in ecologically healthy, vibrant
places.
t1VCMJD)FBMUI3FTUPSFETUSFBNTDBOFODPVSage physical activity and active transportation by creating or connecting urban greenways for pedestrians and
bicyclists. This, in combination with improved water
and air quality, has significant implications for public
health.
Implementation
t&WBMVBUJPOPGQPUFOUJBMEJWFSTJPOTPGTUPSNXBUFS
The stream flows west through the OAC, exits the OAC
at its southwest corner and passes through culverts unOakland City Plan 36
der several roads and a small pocket park, and eventually emerges on the other side of Cascade Road in a
canal in the golf course in John A. White Park (Map
15).7 Fortunately, the stormwater and sewerage pipes
are separated here, so water from the stormwater pipes
could be easily diverted back into the stream to significantly increase the volume of flow (Map 16).8 This
plan identified three potential diversion points– storm
drains in the road that collect surface runoff from
the surrounding developed land. The first is at the
entrance to the OAC. The second is a series of drains
approximately 750’ east at the corner of Richland Road
and Pinehurst Terrace. The third is even farther east at
the corner of Oakland Dr. and Merrill Avenue. These
points must be physically evaluated in collaboration
with knowledgeable Department of Watershed Management staff.
ϳ͘ dŚĞƐƚƌĞĂŵŝƐĐƵůǀĞƌƚĞĚƵŶĚĞƌtĞƐƚŵŽŶƚZŽĂĚ͕KƌͲ
ůĂŶĚŽZŽĂĚ͕ĂŶĚ<ĞŶŵŽƌĞZŽĂĚ͕ƵŶĚĞƌƚŚĞƉŽĐŬĞƚƉĂƌŬŽŶƚŚĞ
ƐŽƵƚŚĞƌŶƐŝĚĞŽĨ<ĞŶŵŽƌĞZŽĂĚ͕ĂŶĚƵŶĚĞƌŚĂƚŚĂŵǀĞŶƵĞĂŶĚ
Cascade Avenue.
ϴ͘ /ŶŽƚŚĞƌƉĂƌƚƐŽĨƚŚĞĐŝƚǇ͕ƐĞǁĞƌĂŐĞĂŶĚƐƚŽƌŵǁĂƚĞƌĂƌĞ
ĐŽŵďŝŶĞĚŝŶŽŶĞƉŝƉĞŝŶĂŽŵďŝŶĞĚ^ĞǁĞƌĂŐĞKǀĞƌŇŽǁƐǇƐƚĞŵ
;^KͿ͕ǁŚŝĐŚŵĂŬĞƐƌĞƐƚŽƌĂƟŽŶĞǆƚƌĞŵĞůǇĐŚĂůůĞŶŐŝŶŐĂŶĚĞǆͲ
ƉĞŶƐŝǀĞďĞĐĂƵƐĞŽĨƚŽǆŝĐŝƚǇ͘
t*OJUJBMIZESPMPHJDBMDBMDVMBUJPOT
The next step is to approximate the volumes of water
that would be introduced from these storm drains
and the capacity of the stream to carry those volumes,
as well as the detailed size and location of the flood
plain. Because pipes and culverts currently carry the
stormwater all the way to John A. White Park beneath
several roads, there should be no problem with the capacity of the infrastructure to handle similar volumes.
However, the use of catchment ponds, detention basins, or canals could be necessary to effectively manage
the new system and avoid flooding.
t'FBTJCJMJUZTUVEZ
Funding will be required to hire a team of hydrologists
and engineers with experience in stream restoration
to conduct a thorough watershed assessment, including the history of land use and land cover in this area,
drainage patterns, existing stormwater infrastructure,
and related environmental issues. This process should
also provide a deeper understanding of the watershed’s
vegetation, soil types and infiltration rates, wetlands,
floodplain areas, and topography, to determine feasibility.
t0SHBOJ[BUJPOBM$BQBDJUZ
WAWA will design and lead the community-based
component of the restoration project, including cleanup, invasive species removal, streambank replanting,
and ecological monitoring. WAWA has experience
with extensive community-based watershed management efforts in the Proctor Creek watershed in Northwest Atlanta.9 WAWA organized creek clean-ups that
rid Proctor Creek and its tributaries of several tons of
illegally dumped trash and debris. They also facilitated
community workshops to educate residents about protecting water quality and conserving water, and train
them as Proctor Creek Watershed Monitors capable of
weekly sampling and monitoring of bacteria levels.
However, in order to continue to devote organizational
The UGRO community garden, run by WAWA and partners just
south of the Outdoor Activity Center. (Photo credit: WAWA)
resources to environmental education programming,
WAWA will need assistance. The development and implementation of an effective restoration plan requires
collaboration between many different parties, and a
long multi-stage process in which sustained community outreach and participation is essential. Park Pride
would be an excellent choice for this role because of
their experience with a similar restoration project in
the Candler Park area (see “Case Study” below) and
because of their familiarity with WAWA and the OAC
through the community engagement process they led
in the production of the OAC Vision Plan. Park Pride
could manage the contracting of assessment, design,
and construction services.
t'VOEJOHTPVSDFT
WAWA is currently exploring a range of funding options for this restoration, including:
1) Clean Water Act Section 319(h) – Federal
grants provided to designated state and tribal agencies to implement nonpoint source pollution management programs. Dekalb County, GA, received a small
319(h) grant for the 1994 Shoal Creek daylighting
project and the City of Atlanta received a large 319(h)
grant for the C2006 andler Park Brook restoration in
2006 (see case study below).
2) Southern Company and Georgia Power
5-star Restoration – Since 2006, Southern Company
ϵ͘ WƌŽĐƚŽƌƌĞĞŬŝƐŽŶĞŽĨƚŚĞŵŽƐƚĞŶǀŝƌŽŶŵĞŶƚĂůůǇŝŵͲ
has contributed a total of $1.2 million to 57 Five Star
ƉĂŝƌĞĚĐƌĞĞŬƐŝŶƚŚĞŵĞƚƌŽƚůĂŶƚĂĂƌĞĂ͕ĂŶĚƚŚĞWƌŽĐƚŽƌƌĞĞŬ
Restoration grants for projects that have restored
tĂƚĞƌƐŚĞĚŚĂƐďĞĞŶĂĨŽĐĂůƉŽŝŶƚĨŽƌtt͛ƐĞŶǀŝƌŽŶŵĞŶƚĂů
more than 546 acres of wetlands and over 50,000 feet
ũƵƐƟĐĞĂŶĚĐŽŵŵƵŶŝƚǇƌĞǀŝƚĂůŝǌĂƟŽŶĞīŽƌƚƐĨŽƌŽǀĞƌƚĞŶǇĞĂƌƐ͘
10
ttƉĂƌƚŶĞƌĞĚǁŝƚŚƚŚĞŽŵŵƵŶŝƚǇ/ŵƉƌŽǀĞŵĞŶƚƐƐŽĐŝĂƟŽŶ of riparian buffer. Two projects in the Atlanta area
/ŶĐ͘;/ͿŝŶƚŚĞWƌŽĐƚŽƌƌĞĞŬƌĞƐƚŽƌĂƟŽŶƉƌŽũĞĐƚ͕ǁŚŝĐŚƌĞĐĞŝǀĞĚ
ƐƵƉƉŽƌƚĨƌŽŵĂǀĂƌŝĞƚǇŽĨƉƵďůŝĐĂŐĞŶĐŝĞƐ͕ƉŚŝůĂŶƚŚƌŽƉŝĐĨŽƵŶĚĂͲ
ƟŽŶƐ͕ĂŶĚĐŽŵŵƵŶŝƚǇŝŵƉƌŽǀĞŵĞŶƚŐƌŽƵƉƐ͘
10. 'ĞŽƌŐŝĂWŽǁĞƌƉĂƌƟĐŝƉĂƚĞƐĂƐƉĂƌƚŽĨ^ŽƵƚŚĞƌŶŽŵƉĂͲ
received grants in 2011.
3) Royal Bank of Canada’s Blue Water ProjectA ten-year, $50 million grant program, of which $32
million has already been awarded across 5 countries.
The program supports non-profit organizations that
protect watersheds and provide access to clean drinking water. Watershed protection includes restoration
of sensitive natural areas, community-based watershed
stewardship, and watershed awareness.
GOAL 5: URBAN AGRICULTURE
Urban agriculture is being celebrated nationally as a
key strategy for combating injustice in today’s food
systems and increasing access to healthy, natural
foods at affordable prices, especially for minority and
low-income populations who have been systematically excluded from that access.11 Simultaneously,
urban agriculture provides a rare tool for bringing
vacant land back into productive use, while stimulating local economic development. WAWA is uniquely
positioned, as the operator of the urban forest, to
infuse within these benefits an emphasis on ecological
stewardship, and to incorporate food production in its
community-based environmental education programming. WAWA already has valuable experience with
the community garden it helps manage adjacent to the
OAC at its southeast corner, the Urban Garden Resiliency Oasis (UGRO).
Implementation:
t5SVMZ-JWJOH8FMM5-8
$FOUFSGPS/BUVSBM6SCBO
Agriculture: TLW is discussed in greater detail in the
“SWANC” section of the plan. TLW is a very successful non-profit urban agriculture business and a
leader of the Atlanta food justice movement. TLW will
partner with WAWA and SWANC to transform land
adjacent to the OAC into urban farms and gardens.
t4PVUIXFTU"UMBOUB/FJHICPSIPPE$PMMBCPSBUJWF
SWANC intends to partner with WAWA and TLW
to acquire vacant properties and establish new urban
farms and community gardens.
ŶǇ͛ƐƉĂƌƚŶĞƌƐŚŝƉǁŝƚŚƚŚĞEĂƟŽŶĂů&ŝƐŚĂŶĚtŝůĚůŝĨĞ&ŽƵŶĚĂƟŽŶ
;E&t&Ϳ͕ƚŚĞW͕ƚŚĞEĂƟŽŶĂůƐƐŽĐŝĂƟŽŶŽĨŽƵŶƟĞƐ;EŽͿ
ĂŶĚƚŚĞtŝůĚůŝĨĞ,ĂďŝƚĂƚŽƵŶĐŝů;t,Ϳ͘
11. WŽůŝĐǇ>ŝŶŬĂŶĚdŚĞ&ŽŽĚdƌƵƐƚ͕͞dŚĞ'ƌŽĐĞƌǇ'ĂƉ͗tŚŽ,ĂƐ
ĐĐĞƐƐƚŽ,ĞĂůƚŚǇ&ŽŽĚƐĂŶĚtŚǇ/ƚDĂƩĞƌƐ͟
A bountiful harvest at a Truly Living Well urban farm.
(Photo credit: Truly Living Well)
`
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vernment and non-government technical reports and from material
urposes only. Neither the City of Atlanta (“City”) nor TSW insure,
are provided without warranty of any kind, either express or implied,
fitness for a particular use, nor is it warranted that the information
d that the information and data being made available should not
opinion of the City or TSW as to the quality or durability of
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in Nicolas P. Retsinas and Eric S. Belsky (eds.), Low-income
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Neighborhood Development Partnership.
Schuetz, Jenny, Vicki Been, and Ingrid Gould Ellen. 2008.
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Appendix
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Table 4: Population by Sex by Age
All Target Area Census Tracts, 2010
Total Population
40,706
Female
22,263 (55%)
Under 18
18 to 64
65+
4,831 (22%)
13,428 (60%)
4,004 (18%)
Under 18
4,888 (27%)
Male
18,443 (45%)
18 to 64
11,171 (61%)
65+
2,384 (13%)
Table 5: Population by Sex by Age
City of Atlanta, 2010
Total Population
420,003
Female
211,035 (50%)
Under 18
18 to 64
65+
40,333 (19%)
145,521 (69%) 25,181 (12%)
Under 18
41,077 (20%)
Male
208,968 (50%)
18 to 64
151,733 (73%)
65+
16,158 (8%)
Table 6: Educational Attainment:
City of Atlanta vs. All Target Area Census Tracts, 2010
City of Atlanta
Target Area Census Tracts
Total
Males Females
Total
Population >18yrs
341,841 166,336 175,505
30,650
No HS Diploma
13%
14%
13%
22%
HS Diploma
22%
22%
21%
33%
Some College
23%
22%
24%
20%
College Degree
42%
43%
42%
24%
Source: 2006-2010 American Community Survey 5-year estimates
Males
13,414
22%
38%
19%
21%
Females
17,236
22%
30%
21%
27%
Table 7: Median Home and Land Values
Target Area NPUs, 2010
Median Appraised
As Percentage of
Median Land Value
Value
Atlanta Median
I
142,309
62%
37,876
R
186,724
82%
44,738
S
113,840
50%
32,608
T
166,288
73%
36,433
City of Atlanta
228,800
Source: NPU data - Fulton County Tax Assessors, City Median – 2010 ACS
NPU
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0
500 1,000
2,000
Feet
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West End Historic District
Beltline Tax Allocation District
Tax Parcels
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Figure 12: Population Growth,
600,000
500,000
400,000
300,000
200,000
100,000
0
Estimates
Census Counts
Source: US Decennial Census
Table 8: Residential Building and Demolition Permits by Year,
Year
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
Total
Source:
Single
MultiSingleTotal
Multi-Family
Family
Family
Family
Permits
Demolitions
Permits
Permits
Demolitions
721
3,046
3,767
323
502
690
3,545
4,235
260
509
632
5,373
6,005
349
648
890
5,031
5,921
250
526
1,242
8,370
9,612
438
434
1,509
5,258
6,767
561
705
1,813
7,366
9,179
613
632
1,106
6,772
7,878
486
591
444
2,172
2,616
347
369
151
861
1,012
270
114
9,198
47,794
56,992
3,897
5,030
Department of Planning and Community Development, Office of Buildings
Total
Demolitions
Net New
Units
825
769
997
776
872
1,266
1,245
1,077
716
384
8,927
2,942
3,466
5,008
5,145
8,740
5,501
7,934
6,801
1,900
628
48,065
Table 9: Vacancy and Tenure:
Target Area Census Tracts, 2010
Census
Tract
Total
Housing
Units
Occupied
Occupied
Units
41
1,066
67.8%
42
1,489
84.3%
60
1,675
79.9%
61
1,722
76.5%
62
684
65.2%
66.02
574
66.2%
76.02
1,071
86.4%
76.03
2,440
81.3%
77.04
2,023
85.7%
79
2,121
88.6%
80
2,269
82.4%
81.01
447
87.5%
81.02
3,327
76.5%
ALL
20,908
80.3%
TARGETS
Vacant
Units
Owned
Rented
32.2%
15.7%
20.1%
23.5%
34.8%
33.8%
13.6%
18.7%
14.3%
11.4%
17.6%
12.5%
23.5%
34.7%
17.2%
43.0%
60.4%
42.6%
18.7%
53.1%
7.9%
52.6%
85.4%
64.1%
71.4%
27.7%
19.7%
44.4%
Owner-Occupied
65.3%
82.8%
57.0%
39.6%
57.4%
81.3%
46.9%
92.1%
47.4%
14.6%
35.9%
28.6%
72.3%
Own with
Mortgage
68.9%
88.0%
63.0%
64.0%
72.1%
78.9%
72.3%
76.3%
85.3%
73.6%
66.1%
62.7%
60.9%
Own Free
and Clear
31.1%
12.0%
37.0%
36.0%
27.9%
21.1%
27.7%
23.7%
14.7%
26.4%
33.9%
37.3%
39.1%
55.6%
70.6%
29.4%
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3.6% - 10.7%
10.8% - 16.5%
16.6% - 25%
25.1% - 37%
37.1% - 55.6%
0
1
¥
2
4
Miles
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0% - 19.4%
19.5% - 34.7%
34.8% - 50.6%
50.7% - 69.5%
69.6% - 93.6%
0
1
2
Miles
4
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Table 10: Foreclosures, 2000 Target Area Census Tracts
January 2007-June 2008
Census Tract
Foreclosures
Total Mortgages
41
86
725
42
51
529
60
141
1,178
61
173
1,403
62
82
642
66.02
37
244
76.02
49
533
79
119
1,556
80
197
1,725
81.01
34
308
81.02
75
747
ALL TARGETS
1,044
9,590
CITY OF
7,123
131,332
ATLANTA
Mortgage
Foreclosure Rate
11.9%
9.6%
12.0%
12.3%
12.8%
15.2%
9.2%
7.6%
11.4%
11.0%
10.0%
10.9%
5.4%
Table 11: Atlanta Foreclosure Filings,
Neighborhood Planning Units, June 2009 to May 2010
NPU
Foreclosure
Filings
A
126
B
1,345
C
245
D
266
E
1,152
F
260
G
244
H
341
I
629
J
530
K
408
L
266
M
753
N
322
O
457
P
271
Q
26
R
314
S
538
T
548
V
755
W
667
X
528
Y
354
Z
619
TOTAL
11,964
Source: Equity Depot
Total Housing
Units
4,992
31,336
8,658
6,706
25,175
13,319
5,472
7,581
10,259
7,228
4,752
4,795
17,355
11,147
6,792
7,171
767
8,809
4,852
8,171
8,686
10,451
6,709
5,022
9,501
235,706
Housing Unit
Foreclosure Rate
2.52%
4.29%
2.83%
3.97%
4.58%
1.95%
4.46%
4.50%
6.13%
7.33%
8.59%
5.55%
4.34%
2.89%
6.73%
3.78%
3.39%
3.56%
11.09%
6.71%
8.69%
6.38%
7.87%
7.05%
6.52%
5.08%
Table 12: Vacant Houses in the Beltline TAD
near the Outdoor Activity Center, March 2012
Id #
From
Map 15
Address
Parcel Id
2010
Appraised
Value
2010
Assessed
Value
Appraised
House
Value
Appraised
Land
Value
Year
Built
Lot
Size
(Acres)
1
2
3
4
5
ϲ
ϳ
ϴ
ϵ
10
11
12
13
14
15
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Source: Fulton County Tax Assessor 2010
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Beltline Tax Allocation District
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