2001 Roundtables

Friday, January 12, 2001

Transportation and Land Use:What's the Connection?

In Atlanta, commuters spend nearly nine days a year stuck in traffic. Clearly, the collective pursuit of our American dream has resulted in land use patterns that contribute directly to transportation inefficiency and environmental problems. Concepts like Smart Growth sound good, but without a firm understanding of how land use and transportation issues are related it is difficult to formulate policies or propose design solutions that can have real impacts on the problem. This session will present both the principals of land use and transportation, and discuss specific research (SMARTRAQ) aimed at quantifying these important relationships for the Atlanta region.

Friday, February 2, 2001

Gone South: Is a New Urban Real Estate Market Finally Shifting to the Southside?

Atlanta’s meteoric growth has been overwhelmingly focused northward, leaving behind an enormous resource of people, partially or under developed land, and a vast infrastructure. If left unchecked, this classic uneven growth pattern threatens both our environment and the quality of life we depend on to attract new high quality industries and jobs. Has Atlanta finally found the formula to readjust this balance and spur new economic and community development on its urban southside and close-in southern suburbs? Part one of a two part series on southside growth will feature a surprising report of recent successes and exciting new plans for close-in areas of the city’s important southern flank.

• Von Nkosi—Director of Mixed Income Communities Initiative, ANDP
• Tim Polk—Deputy Commissioner, City of Atlanta Department of Planning, Development and Neighborhood Conservation
• Bill Bolling, Moderator – Chairman, Regional Leadership Foundation; Executive Director, Atlanta Food Bank

Report from February 2001 Sustainable Atlanta Roundtable
by Eric Weir

"If Atlanta is going to keep pace with other cities in the Southeast," said Von Nkosi, "it will have to attract 65,000 new middle income residents over the next ten years."

Noting that this will entail between 15,000 and 25,000 new housing units, Nkosi introduced a video summarizing an Atlanta Neighborhood Development Partnership study designed to inform a strategy for extending revitalization to parts of the City that have not benefited from Atlanta's post-Olympic development boom.

Among the obstacles identified in the study were the difficulty of assembling a critical mass of land for projects, land too expensive for single- and multi-family development, an excessively complicated permitting process, and developers who aren't used to working with the city. Nkosi noted that making neighborhoods on the south and the northwest sides attractive to middle-income residents will require simultaneously addressing issues of education, employment, and public safety, as well as housing. "It will require a lot of collaboration, he said. "It will require change on everyone's part."

Tim Polk described several projects that have been initiated since completion of the ANDP study. He focused on two projects in the Pryor Road corridor of the Atlanta's Empowerment Zone. They involved demolition of a public housing project -- Carver Homes -- and an older apartment complex -- Highpoint Estates -- and redeveloping them as mixed-income housing. "After these projects got underway," said Polk. housing prices in Summerhill and the old Fourth Ward increased dramatically. We had to go back to the investors and developers, to see if we could redesign some of the units to keep them affordable for first-time home buyers. We also worked to increase the mortgage subsidies associated with the units. As a result, 22 of the 110 units in Highpoint Estates will be in the $94,000 to $110,000 price range."

"What are you doing to help homeowners who were in the neighborhood prior to these efforts revitalize their properties?" asked a member of the audience. "I agree you can't have true revitalization if you don't work with the existing residents," said Polk. "We're working with neighborhood CDC's to provide assistance for rehabilitation of homes. We're not going to forget the people who are already there."

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Friday, March 2, 2001

The Power to Choose: Is Green Power Coming Soon to Georgia?

Georgia consumers cannot afford to ignore the health and environmental effects of our fossil fuel driven power supply, especially when there are viable alternatives available today. Green Power programs that offer central and distributed renewable energy power options, such as solar, wind and biomass, are popping up around the country, giving consumers the option to protect the environment when they buy electricity. Come learn about some of the programs that exist around the country, and what opportunities will be available to Georgians in the near future.

• Christy Herig -- Senior Utility Engineer, National Renewable Energy Laboratory
• Therrell "Sonny" Murphy, Jr. -- CEO, Sterling Planet
• Paul Burks, moderator-- Executive Director, Georgia Environmental Facilities Authority

Report from March 2001 Sustainable Atlanta Roundtable
by Eric Weir

"I've watched interest in this subject rise and fall with the price of energy," said Paul Burks. "In the past two months, with what's been happening with gasoline and natural gas, and now in California, it's back up where it was in the 70's."

Christy Herig focused on solar energy. She noted that interest is growing, that technology and the diversity of products is improving, that there is increasing sophistication in policies to support its development. Sacramento's decision to invest heavily in solar, she said, resulted in a significant reduction in the cost of photovoltaics. "While solar is not yet competitive with fossil sources," said Herig, "when implemented in an integrated system, with explicit attention to efficiency, it is very competitive." Although Georgia's production capability is good -- 1700 hours per kw of installed generating capacity -- manufacturing capacity is limited -- about 280 mw a year at present. "It won't have a big impact soon, but in time."

"The market for renewable energy is not driven just by incentives," said Sonny Murphy. "As much as 25-30 percent of the public is willing to pay up to 20 percent more for green power because they are concerned about the environment." His company, Sterling Planet, is attempting to connect these people with green energy producers -- "to put a market pull on production of green power." "We are partnering with environmental groups to identify potential green energy customers, and we're very interested in partnering with regulated utilities." To the Southern company representatives in the audience, he pleaded, "Work with us."

Jon Kubler of the Georgia Power Company, and Don Fouts of Georgians for Clean Energy, spoke from the audience about a bill they are working to get through the General Assembly. SB93 would enable residential and small commercial renewable energy producers to connect to the utility grid and either sell energy to Georgia Power or receive a credit at rates set by the Public Utility Commission. "There isn't anything like this anywhere in the country," said Fouts.

"If a customer in Georgia pays a premium for green power purchased in Oregon, how does that benefit Georgia?" asked a member of the audience. "Wherever the energy was produced," said Murphy, "the premium will stimulate green energy production, and it will have an environmental impact.

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Friday, April 6, 2001

Moving South:Can Balanced Growth Be Realized in Atlanta?

The Brookings Institution's 1999 report, Moving Beyond Sprawl, highlighted the negative affects of Atlanta's northside-dominated growth. Major activities are now underway which could draw growth to the southside. This month's roundtable will focus on several initiatives: the Urban Land Institute's recommendations for increased development around Hartsfield and along the proposed commuter rail line; recent efforts of a dozen cities and two counties to established an agency to implement ULI suggestions; as well as development projects in Clayton County, the City of Morrow, and Clayton State College's Gateway development, among others.

• Steve Rieck—President and CEO, Clayton County Chamber of Commerce
• Michael Sizemore—Sizemore Floyd, Architects
• Leon S. Eplan, FAICP, moderator—EplanConsulting

Report from April 2001 Sustainable Atlanta Roundtable
by Eric Weir

Leon Eplan got the panel underway with a review of two recent studies of development on Atlanta's Southside, one by The Brookings Institution on how sprawl has affected the near southside, and one by the Urban Land Institute on the area around Hartsfield Airport.

The ULI study makes recommendations related to the need for economic development associated with the airport, improved local transportation, higher quality housing, and creation of retail centers in the region. In light of the expansion of the airport, the commuter rail line projected to connect Atlanta and Macon, and increasing traffic congestion, Eplan felt it was "especially timely."

In his comments, Steve Rieck focused on efforts to implement the ULI study's recommendation for a "super development authority" to coordinate development across the several counties and municipalities in the airport area. "There were strong feelings we should take it out," he said. "There is long-standing mistrust of Atlanta. Many saw it as an attempt by the City to control the future of Hartsfield." "We decided to leave it in, but not to go to the legislature at this time." Instead, municipalities have been asked to agree to work together along the lines recommended by ULI.

Michael Sizemore spoke about his work with the airport area coalition. His assignment, he said, had been to design a project that would "bring all the issues together in a single location that incorporates all the ideas" of the ULI study. "The community needed a focal point to help it get started," he said. The result is a design for a new town center in Morrow. Centered on a roundabout replacing the stoplight at Highway 54 and Clayton State Boulevard, it provides for substantial greenspace; combined office, residential, and retail development on walkable streets; and off-street parking out of sight behind buildings. A commuter rail station opening onto a park surrounded by retail and restaurants will also serve as a public space for the community.

A member of the audience wondered whether the new construction would be sustainable. "We can't say," said Sizemore. "Orientation of buildings is a big issue in that connection, and one of the streets conflicts with that."

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Friday, July 6, 2001

Urban Sprawl: Could it be affecting your family’s health?

Urban sprawl, featuring “leapfrog” expansion in to exurban areas with low density and poorly connected land uses, has many downsides including over-dependence on the automobile, loss of green space, water quality problems, and inefficient use of public infrastructure. To make matters worse, a serious threat to the public’s health is coming to light in new studies.

Dr. Howard Frumkin will present his recently published research on the impacts of urban sprawl on public health. He will discuss the statistical evidence linking specific sprawl related conditions to health problems.

Speaker: Dr. Howard Frumkin, Professor and Chair for the Department of Environmental and Occupational Health at the Rollins School of Public Health of Emory University.

Moderator: Ed Arnold, Executive Director, Physicians for Social Responsibility/Atlanta.

Report from July 2001 Sustainable Atlanta Roundtable
by Eric Weir

URBAN SPRAWL: Could it be affecting your family's health?

"The way we build cities has been a major determinant of health for centuries," said Howard Frumkin. He described three stages in the development of the relation between urban form and health -- the "filth, squalor, and infectious disease" of the 17th and 18th centuries; the "intensification of industrial pollution" of the 19th century; and the "concentration of poverty and social dysfunction" of the 20th century. "They're still with us today," said Frumkin, "especially in the developing world."

In urban sprawl we are seeing still another pattern. Referring to the standard definition of sprawl -- rapid, unregulated urban regional development, characterized by low-density, segregation of uses, proliferation of roads, architectural and ethnic uniformity, abandonment of the inner city, shift of capital to the periphery -- Frumkin asserted that the analogy with the development of cancer is not inappropriate.

He reviewed a range of health impacts of sprawl. Some -- the effects of atmospheric pollution -- are readily understood as such. Others -- the "epidemic of obesity" now occurring the U.S., and the diabetes and cardiovascular disease that accompany it -- are generally seen as unrelated. Still others -- automobile fatalities -- are generally not thought of as health problems. Yet automobile fatalities are the leading cause of death among people age 1 to 24. And there are 42,000 fatalities in the population as a whole every year. "They're not `accidents,'" said Frumkin. "The are entirely predictable. They occur at much higher frequencies in lower density cities."

Then there are mental health effects -- increasing family dysfunction, rapidly increasing use of antidepressants, hyperactivity in children, "road rage." Quoting Robert Kunstler, Frumkin said it is not unreasonable to attribute many of them to "the overwhelming ugliness of our environment," as well as the limited activities available to children, the decreasing community participation on the part of adults.

The inequalities of income -- between inner city and suburbs; between African-Americans, Hispanics, and whites -- that are generated by sprawl are also a health problem, said Frumkin. "They're a strong predictor of poor health."

"Are there are any health care provider organizations addressing this issue?" asked a member of the audience. "There has been little attention to these issues in the health care community," said Frumkin.

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Friday, August 3, 2001

Greenway Trail Systems and Successful Communities: Making the Connections?

Formerly ignored stream, river, pond and rail corridors are becoming the largely sought after basis for new greenway trail and park systems. Greenways and trail systems offer unique opportunities to reconnect fractured neighborhoods and communities with pedestrian and bicycle amenities. See an up close review of several new greenway systems, such as Freedom Park and the Silver Comet Trail, in the Atlanta region and learn how their creation is positively impacting both quality of life and economic development.

Pictured above: Ed McBrayer-Executive Director, PATH Foundation; Rena Ann Peck, moderator-Chair of Georgia Regional Transport Authority Green Infrastructure; Ecologist, Golder Associates; Walter Brown-Board Member, Freedom Park Conservancy; Partner, Greenstreet Properties

Report from August 2001 Sustainable Atlanta Roundtable
by Eric Weir

Greenway Trail Systems and Successful Communities: Making the Connections?

In her introduction, Rena Ann Peck shared a definition of "transportation greenways" recently adopted by GRTA - "linear linkages of greenspace that connect communities and include transportation facilities."

"What makes greenways successful?" asked Walter Brown. He suggested several factors - "connection," "access," "destination," "charm," "comfort," and "sustainability." He also described some of the ways the Freedom Park Conservancy has tried to address these requirements.

Noting that the Park will connect downtown, the Martin Luther King district, Little Five Points, the Carter Center, and Fernbank Museum, he said, "We're providing lots of trailheads. We want people to be able to get on as many places as possible." "We built a lot of extra trail to meet the ADA requirement of no grade greater than five percent. Some of us thought it was excessive, but now everybody can use the Trail, even children and grandmothers."

Ed McBrayer described the creation of the Silver Comet Trail, which is being built on an abandoned rail-line extending from Atlanta to Birmingham. "The right-of-way is state-owned," he said. "Other groups wanted to develop it, but nobody could figure out how. We went to the state and said, 'We'll be your partner in this.' Now DNR and DOT, and the counties and cities are working together." "We're building a paved, 12' wide trail. It takes a lot of engineering, but the paving goes quickly." "There's a group in Alabama building the other direction. When the trails meet, there'll be a 101 mile trail connecting Atlanta and Birmingham."

Both trails - Freedom Park and Silver Comet - have had beneficial impacts on their communities. "Property values adjacent to the Park have gone up about $50,000 a property," said Brown. "The towns are being revitalized," said McBrayer. "Rockmart is already getting inquiries about bike shops and other trail-related businesses."

Noting McBrayer's comment that all the suitable corridors in Atlanta have been taken for roads and rail lines, one questioner wondered whether trails are the only solution. "They're not," said McBrayer. "If biking's to be a realistic transportation alternative, we have to have a system that includes sidewalks and on-street bikeways."

"Atlanta is way over-built with roads," said Brown. "We need to start identifying places where roadways can be reclaimed for greenways."

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The issues, he explained -- scarcity, nonpoint-source pollution, interbasin transfers, groundwater protection, irrigation withdrawals, the legal status of water -- are ranked differently by different regions. Over the next 18 months the Joint Study Committee will develop principles and a process for creating a state-wide water management plan that will provide for economic growth, quality-of-life, and ecosystem health.

Atlanta, said Joel Cowan, is finally coming to terms with the possibility that there are limits to its growth. They are being defined by, among other things, the Tri-State Water Compact and the resolution of the TMDL lawsuit. "The Chattahoochee," he said, "is the smallest watershed in the nation for the amount of economic activity generated within it."

By next May, the Planning District will develop plans for metropolitan Atlanta in three areas -- water supply and conservation, waste water, and watersheds. E.g., there will be a model stormwater management ordinance, a wastewater plan that maximizes interjurisdictional solutions, and a conservation plan consistent with Tri-State Compact. In addition to the decision-making body, there are technical advisory committees in each of the three areas, and a citizen advisory committee for each of the region's six river basins.

Jacqueline Echols argued for the local watershed as "the most realistic level for implementing water policy." She catalogued several advantages of approaching water policy from a watershed perspective. "It's a way to build citizen interest in solving the problem," she said. "It minimizes the sources of pollution that need to be attended to at any one time." "It brings together stakeholders with local knowledge who can do the technical work."

Several questioners wondered how receptive the state and regional planning processes would be to local citizen participation. "Community participation is mandated," said Cowan, "and it is welcome. But citizens loose interest. There are lots of opportunities to become involved, but you have to stay with it."

"If you want people to come back," said Echols, "you have to have a mechanism for meaningful participation."

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Noting the way people in New York City responded to the terrorist attacks, Martha Ezzard said, "There's not a better time to talk about how we can give back to the community."

Sam Collier devoted most of his presentation to describing the process by which Georgia Conservation Voters develops its political strategy. It begins with defining the conservation agenda -- "We focus on issues on which there is broad consensus." -- and moves on to lobbying and monitoring the legislature -- "We pay as much attention to committee work and procedural votes as votes on legislation." -- evaluating and endorsing candidates -- "We study candidates' records. We screen for viability. We strive to be bipartisan." -- and getting out the conservation vote. "Then we start over," said Collier, building on "a heightened sense of power."

In her presentation, Hattie Dorsey argued for approaching issues on a regional basis. She noted that, with its focus on affordable housing, some in her own organization were initially uncertain about the wisdom of getting involved with broader issues such as smart growth or the environment. "The question," she said, "is how can we improve our neighborhoods."

As people move back into the city, others are being displaced, and affordability has become an issue even for the middle income. Likewise, if we continue expanding outward, if we continue building roads, and continue having problems of air and water quality. Increasingly, in the city and suburbs alike, our neighborhoods are becoming inhospitable to children. "We've got to begin talking about places that are more inviting," said Dorsey, "places where there is a mix of densities; where people can live, work, and play; and where there is a mix of incomes."

"The region doesn't address these issues very well," said Dorsey. "We focus primarily on what's near and dear to us." Nor have policy makers given them the attention they need. "They're not on everyone's agenda." "We have to begin talking to each other." "We have to join forces

A member of the audience expressed concern about the disconnect between the city and its citizens. "People don't show up even there is an opportunity to influence things in their neighborhoods," he said. "It's not just people," said Collier. "Government has a duty to provide meaningful opportunities for participation."

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Friday, November 2, 2001

Green Building Tax Incentives of Maryland and New York: When will Georgia consider such measures?

New York and Maryland are the first states to offer an incentive package to developers who build environmentally sound commercial and apartment buildings. This innovative tax law encourages the housing and construction industries to adopt green practices on a large scale by providing tax credits to building owners and tenants who invest in increased energy efficiency, recycled and recyclable materials and improved indoor air quality. Maryland's Governor Glendening says, "State government has a responsibility to maximize our resources and minimize the impact on our environment. While Smart Growth focuses on where we build, our green building initiative focuses on how we build." At the November Roundtable, Craig Kneeland and Mark Bundy will discuss working closely with New York and Maryland Governor's offices to create these innovative measures.

Pictured above: Craig Kneelend, Senior Project Manager, New York State Energy Research and Development Authority, Mark Bundy, Ph.D. Director Education Bay Policy and Growth Management, Maryland Department of Natural Resources

Moderator:
Dennis Creech, Executive Director, Southface Energy Institute

Report from November 2001 Sustainable Atlanta Roundtable
by Eric Weir

Green Building Tax Incentives of Maryland and New York:When will Georgia consider such measures?

In introducing the panel, Dennis Creech described a range of green building initiatives underway in Atlanta. He noted, e.g., that if all new homes built in the region this year met Earth Craft standards, "homeowners would save $17 million a year, and CO2 and NOX production would be significantly reduced." "The challenge is to create a market that demands Earth Craft homes. Public policy can do that."

Mark Bundy explained that a variety of smart growth and sustainability initiatives in Maryland had paved the way for the green building tax credit there. "We'd come to understand," he said, "that how you build is as important as where you build." The Maryland program provides $25 million in corporate and personal tax credits, of between 6 and 8 percent of the costs associated with green construction, over nine years. Credits are available for commercial and residential facilities, but only in areas designated as priority by the state's smart growth program. It appears likely that the criterion for a "green building" will be LEED Silver certification. "The object of the program," explained Bundy, "is to transform the industry, so green building becomes market driven. When it runs out, we will have injected enough money in the market to make it self-sustaining."

While the New York law is similar to the Maryland law, for which it was the model, it focuses on energy efficiency, and doesn't address factors such as siting. Because the laws are similar, Craig Kneeland devoted much of his presentation to describing the impact of the New York law. Since its passage, his agency has certified $2.2 billion in construction projects, totaling 9.6 million square feet. Average peak demand for electricity was reduced 39 percent, energy-related savings were $3.5 million per year, and CO2 production was reduced by 22,000 tons. Average increase in initial energy conservation-related construction costs was 1 percent, with a payback of 4.5 years.

"What can citizens of states that don't have a tax credit do to get one?" asked a member of the audience. "Build coalitions -- business, industry, the environment," said Bundy. "Legislators will find it a lot easier." Kneeland seconded Bundy's suggestion. "In New York it was `green and greed' -- the Natural Resources Defense Council and the builders."

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Friday, December 7, 2001

The Atlanta Regional Transportation Improvements Program: How will it help our traffic congestion and air quality dilemmas?

The $4.1 billion, 3 year Transportation Improvements Program (TIP) recently adopted by our panelists' organizations, includes bridges, bicycle paths, sidewalks, transit services, roadway upgrades, safety improvements, transportation demand management initiatives and emission reduction strategies. The TIP includes projects from the Governor's Transportation Choices Initiatives that will be funded by a state bond program coordinated through the State Road and Tollways Authority (SRTA). At the December Roundtable, join a discussion on how this planning effort strives to meet the critical issues of traffic and air quality in the Atlanta Area.

Speakers pictured above: Jane Hayse—Chief Transportation Planning Division, Atlanta Regional Commission, Cora Cook—Assistant State Transportation Planning Administrator, Georgia Department of Transportation, Dania Aponte—Planning Manager, Georgia Regional Transportation Authority,
Dan Reuter, moderator—Atlanta Regional Commission

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