Residential growth in city rivals suburbs (Atlanta, Douglas: neighborhood, cost of, bus)

[jsvh]

Originally Posted by rcsteiner

Sorry, I'm assuming a smart owner will pass that to the renters.

Most owners, in this metro, are in single-family homes.

But it does not work like that. If there was a property tax cut today. Rents would not drop. They are only part of the rental calculous that happens when leases come up for yearly renewal. The only way renters will ever directly pay taxes in a "net lease" but those are all but exclusively commercial leases.

None of this changes the reality that for the same home, rentals will pay more taxes than owner-occupied due to homestead exemption.

[bu2]

Well this is what Atlanta doesn't want to create:

Enough: Many new San Franciscans say they're ready to leave

Some 34 percent of San Francisco-area residents are considering leaving because of high housing costs and traffic, according to a survey by the Bay Area Council.

"We can whine about this, or we can win by solving our traffic and housing problems," Carl Guardino, president of the Silicon Valley Leadership Group, told The Mercury News. "The last time the Bay Area had seemingly solved its traffic problems was the worldwide recession of 2008. A recession is not how we want to solve our traffic and housing problems."

People who have lived in the area for five years or less are those most likely to start packing their bags, according to the report. San Franciscans with lower income and those putting more of their income toward housing expenses were also listed among those prepared to leave.

[jsvh]

Maybe San Fransisco will consider reversing some of their laws that make building new housing there ridiculously expensive if not impossible. Metro Atlanta built more units last year than they did in the last 10 years.

Zoning Plays a Big Role in San Francisco's Housing Crisis, Gentrification, and Wealth Disparity - CityLab

[jero23]

Originally Posted by bu2

Well this is what Atlanta doesn't want to create:

Enough: Many new San Franciscans say they're ready to leave

Some 34 percent of San Francisco-area residents are considering leaving because of high housing costs and traffic, according to a survey by the Bay Area Council.

"We can whine about this, or we can win by solving our traffic and housing problems," Carl Guardino, president of the Silicon Valley Leadership Group, told The Mercury News. "The last time the Bay Area had seemingly solved its traffic problems was the worldwide recession of 2008. A recession is not how we want to solve our traffic and housing problems."

People who have lived in the area for five years or less are those most likely to start packing their bags, according to the report. San Franciscans with lower income and those putting more of their income toward housing expenses were also listed among those prepared to leave.

(City and County of) San Francisco has implemented some strict zoning ordinances that make it nearly impossible to do most things housing-wise that are much more affordable. They did this to enhance the market forces towards TOD and non-automobile oriented development in the jurisdiction but to the detriment to those whom are lower income.

[Saintmarks]

Originally Posted by chiatldal

Atlanta is only 132 sq mi out of 8,000 sq mi

For Atlanta to gain anywhere near 1/10 of the growth is significant.

But As I said the inner suburbs are growing more than the Outer Northern Southern suburbs


Atlanta growth only looks whop sided on paper because unlike most sunbelt cities, Atlanta city limits is small, If Atlanta was the sq mi of Houston, LA, Phoenix and etc Atlanta maybe getting like 3/10 of the region growth.

If Georgia had Texas, Cali, and Florida counties sizes the principle county would be getting 1/3 to 1/2 growth.

So when people say suburban growth is slowing down it's misleading to just look at how the CoA or Fulton county is growing. Cause most Sunbelt cities have a larger geography being consider.

Suburban areas in larger sunbelt cities and counties are becoming more urban or denser, In metro Atlanta these area split from the city and principle county. So it makes it seem like Atlanta is growing really whop sided. If Cobb, North Fulton, and Gwinnett are growing more than Cherokee, Forsyth, Dallas, and etc means sprawl is slowing down.

I totally understand all of this. My post was to counter the title of this thread which gives one the impression that the CoA is on equal par with the suburbs in growth. It is becoming on equal par (if not overtaking) whole counties in the burbs, but not the burbs as a whole. The vast majority of the growth in the metro area is still taking place in the burbs. And all for the reason of your first point. The refusal of the city (when they had the chance) to take in more land.


Atlanta is more akin to western cities than northeastern cities. It has the western city growth patterns with the smaller footprint of older, denser northeastern cities. Here's to the efforts for the city to expand into DeKalb and south Fulton.

[arjay57]

I know some of you have different opinions but I am glad Atlanta hasn't tried to take in more land area. Major swaths of the city are very underdeveloped as it is.

We already have more land area than many more populous cities. Cities such as Seattle, Denver and Minneapolis have about the same or less area but they are significantly more urbanized.

So I'd prefer to see us focus on quality and taking care of what we've got now rather than attempting to cast our nets over even more low density areas.

[jsvh]

Yeah, I am fine with CoA staying a smaller area but becoming focused on a great, liveable, dense, urban city core.

[AnsleyPark]

Originally Posted by jsvh

Yeah, I am fine with CoA staying a smaller area but becoming focused on a great, liveable, dense, urban city core.

This is what makes sense. It is inconsequential how "big" COA itself is.

[Saintmarks]

Originally Posted by arjay57

I know some of you have different opinions but I am glad Atlanta hasn't tried to take in more land area. Major swaths of the city are very underdeveloped as it is.

We already have more land area than many more populous cities. Cities such as Seattle, Denver and Minneapolis have about the same or less area but they are significantly more urbanized.

So I'd prefer to see us focus on quality and taking care of what we've got now rather than attempting to cast our nets over even more low density areas.

Originally Posted by jsvh

Yeah, I am fine with CoA staying a smaller area but becoming focused on a great, liveable, dense, urban city core.

Originally Posted by AnsleyPark

This is what makes sense. It is inconsequential how "big" COA itself is.

I believe there is a point where it does matter. When the core city has such a small percentage of the overall metro area, there are consequences. As one who lived in the burbs, it might seem funny that I would be the one championing this, but the core city has less overall say in the direction of the region when it remains small. Of the above mentioned cities (Seattle, Denver, Minneapolis) they are all much smaller metro areas and the core city has a much higher percentage of the overall metro area than does Atlanta.

Atlanta (along with Miami) is at the complete bottom of the list of city population as percentage of the metro area... around the 7-8% number. Part of the problem in Atlanta is too many governmental agencies looking out for their own and not working as a whole. A stronger central city would not solve this, but would help in making a dent in the problem. Atlanta really ought to be at least like Dallas (not saying it needs to be Houston) and approach the 1 million mark.

While increased density in parts of the CoA are admirable, I would hate to see it happening across the board with the paving over of green expanses like the estates in North Atlanta west of Peachtree/Piedmont and the green leafy neighborhoods of SW Atlanta. It would be tragic for those to be block after block of midrise apartments, and I can't see any other way for the CoA as is to reach a million unless you did that.

[jsvh]

Atlanta's Growth Suggests Encouraging Shift from Suburbia - Curbed Atlanta

According to new numbers released by the Atlanta Regional Commission, residential growth in the City of Atlanta (a relative sliver of land) in January and February outpaced growth in Gwinnett, Forsyth, and Cobb counties combined. In fact, in the year's first two months alone, the city's more than 2,000 issued residential construction permits surpassed all the permits issued last year in Cobb County.

I know it is repetitive, but still impressive considering the city has been basically flat for growth over the last few decades. If CoA is even able to get 25% of the net growth expected in the metro it will more than double in population to over a million in the next 25 years.