Centennial Yards shares what’s next for the district

In late March, Atlanta got an update about the Centennial Yards Project — a goal to break ground on the next phase of the future “largest entertainment district in the Southeast” by summer 2024.

Centennial Yards’ official Instagram account posted about the upcoming changes Atlantans can expect to see at the “Gulch,” as the current massive swath of parking lots is colloquially called. The next phase is to develop eight acres of the 50 planned when the project is complete.

The social media team painted a pretty picture.

“Imagine singing karaoke with your girlfriends, then walking across the street for a Beyoncé concert…⁠ Imagine watching a Hawks victory, then strolling across the road to a wine bar…⁠ Imagine bowling with your family and then walking over to an Atlanta United match…⁠”  the official post read.

The plan doesn’t come as much of a surprise for anyone that’s been to the Battery, where the Braves play. The Battery has effectively created a multiuse neighborhood around the stadium that is primed for hosting all sorts of events in addition to baseball games, complete with a number of bars, restaurants, movie theater and other amenities that attract a young crowd of renters in and around the district. According to the Battery’s official website, the district has over 530 residential units to-date, and over 400 hotel rooms along with five corporate headquarters.

The Centennial Yards district is presumed to have even greater economic potential; it’s sited next to the where multiple major sports teams call home — the Hawks, the Falcons and Atlanta United FC — and would be located inside the perimeter of the city. Moreover, it will be accessible by multiple MARTA train stations, one of the major shortcomings of The Battery. Proponents of the plan presumably realize this advantage, too.

“We partnered with one of the best architecture firms in the world, Gensler, to create a stunning site plan that integrates beautifully with nearby transit (multiple MARTA stations, cycling lanes, and the new BRT line),” the caption reads. “The district will feature communal spaces & walkways, interwoven with greenery and pedestrian-focused design elements.”

According to that same post, this district will feature “470,000 sq. ft. of entertainment, retail, and restaurant space, including a flagship hotel.”

Project leaders are hoping to develop ahead of the World Cup in 2026, as noted from a post by the same Instagram account that posted a World Cup countdown just days prior to this announcement. Additionally, Brian McGowan is recently quoted in an interview as admitting “we’re barreling forward to get as much of this done for the World Cup as possible.”

One of the biggest critiques of the upcoming district, however, is its commitment — or lack thereof —to meaningful affordable housing and the precedent that will set for the surrounding area. South Downtown has long been known to be missing a heartbeat, with a number of empty storefronts and less-than-vibrant streets, despite being one of the most MARTA station-dense neighborhoods — including the only station that goes all directions (Five Points.) 

Back in 2021, Mayor Bottom’s administration negotiated $42 million as part of a community benefits agreement with project developers. Some of that money will go into subsidizing low-income housing at Centennial Yards. Additionally, 20 percent of all the units built must be affordable to those at 80 percent of area median income (AMI). Still, some say that 20 percent is too low, and 80 percent AMI is too high for many low-income Atlantans, even if it does technically fit the definition of low income. 

According to 2023 U.S. Department of Housing and Urban Development numbers, 80 percent of the AMI for a single person would mean someone making just north of $45,000 qualifies for affordable housing in Centennial Yards; a 2-person unit could have an income up to about $52,000 (a full breakdown of up to 8 persons can be found here.) 

Undoubtedly, 20 percent of affordable housing units is better than none. To an extent, developers have no real incentive to go further than what they are required to do, either. That doesn’t mean they won’t, though, but it calls into question: should the responsibility be on the developers or the city itself for not requiring a larger portion of affordable housing from the completed project? That same document from the HUD outlines households earning less than 50 percent AMI as very low income or 30 percent (extremely low income.)

Given Atlanta consistently ranks top five on the list of American cities (see a list from 2022 along with story map from 2022), and the racial wealth gap described by the Atlanta Wealth Building Initiative, it would seem prudent that affordable housing is more abundant and more affordable in what’s to become “largest entertainment district in the Southeast” in a city known for its fight for equality and equity.