North Fulton Improvement Network Archives

Working Yet Homeless in North Fulton

December 4, 2025 by John Ray

Nesha Mason, The Drake House, and Joy Monroe, SPARC, on Attainable Housing, Working Families Experiencing Homelessness, and the Economy Hotel Evacuation, on North Fulton Business Radio with host John Ray

North Fulton Business Radio

Working Yet Homeless in North Fulton

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Nesha Mason, The Drake House, and Joy Monroe, SPARC, on Attainable Housing, Working Families Experiencing Homelessness, and the Economy Hotel Evacuation (North Fulton Business Radio, Episode 919)

Nesha Mason, President of The Drake House in Roswell, and Joy Monroe, founder of the Single Parent Alliance and Resource Center (SPARC), join host John Ray to discuss the crisis of working families experiencing homelessness in North Fulton and the broader Metro Atlanta region. The conversation explores the challenges facing single mothers and their children who are living in extended-stay motels, the barriers to attainable housing, and the impact on the local workforce and business community.

The discussion highlights the May 2025 evacuation of the Economy Hotel in North Fulton, which displaced over 100 families, and the book There Is No Place for Us: Working and Homeless in America by Brian Goldstone. Nesha and Joy explain why families become trapped in extended-stay motels despite working full-time jobs, the devastating effects on children living in these conditions, and the urgent need for more attainable housing solutions in North Fulton.

They also discuss the Motel to Home Alliance, the North Fulton Improvement Network, and practical ways community members can get involved, including participating in comprehensive planning processes, listening to the North Fulton Voices podcast, and supporting nonprofit collaboration to address this growing crisis.

John Ray is the host of North Fulton Business Radio. The show is produced by John Ray and North Fulton Business Radio, LLC, an affiliate of Business RadioX®, and is recorded inside Renasant Bank in Alpharetta.

Key Takeaways from This Episode

Single mothers and families experiencing homelessness in North Fulton are often employed full-time but cannot afford the security deposits and first month’s rent required to move from extended-stay motels into apartments, creating a trap that keeps them homeless despite working.
Extended-stay motels were originally built for traveling salesmen, not families, yet they now house families in 200–250 square feet with no kitchens, inadequate sleeping arrangements, and exposure to crime, violence, and other adverse childhood experiences that impact children’s health, education, and well-being.
The May 2025 evacuation of the Economy Hotel displaced over 100 families, and none could be relocated within North Fulton, disrupting their jobs, children’s schools, and entire support systems while removing essential service workers from the local workforce.
North Fulton’s attainable housing shortage affects the entire community, as CNAs, home health aides, daycare workers, teachers, servers, and other essential workers cannot afford to live where they work, reducing workforce availability and increasing costs for businesses and residents alike.

Topics Discussed in this Episode

00:20 John Ray introduces the show and guests, Nesha Mason and Joy Monroe
02:21 Nesha Mason introduces The Drake House and its mission to support single mothers experiencing homelessness
03:12 Joy Monroe introduces SPARC and its housing stability and economic mobility programs
04:54 Joy Monroe shares her personal experience as a single parent living in an extended-stay motel
06:41 The federal classification of families in motels as homeless
08:12 How extended-stay motels become traps for working families
09:07 SPARC’s motel-to-home program and the Motel to Home Alliance
10:42 Barriers to qualifying for apartments, including evictions and credit scores
13:00 The book There Is No Place for Us by Brian Goldstone and the Drake House book club
15:09 The May 2025 evacuation of the Economy Hotel in North Fulton
21:50 The trauma of relocating families outside of North Fulton and its impact on their jobs and children’s schools
23:27 Dispelling myths about families experiencing homelessness
26:39 Effects on children living in extended-stay motels
29:39 Principals allowing children to sleep in class because motels prevent adequate rest
31:08 Extended-stay hotels were never designed for families
33:27 The lack of attainable housing as the root cause of working homelessness
36:02 The cost to North Fulton businesses of losing service workers
39:02 A teacher who cannot afford to live in North Fulton on her salary
40:22 The need for creative housing solutions beyond just apartments
43:16 How community members can get involved through comprehensive plans and the North Fulton Improvement Network (NFIN)
45:35 The importance of engaging at the local level in zoning and comprehensive plans
46:15 How to connect with The Drake House and SPARC

Nesha Mason, President, The Drake House

Nesha Mason brings a diverse skill set with more than 20 years of experience in both the public and private sectors. Nesha worked as an operations director in the private sector before transitioning to public service, serving as Mayor for the City of Abilene, Kansas. After her tenure as an elected official, Nesha served as program director for a county-wide nonprofit developing programs that united the medical and early childhood communities. Upon relocation to the Atlanta area in 2013, she served as a Fulton County educator and then transitioned to executive director of a statewide educational foundation focusing on unifying education and workforce development.

In her current role as President of The Drake House, Nesha Mason combines her leadership skills, educational expertise, and commitment to community welfare to lead and support initiatives that empower families and create lasting positive change. Under her leadership, the organization has expanded from housing and support to offering a comprehensive pathway from homelessness to stability. She has enhanced programming, upgraded facilities, and forged vital partnerships to create a community of support for families in need. Nesha also spearheaded the North Fulton Housing Collaborative, uniting nonprofits for greater impact. Her fiscal expertise has grown The Drake House’s budget by 78.5%, ensuring quality care and lasting change for vulnerable families.

The Drake House

The Drake House provides a short-term crisis and an affordable housing program for single mothers and their children experiencing homelessness in North Metro Atlanta. Their educational, empowerment and mentoring programs assist families in becoming financially self-sufficient and contributing members of the community. The Drake House is the only agency in the area offering an emergency residential program, serving approximately 50 families with 100 children per year. The Drake House envisions a community where every family has the opportunity to recover quickly with dignity from their homeless situation.

Website | Facebook | LinkedIn

Joy Monroe, Founder, Single Parent Alliance and Resource Center (SPARC)

Joy Monroe is the founder of the Single Parent Alliance and Resource Center (SPARC). Joy started SPARC after moving to Georgia from New York and realizing that her support system had been essential to her success as a single parent. When she relocated to Atlanta with what she thought was a solid plan, she discovered that Atlanta requires employment before securing housing, unlike New York, where cash payments are accepted. The situation led to Joy and her sons living in an extended-stay motel while she secured employment and housing.

On the morning they were scheduled to move into their new apartment, Joy and her sons were hit by a truck. Though they only stayed in the motel for an additional week, that experience galvanized for her how precarious life is for families at extended-stay motels. Even when doing everything right with a solid plan, one unexpected event can trap families in a cycle they cannot escape. Joy also learned that families living in extended-stay motels are federally classified as homeless, even though she did not feel homeless at the time. This personal journey inspired her to create SPARC, which began as a support group in her living room and has grown into an organization serving single parents throughout Metro Atlanta with programs focused on housing stability, economic mobility, and family well-being.

Single Parent Alliance and Resource Center (SPARC)

The Single Parent Alliance and Resource Center (SPARC) helps single parents, strengthens families, and builds futures through programs that focus on housing stability, economic mobility, and family health. SPARC’s Motel to Home program helps families transition from extended stay motels into stable, permanent housing through outreach, housing assistance, and aftercare support. Families receive help overcoming barriers such as deposits and moving expenses with ongoing guidance to maintain stability. The Motel to Home Alliance, a coalition of partner agencies, ensures that 88% of families receiving housing assistance maintain stable housing after a year.

The Financial Achievement Club is offered as part of SPARC’s aftercare services, where families that have been housed participate in a program to encourage savings and build an emergency account to guard against future homelessness. SPARC also brings programs and services directly to where families live and play, including free afterschool programs at apartment complexes and community events like SPARC in the Park where single parents can participate in educational workshops and build their support networks.

Website | Facebook | Instagram

Renasant Bank supports North Fulton Business Radio

Renasant Bank has humble roots, having started in 1904 as a $100,000 bank located in a Lee County, Mississippi, bakery. Since then, Renasant has grown into one of the Southeast’s strongest financial institutions, boasting over $26 billion in assets and more than 280 offices offering banking, lending, wealth management, and financial services throughout the region. All of Renasant’s success stems from the commitment of each banker to invest in the communities they serve, which in turn helps them better understand the people they serve. At Renasant Bank, their banking professionals understand you because they work and live alongside you every day.

Beyond Computer Solutions supports North Fulton Business Radio

Whether you’re a law firm, medical practice, or manufacturer, there’s one headline you don’t want to make: “Local Business Pays Thousands in Ransom After Cyberattack.” That’s where Beyond Computer Solutions comes in. They help organizations like yours stay out of the news and in business with managed IT and cybersecurity services designed for industries where compliance and reputation matter most.

Whether they serve as your complete IT department or simply support your internal team, they are well-versed in HIPAA, secure document access, written security policies, and other essential aspects that ensure your safety and well-being. Best of all, it starts with a complimentary security assessment.

Website | LinkedIn | Facebook | YouTube

About North Fulton Business Radio and host John Ray

With over 900 episodes and having featured over 1,400 guests, North Fulton Business Radio is the longest-running podcast in the North Fulton area, covering business in our community like no one else. We are the undisputed “Voice of Business” in North Fulton!

The show invites a diverse range of business, non-profit, and community leaders to share their significant contributions to their respective markets, communities, and professions. There is no discrimination based on company size, and there is never any “pay to play.” North Fulton Business Radio supports and celebrates businesses by sharing positive stories that traditional media ignore. Some media lean left. Some media lean right. We lean business.

John Ray, host of North Fulton Business Radio, and Owner, Ray Business Advisors — **John Ray, host of *North Fulton Business Radio* and Owner, Ray Business Advisors**

John Ray is the host of North Fulton Business Radio. John and the team at North Fulton Business Radio, LLC, an affiliate of Business RadioX®, produce the show, which is recorded inside Renasant Bank in Alpharetta.

The studio is located at 275 South Main Street, Alpharetta, GA 30009.

You can find the entire archive of shows by following this link. The show is accessible on all major podcast apps, such as Apple Podcasts, Spotify, Google, Amazon, iHeart Radio, and many others.

John Ray also operates his own business advisory practice. John’s services include advising solopreneurs and small professional services firms on their value, their positioning and business development, and their pricing. His clients are professionals who are selling their expertise, such as consultants, coaches, attorneys, CPAs, accountants, bookkeepers, marketing professionals, and other professional services practitioners.

John is the author of the five-star rated book, The Generosity Mindset: A Journey to Business Success by Raising Your Confidence, Value, and Prices, praised by readers for its practical insights on raising confidence, value, and prices.

Housing Affordability Tops Metro Atlanta Concerns

November 18, 2025 by John Ray

North Fulton Studio

Housing Affordability Tops Metro Atlanta Concerns

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Housing Affordability Tops Metro Atlanta Concerns: Inside the Metro Atlanta Speaks 2025 Survey (North Fulton Voices, Episode 15)

For the first time since the Metro Atlanta Speaks survey began in 2013, housing affordability has emerged as the region’s top concern, edging out longtime leaders like traffic, crime, and the overall economy. In this edition of North Fulton Voices, hosts Jack Murphy and Kathy Swahn have a conversation with Ann Carpenter, Chief Research and Innovation Officer at the Atlanta Regional Commission, and Bill Huang, ARC data scientist and lead analyst for Metro Atlanta Speaks 2025.

Ann and Bill walk through how the survey is conducted across 11 Metro Atlanta counties, what has changed in this year’s results, and why residents are feeling the squeeze. They discuss numbers that catch your attention: more than 4,100 respondents, a sharp rise in pessimism about the next three to four years, and a striking share of renters who say they simply cannot afford to move within their own neighborhoods. They also highlight where the public sees causes and solutions, from zoning and investors to infill development and transit investment.

The conversation then shifts to North Fulton. Kathy and Jack connect the data to the on-the-ground reality of trying to obtain a home under four hundred thousand dollars or a rental under twenty-five hundred a month on a one hundred thousand dollar household income. They offer a concrete call to action for listeners: pay attention to comprehensive planning in cities like Alpharetta and Roswell, and use this data as a starting point for informed, practical conversations about housing affordability and missing middle housing.

To access the complete 2025 Metro Atlanta Speaks survey, follow this link.

North Fulton Voices is presented by the North Fulton Improvement Network. The show series is proudly sponsored by John Ray Co. and North Fulton Business Radio, LLC.

Key Takeaways from This Episode

Housing affordability is now the top concern in the Metro Atlanta Speaks 2025 survey, ahead of traffic, crime, and the broader economy.
Renters are feeling the strain most acutely, although homeowners also report rising pressure on housing affordability as well.
The ARC team prefers “housing affordability” rather than “affordable housing,” since the challenge spans a wide range of incomes and situations, not just subsidized units.
Residents express openness to solutions such as infill development, housing near job centers, and better transit options.
Vocal opposition to new housing often sounds louder than it is, and the broader public may be more supportive of change than public meetings suggest.
For North Fulton, the data helps frame the difficulty of finding attainable homes and rentals for the workforce that powers the local economy.
Local comprehensive planning is a key lever for shaping future housing options, and residents have an opportunity to bring real data into those discussions.

Topics Discussed in this Episode

00:00 Introduction to North Fulton Voices
00:35 Overview of the Metro Atlanta Speaks 2025 Survey
02:06 Key Findings from the Survey
04:00 Introducing the Guests: Ann Carpenter and Bill Huang
05:34 Deep Dive into Survey Methodology
07:12 Housing Affordability: A Growing Concern
12:05 Public Perception and Policy Implications
15:00 Traffic, Transportation, and Regional Growth
17:14 Future Directions and Community Engagement
33:39 Conclusion and Call to Action

Atlanta Regional Commission

The Atlanta Regional Commission (ARC) is the official planning agency for the 11-county Atlanta Region, including Cherokee, Clayton, Cobb, DeKalb, Douglas, Fayette, Forsyth, Fulton, Gwinnett, Henry, and Rockdale counties, as well as the City of Atlanta and 74 other cities. The Atlanta Regional Commission’s mission is to foster thriving communities for all within the Atlanta region through collaborative, data-informed planning and investments.

Website | LinkedIn | Instagram | Facebook | X (Twitter)

Ann Carpenter

Ann Carpenter is the Chief Research and Innovation Officer at the Atlanta Regional Commission. She leads the team responsible for producing data, analysis, and applied research to inform long-range planning for the eleven-county Metro Atlanta region. Ann has a strong background in housing and community development research and focuses on connecting high-quality data to real-world decisions related to transportation, housing, and regional growth. Before joining ARC, she worked at the Federal Reserve Bank as Assistant Vice President and Director of Community Development Research, where she addressed issues like affordable housing and community resilience. Ann has also worked closely with ARC during the COVID-19 pandemic and serves on regional advisory boards. She graduated from Georgia Tech and is deeply committed to enhancing the Atlanta region through data-driven planning and innovation.

Bill Huang

Bill Huang is an urban data scientist at the Atlanta Regional Commission and the principal analyst for the Metro Atlanta Speaks survey. He designs and maintains data tools and analytical models that give practical advice to local governments and community leaders, helping them understand public sentiment, quality-of-life trends, and regional challenges like transportation, economic issues, artificial intelligence, and climate shifts. Holding a Bachelor of Science in Mechanical Engineering and a Master of Science in Urban Analytics from Georgia Institute of Technology, Bill combines technical expertise with a multidisciplinary, people-centered approach to urban planning. He is also active in mentoring emerging urban planners, encouraging curiosity and strategic thinking in their work.

North Fulton Improvement Network

The North Fulton Improvement Network (NFIN) is a think tank made up of community leaders from a variety of sectors, focused on missing middle housing and the livability challenges confronting North Fulton. We come from the six cities making up the northern half of Fulton County, Georgia—Alpharetta, Johns Creek, Milton, Mountain Park, Roswell, and Sandy Springs—and are working to address the widespread yet little-known financial vulnerability across the region. With stakeholders from sectors including business, nonprofit, faith, government, and citizens, we center our work on five areas of impact, seek to educate the public about these issues, build a network of individuals and organizations with innovative private and public solutions, and connect resources to those in need.

The leadership team of NFIN is Jack Murphy, Nancy Diamond, and Kathy Swahn.

Jack Murphy

Jack Murphy is a volunteer with The Society of St. Vincent de Paul and is Chair of the North Fulton Improvement Network. He is also in his 21st year of working for the Metro Atlanta Chamber of Commerce.

Prior to the Chamber, Jack worked for and with Fortune 500 companies in operations, human resources, training, and quality areas. Jack was a senior adjunct professor for Quality & Operations Management at Keller Graduate School for 14 years.

He has served on both the National and Georgia Boards of The Society of St. Vincent de Paul, responsible for Diversity, Advocacy, & Systemic Change. Jack is currently the national SVDP chair of Systemic Change and Advocacy.

Jack received a BA in psychology from Belmont Abbey College and a M.Ed. from UNC-Greensboro. Jack and his wife, Nancy, a retired elementary school principal, have two grown daughters and two grandchildren. They live in Alpharetta, Georgia.

Kathy Swahn

Kathy has resided in the North Fulton area for almost 45 years. She has watched the community evolve from what was “unincorporated Fulton County” to a six-city bustling suburban community. Her history has been characterized by a focus on children: she was a stay-at-home mother who raised two daughters, she spent years in leadership roles in school PTAs and Girl Scouts, the National Charity League, the North Fulton Council of PTAs, and she served as chair of the Superintendent’s Advisory Council.

Kathy transitioned back to work by jumping into the non-profit world. She joined the team at North Fulton Community Charities, running their Holiday Program, becoming Development Director and successfully managing the $3 million capital campaign for their Elkins Road location. Along the way, she also served on the DFACS Board and chaired the board of the Fulton County Continuum of Care for four years.

After having the opportunity to join in the Greater North Fulton Chamber of Commerce Leadership Program, Kathy was surrounded with a dynamic group of folks who worked to create The Drake House. Since 2004, she served as board chair for the first four years, executive director for nine years, and is now retired. Over those years, The Drake House served over 500 single mothers with over 1,000 children and grew the assets of the organization to over $4 million.

Kathy continues to serve The Drake House on the Advocacy Committee, along with her work for NFIN.

She spends much of her time traveling to the DC area, where her children and grandchildren reside.

Sponsor for North Fulton Voices: John Ray and North Fulton Business Radio, LLC

The North Fulton Voices show series is proudly sponsored by John Ray Co. and the North Fulton affiliate of Business RadioX®.

John Ray is a podcast show host and producer and owns North Fulton Business Radio, LLC, the North Fulton (Georgia) affiliate of Business RadioX®.

John also operates his own business advisory practice, Ray Business Advisors. John’s services include advising solopreneurs and small professional services firms on their value, their positioning and business development, and their pricing. His clients are professionals who are selling their expertise, such as consultants, coaches, attorneys, CPAs, accountants and bookkeepers, marketing professionals, and other professional services practitioners.

John is the author of the #1 nationally best-selling book, The Generosity Mindset: A Journey to Business Success by Raising Your Confidence, Value, and Prices.

John is the host of North Fulton Business Radio and The Price and Value Journey. North Fulton Business Radio, the longest-running podcast in the North Fulton region of Georgia, features a wide range of business and community leaders. The Price and Value Journey is devoted to solo and small-firm professional services providers and covers issues such as pricing, value, and business development.

Alpharetta’s 2045 Comprehensive Plan: Why It Matters

November 6, 2025 by John Ray

North Fulton Studio

Alpharetta's 2045 Comprehensive Plan: Why It Matters

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Alpharetta’s 2045 Comprehensive Plan: Why It Matters (North Fulton Voices, Episode 14)

On this edition of North Fulton Voices, hosts Jack Murphy and Nancy Diamond sit down with Benjamin “Ben” Kern of MKSK Studios and Michael Woodman, Planning and Development Services Manager for the City of Alpharetta, to unpack Alpharetta’s 2045 Comprehensive Plan. This conversation explains what a comprehensive plan is and why it is relevant for everyday life in Alpharetta. You will hear how the plan sets the city’s long-range vision for land use, redevelopment, transportation, parks and greenways, housing, and economic development. The guests clearly distinguish between the plan and the zoning code: the plan establishes policy direction and a future land use map, while zoning serves as the legal tool to implement this vision when projects arrive.

Alpharetta is moving from a growth pattern defined by open land to one focused on redevelopment and reinvestment. The discussion covers how older commercial areas can be reimagined, why mixed-use nodes near jobs and services reduce congestion, and how the city evaluates proposals against the plan month in and month out. You will also learn how progress is tracked through a short-term work program and a formal Report of Accomplishments that keeps Alpharetta eligible for key regional and state funding.

Most importantly, the episode shows how residents and businesses can influence outcomes. Public input includes a steering committee, online surveys, and in-person sessions, with community meetings on Tuesday, November 11, 2025, at 12:00–1:00 p.m. and 5:00–6:30 p.m. at Alpharetta City Hall. Listen to understand the choices ahead and how to weigh in with feedback that leads to better projects, stronger neighborhoods, and a city that reflects the community’s shared priorities.

Learn more on the 2045 Alpharetta Comprehensive Plan updates website, and add your voice by completing the community survey on future city development priorities.

North Fulton Voices is presented by the North Fulton Improvement Network. The show series is proudly sponsored by John Ray Co. and North Fulton Business Radio, LLC.

Key Takeaways from This Episode

Plan vs. zoning, decoded: The comprehensive plan sets vision, goals, policies, and the future land use map. Zoning is the legal code that implements that vision when projects are proposed.
Future land use map matters: Staff and elected officials use the map every month to evaluate whether a proposal aligns with the city’s long-range direction before any rezoning is considered.
From greenfields to redevelopment: With little vacant land left, Alpharetta’s growth will come from reinvestment, infill, and reimagining aging commercial and office areas into mixed-use, walkable places.
Transportation is more than roads: The plan ties land use to mobility, aiming for safer local streets, strategic congestion relief, and better walking, biking, and trail connections between jobs, housing, and parks.
Housing mix and affordability tools: The update looks at diversifying housing types near services and employment to support workforce needs and reduce long commutes that strain the network.
Short-term work program and accountability: Progress is tracked through a Report of Accomplishments, which keeps Alpharetta eligible for key regional and state funding.
Public input shapes outcomes: Residents and businesses can influence priorities through surveys, a steering committee, and in-person sessions at City Hall. Thoughtful feedback can shift where, what, and how redevelopment happens.

Topics Discussed in this Episode

00:00 Introduction to North Fulton Voices
01:01 Comprehensive Plans: Importance and Current Updates
01:29 Regional Housing Data and Trends
02:54 Meet the Experts: Benjamin Kerr and Michael Woodman
04:23 Understanding Comprehensive Plans
10:44 Community Involvement and Vision for Alpharetta’s 2045 Comprehensive Plan
17:01 Challenges and Opportunities in Alpharetta
27:38 Future Plans and Community Engagement
34:57 Conclusion and Contact Information

Michael Woodman, Planning and Development Services Manager, City of Alpharetta

The Community Development Department for the City of Alpharetta guides the city’s growth and development to enhance the quality of life while respecting its historic and natural features. The department plays a key role in planning and implementing projects related to land use, economic development, housing, and community facilities, including Alpharetta’s 2045 Comprehensive Plan. It supports diverse housing options, pedestrian-friendly environments, mixed-use developments, and public infrastructure improvements. The department also engages with the community and private sector to ensure development aligns with community goals, including projects like downtown revitalization, greenways, and city-owned property consolidation for municipal offices. Overall, it focuses on sustainable growth, creating vibrant neighborhoods, and improving public access to city services.

Website

Benjamin Kern, Planner, MKSK Studios

MKSK Studios is a planning, urban design, and landscape architecture firm that partners extensively with municipalities to create vibrant, sustainable, and inclusive communities. They provide strategic master planning and design services that guide long-term improvements for municipal campuses, public parks, streetscapes, and civic spaces, with a strong focus on pedestrian connectivity, sustainable stormwater management, and adaptive reuse of existing city infrastructure. MKSK’s work for municipalities aims to enhance public engagement, strengthen community identity, and improve the quality of life through thoughtful, context-sensitive design that integrates social, environmental, and cultural values. Their projects often include comprehensive engagement efforts to ensure plans align with community needs while fostering equity and resilience in growing urban environments.

Website

North Fulton Improvement Network

The North Fulton Improvement Network (NFIN) is a think tank made up of community leaders from various sectors, focused on missing middle housing and the livability challenges confronting North Fulton. Its members come from the six cities constituting the northern half of Fulton County, Georgia—Alpharetta, Johns Creek, Milton, Mountain Park, Roswell, and Sandy Springs—and are working to address the widespread yet little-known financial vulnerability across the region. With stakeholders from sectors including business, nonprofit, faith, government, and citizens, NFIN centers their work on five areas of impact, seeks to educate the public about these issues, builds a network of individuals and organizations with innovative private and public solutions, and connects resources to those in need.

The leadership team of NFIN is Jack Murphy, Nancy Diamond, and Kathy Swahn.

Jack Murphy

Nancy Diamond

Nancy Diamond is a Project Manager with Schmit & Associates, a real estate development firm, creating town center revitalization in communities all around the metro area.

Nancy served 8 years as a Roswell City Council Member, including a term as Mayor Pro Tem, with liaison positions with Community Development, Transportation, Recreation & Parks, and Public Safety.

In addition to her work with the North Fulton Improvement Network, Nancy has been active in area non-profit organizations, including board leadership positions in the STAR House Foundation, WellStar North Fulton Hospital, and the Roswell Rotary Club.

A native of Atlanta and a 42-year North Fulton resident, Nancy worked at Turner Broadcasting in the early years of CNN, then became a freelancer in sports television graphics. While raising her two daughters, she worked from home, first developing a corporate gift service and later as a mortgage loan originator.

Nancy and her husband, Glenn, now relish the role of grandparents to 8-year-old Owen.

Sponsor for North Fulton Voices: John Ray and North Fulton Business Radio, LLC

The North Fulton Voices show series is proudly sponsored by John Ray Co. and the North Fulton affiliate of Business RadioX®.

John Ray is a podcast show host and producer and owns North Fulton Business Radio, LLC, the North Fulton (Georgia) affiliate of Business RadioX®.

John is the author of the #1 nationally best-selling book, The Generosity Mindset: A Journey to Business Success by Raising Your Confidence, Value, and Prices.

Hard Truth from Atlanta Home Builders: ‘We Can’t Build What People Need’

July 10, 2025 by John Ray

North Fulton Studio

Hard Truth from Atlanta Home Builders: 'We Can't Build What People Need'

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Hard Truth from Atlanta Home Builders: ‘We Can’t Build What People Need’ (North Fulton Voices, Episode 12)

In this episode of North Fulton Voices, Nancy Diamond and Kathy Swahn of the North Fulton Improvement Network sit down with Corey Deal of the Greater Atlanta Home Builders Association and Jordon Tench of O’Dwyer Properties for a candid conversation about the rising costs, regulations, and resistance that are holding back housing in North Fulton and beyond.

Corey and Jordon pull back the curtain on how zoning delays, impact fees, and well-meaning but counterproductive regulations are creating a perfect storm—one that’s pushing out local builders and making it nearly impossible to deliver housing that everyday workers can afford.

They talk about what’s changed since the Great Recession, why even flat growth is a win in today’s market, and how good intentions at the local government level often result in bad policy outcomes. This conversation highlights the growing disconnect between the homes our communities need and what builders are actually able to deliver.

If you’ve ever wondered why new homes seem unaffordable, why it takes years to break ground, or why builders keep leaving certain areas behind, this episode will provide the answers.

North Fulton Voices is presented by the North Fulton Improvement Network. The show series is proudly sponsored by John Ray Co. and North Fulton Business Radio, LLC.

Key Takeaways from this Episode

North Fulton remains critically undersupplied, with housing inventory well below what’s considered a balanced market.
Costs to build have soared, and new regulations alone are adding $100,000 or more to the price of a typical single-family home.
Permitting and development timelines now stretch up to seven years, a delay that favors large national builders and edges out smaller, local firms.
Local governments often want the jobs that growth brings but resist the new rooftops needed to house that workforce.
Square footage minimums, density restrictions, and tree ordinances contribute to affordability challenges, especially for entry-level housing.
Both guests call for earlier collaboration with builders, more flexible zoning, and a willingness to rethink what affordability actually means.

Topics Discussed in this Episode

00:00 Introduction and Welcome to North Fulton Voices
00:59 Introducing the Guests, Corey Deal and Jordon Tench
01:25 Housing Market Data Overview
02:28 Corey Deal: Greater Atlanta Home Builders Association
03:43 Jordon Tench: O’Dwyer Properties
06:06 Challenges in Home Building
06:40 Impact of Regulations and Tariffs
11:50 Zoning and Permitting Issues
20:25 Investor Uncertainty and Market Differences
21:49 Challenges with Municipalities and Staff Turnover
22:45 Building Trust and Advocacy Efforts
24:42 Development Guide and Housing Affordability
27:08 Impact Fees and Legislative Actions
31:30 Accessory Dwelling Units (ADUs) and Density
35:42 Final Thoughts and Call to Action

Corey Deal, Greater Atlanta Home Builders Association

Corey Deal is the Executive Officer of the Greater Atlanta Home Builders Association.

The Greater Atlanta Home Builders Association is a not-for-profit professional trade association founded in 1945, dedicated to promoting, protecting, and preserving the home building industry as a vital economic force in the Atlanta area. It is one of over 800 local home builder associations in the United States and is affiliated with both the Home Builders Association of Georgia and the National Association of Home Builders. The association’s membership includes builders, remodelers, developers, trade contractors, manufacturers, suppliers, financial institutions, real estate companies, and professional service providers of all sizes.

The organization focuses on advocacy, education, networking, and community service, working to ensure an economically viable building environment and to promote public policy solutions that benefit both the housing industry and the community. It provides its members with valuable services and products aimed at increasing profitability, professionalism, and consumer value. The association also offers educational programs, certification opportunities, and supports charitable initiatives such as HomeAid Atlanta, which helps build and renovate housing for homeless families and individuals in Georgia.

Website

Jordon Tench, O’Dwyer Properties

Jordon Tench is the Land Development Manager of O’Dwyer Properties.

O’Dwyer Properties, operating as O’Dwyer Homes, is a local, family-owned and operated certified professional home builder based in Atlanta. Founded in 1992 by Dan O’Dwyer, the company has built more than 2,300 new homes and communities throughout the Atlanta area, maintaining a strong reputation for quality construction, energy efficiency, and customer satisfaction.

O’Dwyer Homes distinguishes itself by offering personalized, semi-custom homes and townhomes, with architectural styles including craftsman, traditional, and farmhouse exteriors paired with spacious, open-concept interiors. TThe company is recognized as Atlanta’s only local Energy Star-certified new home builder, ensuring its homes meet rigorous standards for energy efficiency, comfort, and durability.

O’Dwyer Properties is committed to delivering value and quality, providing a one-year builder warranty on materials and workmanship, as well as a ten-year structural warranty. The company is actively involved in industry organizations and community initiatives, with its leadership earning accolades such as “Builder of the Year” from the Greater Atlanta Home Builders Association and “Builder Captain of the Year” from HomeAid Atlanta.

Website

North Fulton Improvement Network

The leadership team of NFIN is Jack Murphy, Nancy Diamond, and Kathy Swahn.

Nancy Diamond

Nancy Diamond is a Project Manager with Schmit & Associates, a real estate development firm, creating town center revitalization in communities all around the metro area.

Nancy served 8 years as a Roswell City Council Member, including a term as Mayor Pro Tem, with liaison positions with Community Development, Transportation, Recreation & Parks, and Public Safety.

Nancy and her husband, Glenn, now relish the role of grandparents to 8-year-old Owen.

Kathy Swahn

Kathy continues to serve The Drake House on the Advocacy Committee, along with her work for NFIN.

She spends much of her time traveling to the DC area, where her children and grandchildren reside.

About North Fulton Voices

While North Fulton County is one of the most desirable places to live in the United States, the region faces a growing crisis: a severe shortage of housing options for middle-income employees, particularly essential workers such as first responders and teachers. North Fulton Voices, presented by the North Fulton Improvement Network, is the go-to source for in-depth analysis and discussion of missing middle housing and the livability challenges confronting North Fulton. Listen as we understand the implications of this problem, explore innovative solutions, and examine why providing these housing options is vital for North Fulton’s future.

The show series is sponsored and offered as a service to the community by John Ray Co. and the North Fulton affiliate of Business RadioX®.

Sponsor for North Fulton Voices: John Ray and North Fulton Business Radio, LLC

The North Fulton Voices show series is proudly sponsored by John Ray Co. and the North Fulton affiliate of Business RadioX®.

John Ray is a podcast show host and producer and owns North Fulton Business Radio, LLC, the North Fulton (Georgia) affiliate of Business RadioX®.

John also operates his own business advisory practice, Ray Business Advisors. John’s services include advising solopreneur and small professional services firms on their value, their positioning and business development, and their pricing. His clients are professionals who are selling their expertise, such as consultants, coaches, attorneys, CPAs, accountants and bookkeepers, marketing professionals, and other professional services practitioners.

John is the author of the #1 nationally best-selling book, The Generosity Mindset: A Journey to Business Success by Raising Your Confidence, Value, and Prices.

John is the host of North Fulton Business Radio and The Price and Value Journey. North Fulton Business Radio, the longest-running podcast in the North Fulton region of Georgia, features a wide range of business and community leaders. The Price and Value Journey is devoted to solo and small firm professional services providers, and covers issues such as pricing, value, and business development.

Media Coverage of the Workforce Housing Issue, with Mike Petchenik, Petchenik Media Group, and Patrick Fox, Appen Media

May 20, 2025 by John Ray

North Fulton Studio

Media Coverage of the Workforce Housing Issue, with Mike Petchenik, Petchenik Media Group, and Patrick Fox, Appen Media

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Media Coverage of the Workforce Housing Issue, with Petchenik Media Group, and Patrick Fox, Appen Media (North Fulton Voices, Episode 11)

In this episode of North Fulton Voices, hosts Jack Murphy and Nancy Diamond of the North Fulton Improvement Network discuss media coverage of workforce housing issues with local media veterans Mike Petchenik and Patrick Fox. Key topics include the affordability crisis, underscored by data from the Cato Institute and Bipartisan Policy Center, the stigmatization of the term “affordable housing,” and the challenges of conveying these issues through media. Mike and Patrick share insights on community resistance to high-density housing, the impacts on local schools and businesses, and potential avenues for improved public awareness and solutions. The hosts and guests advocate for data-driven narratives to better inform and engage the public on this critical issue.

North Fulton Voices is presented by the North Fulton Improvement Network. The show series is proudly sponsored by John Ray Co. and North Fulton Business Radio, LLC.

Patrick Fox, Appen Media Group

Patrick Fox is the Managing Editor at Appen Media Group, where he oversees editorial coverage for the North Atlanta Metro region, including the cities of Alpharetta, Roswell, Dunwoody, Johns Creek, Milton, and Forsyth County. With more than 30 years of experience as a professional journalist, Fox’s career spans both newsroom leadership and field reporting.

He began his journalism career at a small weekly newspaper in Kansas before joining the Atlanta Journal-Constitution, where he spent 25 years as a reporter, copy editor, and designer. During his tenure there, he covered major educational and governmental issues, including reporting on the largest school district in Georgia and government affairs in North Fulton County, Gwinnett County, and Forsyth County.

Fox joined Appen Media Group in 2014 as Business Editor, focusing on economic and business coverage for a series of weekly publications in North Metro Atlanta. He was named Managing Editor in 2016, taking on responsibility for assigning, editing, and assisting with coverage across Appen Media’s suite of local newspapers and digital platforms.

He holds a Bachelor of Arts in Journalism from Wichita State University and has completed additional coursework in business at Columbia College.

Fox is recognized for his expertise in editing, interviewing, and design, and continues to play a key role in shaping local news coverage for communities throughout North Atlanta.

Website | LinkedIn

Mike Petchenik, Petchenik Media Group

Mike Petchenik is a National Emmy Award-winning journalist, media consultant, and the founder of Petchenik Media Group. With more than twenty years of experience in broadcast journalism and communications, he is best known for his twelve-year tenure at WSB-TV (Channel 2 Action News) in Atlanta, where he served as the North Fulton County bureau chief. At WSB-TV, Mike became one of the newsroom’s most enterprising reporters, producing daily content across multiple platforms, contributing to investigative and feature stories, and building a significant social media following.

Throughout his career, Mike has been recognized for his excellence in journalism, earning three Emmy awards, including a National Emmy in 2016 for breaking news coverage and two Southeast Regional Emmys. Before joining WSB-TV, he reported for WLKY-TV in Louisville, Kentucky, where he led political coverage during the 2009 presidential race and was nominated for a “Best Reporter” Emmy. He also worked as a weekend anchor, producer, and reporter at WAGT-TV in Augusta, Georgia, where he managed teams and received several state journalism awards.

After leaving television news, Mike founded Petchenik Media Group, a full-service media consulting firm that specializes in media relations, crisis communications, PR strategy, press release writing, and content creation, including video production and social media strategy. He now works with both public and private sector clients, helping them communicate effectively, especially in high-stakes or crisis situations.

Mike holds a Bachelor of Journalism degree from the University of Missouri-Columbia and studied abroad at Imperial College London, where he interned at Chrysalis Radio. Originally from Chicago, Mike is married and has two children. He left the fast-paced world of television news to focus on media consulting and to enjoy a better work-life balance, continuing to serve as a trusted expert in crisis communication and media strategy.

Website | LinkedIn

Topics Discussed in this Episode

00:00 Introduction to North Fulton Voices
00:48 Discussing the Workforce Housing Crisis
02:36 Introducing the Media Experts, Mike Petchenik and Patrick Fox
05:25 Media’s Role in Workforce Housing Issues
08:19 Community Perspectives on Housing
12:04 Challenges in Affordable Housing
15:27 The Importance of Workforce Housing
19:36 Media’s Influence on Public Perception
26:42 Challenges in Addressing Poverty in North Fulton
28:03 The Importance of Reliable Data
30:52 Communicating the Impact of Housing on Schools
32:34 Public Perception and Stigma Around Affordable Housing
34:51 The Workforce Housing Crisis
39:37 Efforts and Obstacles in Promoting Gentle Density
47:31 Concluding Thoughts and Acknowledgements

North Fulton Improvement Network

The leadership team of NFIN is Jack Murphy, Nancy Diamond, and Kathy Swahn.

Jack Murphy

Nancy Diamond

Nancy Diamond is a Project Manager with Schmit & Associates, a real estate development firm, creating town center revitalization in communities all around the metro area.

Nancy served 8 years as a Roswell City Council Member, including a term as Mayor Pro Tem, with liaison positions with Community Development, Transportation, Recreation & Parks, and Public Safety.

Nancy and her husband, Glenn, now relish the role of grandparents to 8-year-old Owen.

About North Fulton Voices

Sponsor for North Fulton Voices: John Ray and North Fulton Business Radio, LLC

The North Fulton Voices show series is proudly sponsored by John Ray Co. and the North Fulton affiliate of Business RadioX®.

John Ray is a podcast show host and producer and owns North Fulton Business Radio, LLC, the North Fulton (Georgia) affiliate of Business RadioX®.

John is the author of the #1 nationally best-selling book, The Generosity Mindset: A Journey to Business Success by Raising Your Confidence, Value, and Prices.

John is the host of North Fulton Business Radio and The Price and Value Journey. North Fulton Business Radio, the longest-running podcast in the North Fulton region of Georgia, features a wide range of business and community leaders. The Price and Value Journey is devoted to solo and small firm professional services providers and covers issues such as pricing, value, and business development.

Website | LinkedIn

Celebrating Two Distinguished Award Winners: Ken Davis, Renasant Bank, and Jack Murphy, North Fulton Improvement Network

May 2, 2025 by John Ray

North Fulton Studio

Celebrating Two Distinguished Award Winners: Ken Davis, Renasant Bank, and Jack Murphy, North Fulton Improvement Network

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Celebrating Two Distinguished Award Winners: Ken Davis, Renasant Bank, and Jack Murphy, North Fulton Improvement Network (GNFCC 400 Insider, Episode 106)

In this episode of The GNFCC 400 Insider podcast, hosted by Kali Boatright, President and CEO of the Greater North Fulton Chamber, we meet two distinguished award recipients, Ken Davis and Jack Murphy. Ken, the GNFCC 2025 Lifetime Achievement Award winner and regional president of Renasant Bank, and Jack, GNFCC 2025 Citizen of the Year and leader of the North Fulton Improvement Network, discuss their extensive contributions to the community. They share their backgrounds, the impactful civic positions they’ve held, and initiatives they’ve championed, including workforce housing and community charitable efforts. Both leaders emphasize the importance of community involvement and provide insights and advice for others looking to make a difference.

The GNFCC 400 Insider is presented by the Greater North Fulton Chamber of Commerce and produced by John Ray and the North Fulton affiliate of Business RadioX®.

Ken Davis, Renasant Bank, 2025 GNFCC Lifetime Achievement Award

Ken Davis is the Georgia Division President at Renasant Bank, where his leadership has been instrumental in expanding the bank’s presence and increasing both commercial and consumer loan and deposit shares. He brings over 40 years of experience in finance and banking.

After earning a Bachelor of Arts degree from Wake Forest University and serving six years in the U.S. Army, Ken began his banking career in Atlanta. Prior to joining Renasant Bank, he held executive roles at other regional banks. Ken is also a graduate of the American Bankers Association Stonier Graduate School of Banking.

Ken is actively involved in his community, serving as a member of the Rotary Club of Roswell. He currently serves on the Board of Directors of North Fulton Community Charities. During his time living in and supporting the North Fulton Community, he has also served on the Board of Directors for the Gwinnett Chamber, Johns Creek Chamber, Georgia Ensemble Theatre, North Metro Miracle League, March of Dimes of North Fulton, Ed Isakson Alpharetta YMCA, and the Chattahoochee Nature Center. Ken was part of the teams that selected executive directors for the Roswell Convention and Visitors Bureau and the Greater North Fulton Chamber. His efforts in these organizations reflect his passion for enhancing the quality of life in North Fulton.

Jack Murphy, North Fulton Improvement Network, 2025 GNFCC Citizen of the Year Award

Topics Discussed in this Episode

00:00 Introduction to The GNFCC 400 Insider podcast
00:38 Meet the Award Winners: Ken Davis and Jack Murphy
01:29 Ken Davis: Lifetime Achievement Award Winner
01:57 Jack Murphy: Citizen of the Year Community Service Award Winner
02:43 Community Leadership and Civic Engagement
08:50 Personal Journeys and Inspirations
18:16 Challenges and Triumphs in Leadership
21:51 Future of North Fulton: Exciting Developments
26:32 Advice for Aspiring Community Leaders
30:22 Conclusion and Contact Information

About GNFCC and The GNFCC 400 Insider

Kali Boatright, President and CEO of the Greater North Fulton Chamber of Commerce (GNFCC) — **Kali Boatright, President and CEO of the Greater North Fulton Chamber of Commerce**

The GNFCC 400 Insider is sponsored by the Greater North Fulton Chamber of Commerce (GNFCC), and the host of the show is Kali Boatright, President and CEO of GNFCC.

The Greater North Fulton Chamber of Commerce is a private, non-profit, member-driven organization comprised of over 1,400 business enterprises, civic organizations, educational institutions, and individuals. Their service area includes Alpharetta, Johns Creek, Milton, Mountain Park, Roswell, and Sandy Springs. GNFCC is the leading voice on economic development, business growth, and quality of life issues in North Fulton County.

As a five-star accredited chamber, GNFCC’s vision is to be the premier organization driving member and community success across the region, and they are dedicated to pursuing this vision based on the guiding principles of advocacy, inclusivity, and operational excellence.

GNFCC promotes the interests of their members by assuming a leadership role in making North Fulton an excellent place to work, live, play, and stay. They provide one voice for all local businesses to influence decision-makers, recommend legislation, and protect the valuable resources that make North Fulton a popular place to live.

For more information on GNFCC and its North Fulton County service area, follow this link or call (770) 993-8806. For more information on other GNFCC events, follow this link.

The Multigenerational Housing Solution, with Kay Sibetta, AARP Georgia, and Will Johnston, MicroLife Institute

March 31, 2025 by John Ray

North Fulton Studio

The Multigenerational Housing Solution, with Kay Sibetta, AARP Georgia, and Will Johnston, MicroLife Institute

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The Multigenerational Housing Solution, with Kay Sibetta, AARP Georgia, and Will Johnston, MicroLife Institute (North Fulton Voices, Episode 10)

In this episode of North Fulton Voices, hosts Jack Murphy and Nancy Diamond discuss the local workforce housing crisis with guests Will Johnston, Executive Director of the MicroLife Institute, and Kay Sibetta, Associate State Director of Community Outreach for AARP Georgia. They cover the specific issues facing seniors, declining school enrollments, and the importance of building diverse, multigenerational housing options. The conversation highlights the need for community engagement, innovative housing solutions like ADUs and micro-neighborhoods, and the urgency of updating zoning laws to create more inclusive, affordable housing. The hosts and guests emphasize the importance of education, architectural design, and outreach in fostering community acceptance of these housing changes.

North Fulton Voices is presented by the North Fulton Improvement Network. The show series is proudly sponsored by John Ray Co. and North Fulton Business Radio, LLC.

Kay Sibetta, Associate State Director, Community Outreach, AARP Georgia

AARP Georgia is a state-level chapter of the national AARP organization, focusing on issues affecting individuals aged 50 and older within the state. It provides various resources and support, including caregiver assistance, legal services, and financial aid programs. AARP Georgia advocates for policies benefiting seniors and offers community grants to enhance livability, such as improving public spaces and transportation. Additionally, it promotes initiatives like the Affordable Connectivity Program to ensure access to affordable high-speed internet for eligible residents. Local chapters across Georgia engage in community service, cultural events, and advocacy efforts tailored to regional needs.

Kay’s LinkedIn | AARP Georgia: Website | Facebook | Instagram

Will Johnston, Executive Director, MicroLife Institute

The MicroLife Institute is a nonprofit organization based in Atlanta, Georgia, dedicated to transforming housing options through innovative, sustainable, and affordable solutions. Specializing in “pocket neighborhoods,” the Institute develops small-scale, community-focused housing projects that reduce environmental impact and promote inclusivity. It combines education, advocacy, and research to address zoning reforms and expand housing choices, particularly for underserved populations. Notable projects include the award-winning Cottages on Vaughan and the Hope Springs Townhomes, which provide affordable housing while fostering community connections. Through workshops, consulting, and outreach events, the MicroLife Institute empowers individuals and municipalities to embrace micro-living principles for stronger, more equitable communities.

Will’s LinkedIn | MicroLife Institute: Website | LinkedIn | Facebook | Instagram

Topics Discussed in this Episode

00:00 Introduction to North Fulton Voices
00:40 Discussing Senior Housing Issues
01:05 Jack’s Data Insights
03:08 Meet the Guests: William Johnston and Kay Sibetta
03:23 Kay Sibetta on AARP’s Role and Initiatives
06:41 William Johnston on MicroLife Institute
08:42 Challenges and Solutions in Housing
11:42 Community Engagement and Zoning
15:42 AARP’s Advocacy and Outreach
21:13 The Importance of Education and Communication
27:50 Comprehensive Planning and Zoning Challenges
28:48 Affordable Housing and NIMBYism
29:42 Design and Architecture in Housing
31:14 Walkability and Livable Communities
33:53 Micro Housing and Pocket Neighborhoods
35:01 Municipalities and Workforce Housing
43:54 Community Engagement and Future Planning

North Fulton Improvement Network

The leadership team of NFIN is Jack Murphy, Nancy Diamond, and Kathy Swahn.

Jack Murphy

Nancy Diamond

Nancy Diamond is a Project Manager with Schmit & Associates, a real estate development firm, creating town center revitalization in communities all around the metro area.

Nancy served 8 years as a Roswell City Council Member, including a term as Mayor Pro Tem, with liaison positions with Community Development, Transportation, Recreation & Parks, and Public Safety.

Nancy and her husband, Glenn, now relish the role of grandparents to 8-year-old Owen.

About North Fulton Voices

Sponsor for North Fulton Voices: John Ray and Business RadioX – North Fulton

The North Fulton Voices show series is proudly sponsored by John Ray Co. and the North Fulton affiliate of Business RadioX®.

John Ray is a podcast show host and producer and owns North Fulton Business Radio, LLC, the North Fulton (Georgia) affiliate of Business RadioX®.

John is the author of the #1 nationally best-selling book, The Generosity Mindset: A Journey to Business Success by Raising Your Confidence, Value, and Prices.

John is the host of North Fulton Business Radio and The Price and Value Journey. North Fulton Business Radio, the longest-running podcast in the North Fulton region of Georgia, features a wide range of business and community leaders. The Price and Value Journey is devoted to solo and small firm professional services providers and covers issues such as pricing, value, and business development.

Website | LinkedIn

CIDs and Workforce Housing, with Ann Hanlon, Perimeter Community Improvement Districts, and Kristin Winzeler, True North 400

February 28, 2025 by John Ray

North Fulton Studio

CIDs and Workforce Housing, with Ann Hanlon, Perimeter Community Improvement Districts, and Kristin Winzeler, True North 400

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CIDs and Workforce Housing, with Ann Hanlon, Perimeter Community Improvement Districts, and Kristin Winzeler, True North 400 (North Fulton Voices, Episode 9)

In this episode of North Fulton Voices, hosts Jack Murphy and Kathy Swan of the North Fulton Improvement Network discuss the workforce housing crisis in North Fulton with guests Ann Hanlon, Executive Director of Perimeter CIDs, and Kristen Winsler, Deputy Director of True North 400. The discussion covers community improvement districts (CIDs), their roles in infrastructure development, and the importance of forward-thinking in addressing housing and transportation challenges. They also touch upon the collaboration between CIDs, MARTA, and local governments, as well as ongoing projects aimed at enhancing livability and addressing the missing middle housing gap. The episode emphasizes the need for diverse housing options to support local workforce needs, including teachers, first responders, and hospital staff.

North Fulton Voices is presented by the North Fulton Improvement Network. The show series is proudly sponsored by John Ray Co. and North Fulton Business Radio, LLC.

Ann Hanlon, Perimeter Community Improvement Districts

As Executive Director for the Perimeter Community Improvement Districts (PCIDs), Ann Hanlon is in charge of the organization’s daily operations, as well as its financial investments in transportation infrastructure.

The CIDs have an annual operating budget of over $10 million. Previously, Ann was the Executive Director of the North Fulton CID for 13 years, beginning when it was a start-up. Prior to entering the CID space, Ann served as a Senior Program Specialist at the Atlanta Regional Commission. She began her career in the private sector, as a Research and Development Analyst with Press Ganey & Associates, a healthcare consulting firm in South Bend, Indiana.

A native of South Georgia, Ann received a Bachelor of Arts degree with a double major in Government and Computer Science from the University of Notre Dame, and a Masters of Public Administration degree in Management and Finance from Georgia State University.

Ann was honored as the “Woman of the Year” by the Women’s Transportation Seminar Atlanta Chapter in November 2016. In April 2015 and 2017, Governor Nathan Deal appointed Ann to the Board of Directors for the Georgia Regional Transportation Authority where she serves on the Projects and Planning committees. She was re-appointed to the GRTA Board by Governor Brian Kemp in 2022. Ann was named one of Georgia Trend Magazine’s “500 Most Influential Georgians” in 2023, one of the Atlanta Business Chronicle’s “Women Who Mean Business” in 2015 and as one of Georgia Trend Magazine’s “40 under 40” in 2018.

Ann is a graduate of the Regional Leadership Institute of the Atlanta Regional Commission (2010) and Leadership North Fulton (2006).

In 2019, she served as the first female Chairman of the Board of Directors for the Council for Quality Growth, a trade association of the real estate development industry in Atlanta. Additionally, Ann has served as a volunteer with the Women’s’ Transportation Seminar, Atlanta Chapter and currently serves on the Board of Directors for the Greater North Fulton Chamber of Commerce, the Sandy Springs Chamber of Commerce, and the Georgia Chamber of Commerce.

In 2020, Ann was appointed by CEO Michael Thurmond to the DeKalb County COVID-19 task force, and continued to serve in that capacity as a representative of large business interests in Perimeter during the pandemic.

In March 2023, Hanlon was appointed to the Decide DeKalb Development Authority Board by the DeKalb County Commission. A devoted champion of public schools, Ann was selected to serve on the Fulton Education Foundation Board of Directors by Superintendent Mike Looney in September 2022, where she serves as an Officer and Secretary.

Personally, Ann is a volunteer with the National Charity League, a volunteer coach for the golf team at Peachtree Middle School, the President of the Foundation at Chesnut Elementary School, a member of All Saints Catholic Church and a sustainer with the Junior League of Atlanta.

She lives in Dunwoody with her husband Michael and their two daughters.

Perimeter Community Improvement Districts

The Perimeter Community Improvement Districts (PCIDs) are self-taxing districts that use additional property tax on commercial space to accelerate transportation and infrastructure projects in the Central Perimeter area of metro Atlanta. Established over two decades ago, the PCIDs cover parts of Brookhaven, Dunwoody, and Sandy Springs, bridging government, development, and business communities to fuel one of Georgia’s most influential business districts. The PCIDs have invested millions into infrastructure, programs, and projects, focusing on improving access, creating a sense of place, and transforming the once car-dependent suburban area into a livable, walkable community that attracts major corporations and thousands of new jobs.

Website | LinkedIn | Instagram | Facebook

Kristin Winzeler, True North 400

Kristin Winzeler is the Deputy Executive Director for True North 400, formerly known as the North Fulton Community Improvement District (CID). Ms. Winzeler manages the daily operations, projects, and consulting team of True North 400. She led the rebranding effort and launch of True North 400 in 2023. She has been with the organization since starting as a Project Assistant in 2012.

Prior to joining True North 400, Ms. Winzeler received a dual master’s degree in public administration and business administration from Kennesaw State University. Her graduate work has been published in Public Performance & Management Review. She has also served as an intern for the Association County Commissioners of Georgia and the Arthritis Foundation Southeast Region, both in Atlanta.

Ms. Winzeler is a graduate of several leadership programs, including the Atlanta Regional Commission’s Regional Leadership Institute and the Greater North Fulton Chamber of Commerce’s Leadership North Fulton. She has been a member of Women Transportation Seminar (WTS) since 2013 and served as President during the organization’s 40th anniversary in 2021-2022.

Ms. Winzeler also serves as a board member of the Greater North Fulton Chamber of Commerce and was awarded the Chamber’s JenLan Rising Star Award in 2018. She has been named one of Engineering Georgia Magazine’s Most Influential Women in Transportation from 2020-2024. In her spare time, Ms. Winzeler volunteers on the PTA Board for her children’s school and coaches her daughter’s little league softball team. She lives in Woodstock, GA with her husband and three daughters.

True North 400

True North 400, formerly known as the North Fulton Community Improvement District (NFCID), is a self-taxing district established in 2003 by business leaders committed to enhancing the North Fulton area of metro Atlanta. Encompassing parts of Alpharetta, Milton, and Roswell along the Georgia 400 corridor, True North 400 focuses on improving economic viability, transportation efficiency, and overall community livability. The district has invested approximately $28 million to bring about $170 million in investments as of 2022, significantly impacting property values and attracting major corporations. True North 400 plays a crucial role in fostering economic growth, with the area hosting nearly half of North Fulton County’s retail and office space and a quarter of its jobs, despite occupying only 4% of the total land area. The organization collaborates with local governments and businesses to accelerate infrastructure projects, enhance walkability, and create a vibrant, sustainable community along the Georgia 400 corridor.

Website | LinkedIn | Instagram | Facebook

Topics Discussed in this Episode

00:00 Introduction to North Fulton Voices
00:38 Jack’s Metaphor and Workforce Housing
02:27 Understanding Community Improvement Districts (CIDs)
06:20 Current CID Projects and Initiatives
08:22 Challenges and Opportunities in Housing and Transportation
16:29 Collaboration with MARTA and Future Developments
26:56 The Importance of Schools and Housing Diversity
33:14 Closing Remarks and Contact Information

North Fulton Improvement Network

The leadership team of NFIN is Jack Murphy, Nancy Diamond, and Kathy Swahn.

Jack Murphy

Kathy Swahn

Kathy has resided in the North Fulton area for almost 45 years. She has watched the community evolve from what was “unincorporated Fulton County” to a six-city bustling suburban community. Her history has been marked by a strong emphasis on children: she raised two daughters as a stay-at-home mother, held leadership positions in school PTAs and Girl Scouts, participated in the National Charity League, led the North Fulton Council of PTAs, and served as the chair of the Superintendent’s Advisory Council.

Kathy continues to serve The Drake House on the Advocacy Committee, along with her work for NFIN.

She spends much of her time traveling to the Washington, D.C., area, where her children and grandchildren reside.

About North Fulton Voices

Sponsor for North Fulton Voices: John Ray, John Ray Co.

The North Fulton Voices show series is proudly sponsored by John Ray Co. and North Fulton Business Radio.

John Ray is a podcast strategist, producer, and show host, and the owner of North Fulton Business Radio, LLC. North Fulton Business Radio is an affiliate of Business RadioX®.

John is the host of North Fulton Business Radio and The Price and Value Journey. North Fulton Business Radio, the longest-running podcast in the North Fulton region of Georgia, features a wide range of business and community leaders. The Price and Value Journey is devoted to solo and small firm professional services providers and covers issues such as pricing, value, and business development.

John is the author of the #1 nationally best-selling book, The Generosity Mindset: A Journey to Business Success by Raising Your Confidence, Value, and Prices.

Website | LinkedIn

Exploring Accessory Dwelling Units as a Housing Solution in Woodstock, GA

January 15, 2025 by John Ray

North Fulton Studio

Exploring Accessory Dwelling Units as a Housing Solution in Woodstock, GA

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Exploring Accessory Dwelling Units as a Housing Solution in Woodstock, GA (North Fulton Voices, Episode 8)

This episode of North Fulton Voices delves into workforce housing solutions being implemented in Woodstock, Georgia, particularly accessory dwelling units (ADUs). Hosted by Jack Murphy and Nancy Diamond of the North Fulton Improvement Network, the conversation aims to address the workforce housing crisis in the region. Woodstock Mayor Michael Caldwell, Community Development Director Tracy Albers, and City Planner Cameron Dunn provide insights into ADUs, their benefits, the regulatory environment, and the impact on the community. The discussion covers the demand for ADUs, the city’s ordinance update, infrastructure investment, and broader housing policies. With a focus on maintaining a balance between ownership and rental properties, Woodstock’s approach could serve as a model for other communities, including those in North Fulton.

North Fulton Voices is presented by the North Fulton Improvement Network. The show series is proudly sponsored by John Ray Co. and the North Fulton affiliate of Business RadioX®.

City of Woodstock, Georgia

The City of Woodstock, Georgia, is a vibrant and rapidly growing city located 30 miles north of Atlanta, with a population of over 35,000 residents.

Known as “A City Unexpected,” Woodstock boasts a dynamic downtown area that attracts over three million visitors annually, featuring world-class parks, trails, and a thriving small business community.

**Mayor Michael Caldwell, City of Woodstock**

The city has been recognized nationally, ranking among the top suburbs and safest cities in Georgia, with a unique blend of historic charm and modern development.

Its downtown district showcases a mix of local businesses, an innovative “makerspace” called Made Mercantile, and a strong commitment to community engagement, making Woodstock a standout destination in Cherokee County that continues to evolve and inspire.

Website | LinkedIn | Instagram | Facebook | X (Twitter)

Show Summary

Introduction

In the contemporary struggle to address housing shortages and affordability, accessory dwelling units (ADUs) have emerged as a viable solution. In our latest episode of North Fulton Voices, hosts Jack Murphy and Nancy Diamond of the North Fulton Improvement Network engaged with leaders from Woodstock, Georgia, to delve into how this picturesque city’s innovative approach to housing could serve as a beacon for other regions facing similar challenges.

Understanding ADUs

Jack Murphy kicked off the discussion by unpacking the concept of ADUs, defining them as additional living spaces within or adjacent to homes. Known alternatively as garage apartments, guest cottages, or in-law suites, these units are gaining traction as a practical measure against the housing deficit. Yet, existing regulations often limit their development, preventing homeowners from maximizing their property’s potential.

Woodstock’s Revolutionary Approach

**Tracy Albers, Director of Community Development, City of Woodstock**

Tracy Albers, Woodstock’s Community Development Director, detailed the city’s progressive steps in revamping urban ordinances to facilitate ADU construction. After assessing national trends and local needs, Woodstock has tailored its ordinance to make ADU development simple and beneficial for homeowners and the community alike. With this move, Woodstock is not just increasing the housing inventory but also empowering residents by enhancing property values and diversifying living options.

Benefits of ADUs

Mayor Michael Caldwell echoed the sentiment, underscoring how ADUs contribute to the housing landscape without the need for extensive new development. They address pressing issues like the 300,000-unit housing deficit in Metro Atlanta, offering flexible solutions while maintaining community aesthetics and quality of life.

**Cameron Dunn, City Planner, City of Woodstock**

Cameron Dunn outlined the public’s interest, noting an uptick in inquiries about converting existing structures like garages and loft spaces into ADUs. This demand reflects a growing awareness among residents about utilizing their property effectively, either for additional income or family support.

Addressing Concerns and Future Outlook

ADUs naturally raise questions about potential zoning conflicts and HOA restrictions. However, Woodstock’s ordinance harmonizes ADU development with existing residential frameworks, ensuring that homeowners retain the freedom to maximize their property’s utility without infringing on neighborhood standards.

While ADUs are often associated with modern housing challenges, they hark back to timeless practices of community-centric development. As Mayor Caldwell highlighted, cities are defined by their flexibility and adaptability, and embracing ADUs could help Woodstock retain its vibrant, family-friendly character.

Encouragement for Broader Adoption

Nancy Diamond and Jack Murphy urged listeners to consider the broader impacts of housing policy. With Woodstock paving the way, other regions can learn from its example, crafting ordinances that embrace ADUs as a mainstream option for addressing housing shortages.

Conclusion

Woodstock is a prime example of how municipalities can spearhead modern housing solutions by implementing innovative policies and engaging with the community. By re-integrating ADUs into urban planning, cities can offer residents improved living conditions while meeting future housing needs. As listeners of North Fulton Voices are reminded, it’s essential to engage with local housing policies to mold communities that reflect both current realities and future aspirations.

For more conversations on housing solutions and to stay updated on livability challenges, subscribe and join the discussion with North Fulton Voices.

Topics Discussed in this Episode

00:00 Introduction to North Fulton Voices
01:07 Understanding Accessory Dwelling Units (ADUs)
02:42 Woodstock’s ADU Ordinance Update
03:56 The Importance of Housing Policy
06:21 Community Response to ADU Policies
09:42 Practical Considerations for ADU Implementation
20:48 HOA Regulations and Future Developments
24:50 Addressing Public Inquiries and Informative Handouts
26:13 Attached vs. Detached ADUs: A Detailed Discussion
28:21 Financing and Zoning Considerations for ADUs
35:45 Balancing Rental and Ownership Ratios
39:33 Workforce Housing and Community Engagement
42:36 Leadership and Policy Discussions
48:31 Concluding Thoughts and Call to Action

North Fulton Improvement Network

The leadership team of NFIN is Jack Murphy, Nancy Diamond, and Kathy Swahn.

Jack Murphy

Nancy Diamond

Nancy Diamond is a Project Manager with Schmit & Associates, a real estate development firm, creating town center revitalization in communities all around the metro area.

Nancy served 8 years as a Roswell City Council Member, including a term as Mayor Pro Tem, with liaison positions with Community Development, Transportation, Recreation & Parks, and Public Safety.

Nancy and her husband, Glenn, now relish the role of grandparents to 8-year-old Owen.

About North Fulton Voices

Sponsor for North Fulton Voices: John Ray and Business RadioX – North Fulton

The North Fulton Voices show series is proudly sponsored by John Ray Co. and the North Fulton affiliate of Business RadioX®.

John Ray is a podcast show host and producer and owns the North Fulton (Georgia) affiliate of Business RadioX®.

John is the author of the #1 nationally best-selling book, The Generosity Mindset: A Journey to Business Success by Raising Your Confidence, Value, and Prices.

John is the host of North Fulton Business Radio and The Price and Value Journey. North Fulton Business Radio, the longest-running podcast in the North Fulton region of Georgia, features a wide range of business and community leaders. The Price and Value Journey is devoted to solo and small firm professional services providers and covers issues such as pricing, value, and business development.

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