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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.

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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.

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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.

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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.

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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 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.

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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.

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.

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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 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 Washington, D.C., area, where her children and grandchildren reside.

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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 is sponsored and offered as a service to the community by John Ray Co. and North Fulton Business Radio.

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 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.

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