ATLANTA | Development Thread V

[plorenc]

Originally Posted by bigstick

How many stories will they each have if there are 2 buildings...........???

So, this a pretty basic analysis, but I'll give it a shot. The entire block in question is 400x400 feet, i.e., 160,000 square feet, or 3.67 acres. There are 400 units proposed, which would mean 108.9 DU per acre. I don't have a better reference on me at the moment, but looking at this guide, we can visualize that density as the last figure, "Highrise Stacked Flats," which are cited as being over 8 stories tall.

If anyone has a better method of converting the DU/acre into height estimates, please chime in. I suppose someone could take an estimate of square foot/unit and extrapolate a height based on some assumed FAR figure. Not gonna go that far now, though.

Anyways, yeah, this would be a pretty substantial development nonetheless!

EDIT: Looking through the linked document some more, it looks like the bottom left figure on page 8 stacks up pretty well, too; four stories of residential space and two stories of underground parking. Since we don't do underground parking in Atlanta, I think we can assume this development is going to be at least seven stories tall overall.

[new_guy]

Typical ABC rumor-based article. Whoever wrote or sourced this has very little knowledge of the project.

[ChrisInmanPark]

Lots of new development coming to the Piedmont corridor. From ABC...

An aging stretch of Piedmont Road, bypassed by investors for years, is on the verge of a development boom.

A host of retail and residential projects are planned along or near the section of Piedmont between Midtown and Buckhead.

Today, it’s a hodgepodge of old shopping centers, restaurants, retailers and adult establishments. But new stores (perhaps even a Walmart), an upscale attraction and more than 1,000 apartment units are in the works that could transform the area.

What’s attracting developers is the easy access to employment centers and lower land costs compared with prime property along Peachtree. Transit options also are enticing, including the Georgia 400/Interstate 85 interchange, MARTA, the Atlanta Beltline and the Ga. 400 Trail.

“I think it has been an under-appreciated area,” said Sally Silver, a member of the Development Review Committee for Special Public Interest District 15 (SPI-15) that reviews and comments on projects proposed in the Lindbergh area. “Folks are starting to realize what a great opportunity it is.”

Chicago-based AMLI Residential is the latest developer to eye a new apartment project in the area. The company has about 4.5 acres under contract near Lindbergh City Center, according to people with knowledge of the deal.

AMLI wants to build 375 units at the site bounded by Piedmont, Fountainhead Lane and Adina Drive(located just south of its AMLI Lindbergh project). The deal could close in September, with construction starting around March 2014.

A proposed mixed-use project at Piedmont and Cheshire Bridge roads could finally start after being stalled since first proposed in 2007. The development would include 300 apartment units and 36,000 square feet of retail.

Dallas-based Mill Creek Residential has the 6-acre site that includes the aging Rock Springs shopping center under contract and could close within 45 days, according to people with knowledge of the deal.

Another apartment developer, Charleston, S.C.-based Greystar, soon should close on almost 6 acres of land behind the Lindbergh Plaza shopping Center that includes Best Buy and Home Depot. The company could start construction on a 359-unit apartment project this fall. The site is a portion of the 20-acre property that Fuqua Development LLC last year proposed to become a $90 million mixed-use center anchored by a 150,000-square-foot Walmart Supercenter. But that plan failed due to community opposition.

But developer Jeff Fuqua hasn’t given up on the idea of bringing big-box retailers to the area. He’s now eyeing the Intown Suites Extended Stay site on Piedmont Circle for Walmart, say real estate insiders.

He could also submit a new plan for Lindbergh, but it would be retail only (likely a grocery store) and about 10 acres. Fuqua doesn’t have either site under contract, according to sources. He couldn’t be immediately reached for comment.

Other retail projects are springing up.

One of the most intriguing is a new entertainment option from the son of acclaimed Atlanta restaurateur Bob Amick, the owner and founder of Concentrics Restaurants.

Justin Amick is planning his first solo venture at 727 Miami Circle, a side street off Piedmont long known as an antique and design district. The 32-year-old plans to open a boutique bowling alley called The Painted Pin. The approximately 23,000-square-foot facility would have 20 lanes, bocce ball courts, shuffleboard and pingpong.

Justin’s vision is to modernize the bowling alley with top-notch service and upscale decor. “You’ve never seen a bowling alley this striking,” he said.

Goodwill of North Georgia expects to begin construction at the beginning of October on a roughly 25,000-square-foot store at 2135 Piedmont Road. On July 25, it filed a permit in Atlanta to begin land disturbance at the 2.4-acre site, a former antique market for which it paid$2.1 million last year.

[plorenc]

Originally Posted by ChrisInmanPark

Lots of new development coming to the Piedmont corridor. From ABC...

This significant increase in density begs a serious question: how will it function without being completely overrun by congestion?

First of all, I hope there are at least some superficial improvements made to the street grid of that area before it becomes too dense with development. At this point, it's pretty much such a single, disconnected commercial strip. As we all know, however, I doubt any effort will be made into the simple act of subdivision. Weird state of planning affairs we have now.

The Lindbergh area, as is, is not too terrible in this regard (even outside Lindbergh Station TOD area), so maybe improvements can be made.

Another thing: the area definitely needs some more accessible transit, lest we have a situation such as what's emerging in West Midtown. In terms of transit, I guess this area could be served by both the Beltline transit component as well as the Emory LRT link, if either of those two ever come to fruition.

All these questions just get me wondering why developers don't just focus more energy on downtown/midtown until it's more significantly saturated with a critical mass of density. They're both well served by transit and have a decently connected street network, why can't we just have this development focus there? (Keep in mind: this is mostly rhetorical. I do realize that there are many, many more factors at play in site selection than simple accessibility, but I just wish it were more emphasized in development schemes)

[testarossa50]

Originally Posted by TothebackofPhipps

From Today's Atlanta Business Journal

➤ Wood Partners is starting the latest apartment project in Midtown.
The multifamily developer has begun initial site work next to the 20-story Ten Peachtree Place building, which is anchored by AGL Resources Inc. (NYSE: AGL).
The transit-oriented site is next to the Midtown MARTA station.
Wood plans to develop about 400 units, possibly spread out over two buildings.

"Initial site work" and "possibly spread out over two buildings" sound like contradictions if we're talking about actual construction meaning of "site work". I assume the AGL lots are still 100% functioning as commuter lots at the moment. We normally hear about these ~6 months before dirt is moved, at best.

Does anyone have a link to the actual story? I don't see it on the ABC page.

[testarossa50]

Originally Posted by plorenc

All these questions just get me wondering why developers don't just focus more energy on downtown/midtown until it's more significantly saturated with a critical mass of density. They're both well served by transit and have a decently connected street network, why can't we just have this development focus there? (Keep in mind: this is mostly rhetorical. I do realize that there are many, many more factors at play in site selection than simple accessibility, but I just wish it were more emphasized in development schemes)

The main reason: $$$.

Midtown's land prices are extremely high in anticipation for future demand of high-end condo, apartment, and office development. That demand doesn't currently exist, and if you were to build out Midtown with product that could actually be absorbed by the current Atlanta economy, we'd end up with a lot of these cheaper ~5 story stick-built affairs. I think we can all agree that a sea of Skyhouses would even be preferable to that.

Frankly, I'd rather wait the 10 or so years for gradual improvement in the market for quality development--the market that can sustain 20+ floor buildings and higher-end finishes--rather than build Midtown out completely with lowrise, cheaper stuff right now.

Just look at the bright side: the worst Midtown will be in the next decade is right now. The other neighborhoods can have their cheaper, ~5 floor stick-built apartments. We'll stick with highrises and high(er) quality development in Midtown, which will take time but will maintain it as the best urban neighborhood in this part of the country.

In Buckhead, you have so incredibly much quasi-prime land available that it is a lot cheaper and can accommodate the various different strata of development in demand in Atlanta right now. But Midtown can't do this: a victim of its own urban success, in a way.

Downtown, of course, is driven by a completely different set of factors than Midtown--a different discussion entirely.

[ATLaffinity]

Originally Posted by clexmond

Is this the lot I think it is? The large parking lot across Peachtree Place from the AGL building and MARTA? If so, amazing. That lot has been in desperate need of redevelopment for years.

That lot is a HUGE hole in Midtown. Would be great assuming this is the lot to the south of the station.

But I can't even find a reference to this story in the ABC...

[TothebackofPhipps]

Originally Posted by ATLaffinity

That lot is a HUGE hole in Midtown. Would be great assuming this is the lot to the south of the station.

But I can't even find a reference to this story in the ABC...

It is in the Real Estates Notes section. You have to have a subscription to read.

http://www.bizjournals.com/atlanta/print-edition/2013/08/02/intercontinentalexchange-buying.html

[foxmccleod]

Originally Posted by testarossa50

"Initial site work" and "possibly spread out over two buildings" sound like contradictions if we're talking about actual construction meaning of "site work". I assume the AGL lots are still 100% functioning as commuter lots at the moment. We normally hear about these ~6 months before dirt is moved, at best.

Does anyone have a link to the actual story? I don't see it on the ABC page.

If you search on the website for Wood Partners, the first link, from today, has in its description: Wood Partners is starting the latest apartment project in Midtown. The multifamily developer has … It must be buried behind the pay wall in the link below.

http://www.bizjournals.com/atlanta/print-edition/2013/08/02/intercontinentalexchange-buying.html

Edit: Nice timing TothebackofPhipps

[TothebackofPhipps]

Originally Posted by foxmccleod

If you search on the website for Wood Partners, the first link, from today, has in its description: Wood Partners is starting the latest apartment project in Midtown. The multifamily developer has … It must be buried behind the pay wall in the link below.

http://www.bizjournals.com/atlanta/print-edition/2013/08/02/intercontinentalexchange-buying.html

Edit: Nice timing TothebackofPhipps

[Zanarkand A East]

Originally Posted by TothebackofPhipps

I would think between 15 - 17 stories. Maybe more if the apartments are built on top of a parking garage.

Suddenly, there seems to be a high rise in my pants.

[Immovable_Media]

SkyView Atlanta: http://www.youtube.com/watch?v=PVRO87sLCt0
A very fine addition to our skyline!

National Center for Civil & Human Rights: http://www.youtube.com/watch?v=SkpcNw8sr88
Crews are up to what appears to be the 2nd or 3rd floor. The unique curvatures of the building can already be seen.

College Football Hall Of Fame: http://www.youtube.com/watch?v=-rFceJ8kww8
The site is roaring with activity!

New Falcons Stadium - Northern Site: http://www.youtube.com/watch?v=L25t-kTsqoY
Here's a shot from the top of the Atlanta Garden Inn's parking deck looking west. Notice the massive power lines crossing the lots. I can see why these could cost millions to relocate but it could be cheaper than paying the churches to move...

[themaguffin]

DO SOME RESEARCH!!

Indeed. Look everyone, the bright shiny new object is coming and yes we paying for it. We should save up for its replacement too, since that time will be here before you know it.

Maybe the Dome can get historic status too?

[TothebackofPhipps]

Originally Posted by Zanarkand A East

Suddenly, there seems to be a high rise in my pants.

Dad - Is that you???

[ChrisInmanPark]

Originally Posted by TothebackofPhipps

From Today's Atlanta Business Journal

➤ Wood Partners is starting the latest apartment project in Midtown.
The multifamily developer has begun initial site work next to the 20-story Ten Peachtree Place building, which is anchored by AGL Resources Inc. (NYSE: AGL).
The transit-oriented site is next to the Midtown MARTA station.
Wood plans to develop about 400 units, possibly spread out over two buildings.

I hope that this new development will finally push out the male prostitutes that hang out there at the corner of Cypress and 8th. It's not fun walking through there to the MARTA station at night and being harassed by transvestites and dope boys.

[shivtim]

Originally Posted by Immovable_Media

National Center for Civil & Human Rights: http://www.youtube.com/watch?v=SkpcNw8sr88
Crews are up to what appears to be the 2nd or 3rd floor. The unique curvatures of the building can already be seen.

Excellent! Thank you very much for all of the work you put into these construction videos.

[cherrytwist]

From the aerial perspective of google maps, the lot behind MARTA (if this is the actual lot in question) is only slightly larger than the footprint of Plaza Midtown, which has two towers and ~450 units. So, if they go down a similar path with the large podium and retail, then the towers could be closer to 18 stories.

Originally Posted by plorenc

So, this a pretty basic analysis, but I'll give it a shot. The entire block in question is 400x400 feet, i.e., 160,000 square feet, or 3.67 acres. There are 400 units proposed, which would mean 108.9 DU per acre. I don't have a better reference on me at the moment, but looking at this guide, we can visualize that density as the last figure, "Highrise Stacked Flats," which are cited as being over 8 stories tall.

If anyone has a better method of converting the DU/acre into height estimates, please chime in. I suppose someone could take an estimate of square foot/unit and extrapolate a height based on some assumed FAR figure. Not gonna go that far now, though.

Anyways, yeah, this would be a pretty substantial development nonetheless!

EDIT: Looking through the linked document some more, it looks like the bottom left figure on page 8 stacks up pretty well, too; four stories of residential space and two stories of underground parking. Since we don't do underground parking in Atlanta, I think we can assume this development is going to be at least seven stories tall overall.

[TarHeelJ]

Originally Posted by ChrisInmanPark

I hope that this new development will finally push out the male prostitutes that hang out there at the corner of Cypress and 8th. It's not fun walking through there to the MARTA station at night and being harassed by transvestites and dope boys.

Sounds like a party to me!

[briantech]

I wonder if the fact that the midtown marta station (the inside part, where people get on/off the train) is directly underneath that parking lot has any impact on the construction of a tower above it?

I'm pretty sure there are ventilation ducts coming up from underground that vent out in that parking lot so those at least would have to be rerouted somewhere.

[Terminus]

Originally Posted by briantech

I wonder if the fact that the midtown marta station (the inside part, where people get on/off the train) is directly underneath that parking lot has any impact on the construction of a tower above it?

I'm pretty sure there are ventilation ducts coming up from underground that vent out in that parking lot so those at least would have to be rerouted somewhere.

Absolutely. I know of several plans done for that site over the past two decades. All have had had to do one of three things over the line:
1. Leave a green space over it,
2. Build light "stick construction over it, or
3. Implement expensive cantilevered construction over it.