ATLANTA | Development Thread V

[arjay57]

Originally Posted by shivtim

Even more evidence that Fuqua is actively trying to destroy Atlanta:
http://atlanta.curbed.com/archives/2015/...-bound-for-fuquas-grant-park-project.php
Is there something we can do to stop this? A new drive-through fast food restaurant on the Beltline in a walkable mixed-use neighborhood is beyond ridiculous.

I've never been clear on exactly how that works. When the Beltline was approved, did it actually create new land use and zoning rules, or are they just recommendations?

[Dettmann1]

Originally Posted by arjay57

I've never been clear on exactly how that works. When the Beltline was approved, did it actually create new land use and zoning rules, or are they just recommendations?

It's slightly more complicated than a simple land use switch. I believe some of the land was upzoned/rezoned, however an overlay was placed over all areas near the beltline. This area varies in size, but typically is a couple of blocks wide. The overlay requires some additional hoops to jump through and reviews in addition to additional requirements like pedestian access, site layout requirements, landscaping, parking lot locations, etc.

EDIT: Sorry, just read the article. I'm pretty sure the beltline overlay does not allow fast food drive thrus, but its been a couple of years since I've dealt with the overlay code. There are ways around this, variances, etc. But I'd be suprised if that makes it all the way to final design. Part of the process that was put into place for the Beltline is a series of meetings with the Planning department for feedback and comment. This article mentions it was the first filing for the Chick-Fil-a, so I'm guessing it will change over time.....

[arctk2014]

Originally Posted by Dettmann1

It's slightly more complicated than a simple land use switch. I believe some of the land was upzoned/rezoned, however an overlay was placed over all areas near the beltline. This area varies in size, but typically is a couple of blocks wide. The overlay requires some additional hoops to jump through and reviews in addition to additional requirements like pedestian access, site layout requirements, landscaping, parking lot locations, etc.

EDIT: Sorry, just read the article. I'm pretty sure the beltline overlay does not allow fast food drive thrus, but its been a couple of years since I've dealt with the overlay code. There are ways around this, variances, etc. But I'd be suprised if that makes it all the way to final design. Part of the process that was put into place for the Beltline is a series of meetings with the Planning department for feedback and comment. This article mentions it was the first filing for the Chick-Fil-a, so I'm guessing it will change over time.....

Fuqua had already applied for land disturbance permits before the overlay/newer zoning models had been adopted for this area. The first permit you have essentially grandfathers you into whatever was adopted at the time. The lawsuits on both sides came from when the City tried to rezone the property and try to enforce it on Fuqua before his application was served due process in the permitting system. It's unfortunate that he's been so resistive to change the suburban model that's he's been used to getting away with.

Also people keep trying to "praise" him for the Modera at Morningside project (Cheshire Bridge and Piedmont) when much of the development decisions on that project are more than likely being driven from the residential partner - Mill Creek Residential- who has to meet pro-forma models to make the residential density work.

[Dettmann1]

Originally Posted by arctk2014

Fuqua had already applied for land disturbance permits before the overlay/newer zoning models had been adopted for this area. The first permit you have essentially grandfathers you into whatever was adopted at the time. The lawsuits on both sides came from when the City tried to rezone the property and try to enforce it on Fuqua before his application was served due process in the permitting system. It's unfortunate that he's been so resistive to change the suburban model that's he's been used to getting away with.

Also people keep trying to "praise" him for the Modera at Morningside project (Cheshire Bridge and Piedmont) when much of the development decisions on that project are more than likely being driven from the residential partner - Mill Creek Residential- who has to meet pro-forma models to make the residential density work.

Is this really the case? That means he would have had to apply for permits nearly 10 years ago. Going off memory, a moratorium was put into place on the beltline overlay in 2005-2006 timeframe which prevented any projects from being permitted until after the overlay was completed (I had a couple projects get stuck because we were about to submit before the moratorium). I'm pretty sure there is also a sunsetting provision on all applications which means he would have had to submit constantly about every-6 monts for 10 years on this project....

[arjay57]

Thanks, Dettmann and arctk2014. Good information!

I hope the city has addressed this going forward.

[arctk2014]

Originally Posted by Dettmann1

Is this really the case? That means he would have had to apply for permits nearly 10 years ago. Going off memory, a moratorium was put into place on the beltline overlay in 2005-2006 timeframe which prevented any projects from being permitted until after the overlay was completed (I had a couple projects get stuck because we were about to submit before the moratorium). I'm pretty sure there is also a sunsetting provision on all applications which means he would have had to submit constantly about every-6 monts for 10 years on this project....

The BeltLine Overlay Districts are essentially development controls:
•Transitional uses and yards
•Open space requirements and incentives
•Site limitations
•Sidewalks
•Supplemental zone
•Relationship of building to street
•Loading and associated areas
•Driveway configuration
•Lighting, security and maintenance requirements
•Landscaping requirements
•Off-street bicycle parking requirements
•Off-street parking requirements
•Pedestrian bridges and tunnel requirements

But they DO/DID NOT change the existing underlying zoning for any property within the overlay boundaries. They also did not change densities or permitted uses- which were remain governed by underlying zoning.

Essentially what they did was create a "quality of life" zoning that controlled how developments addressed better sidewalks, street trees, lighting and street furniture as well as parking to be "shielded" by landscaping, etc.

The site was still zoned light industrial (which allows for big-box, suburban style development like Fuqua's) despite being in the BeltLine overlay district. The Citycouncil tried to "proactively" rezone the site even though several permits (land disturbance, etc) had already been in progress. Which is where the legal issues came up.

[GeorgiaPeanuts]

Did anyone attend the YOO! On the Park groundbreaking?

[arjay57]

Originally Posted by arctk2014

The BeltLine Overlay Districts are essentially development controls:
•Transitional uses and yards
•Open space requirements and incentives
•Site limitations
•Sidewalks
•Supplemental zone
•Relationship of building to street
•Loading and associated areas
•Driveway configuration
•Lighting, security and maintenance requirements
•Landscaping requirements
•Off-street bicycle parking requirements
•Off-street parking requirements
•Pedestrian bridges and tunnel requirements

But they DO/DID NOT change the existing underlying zoning for any property within the overlay boundaries. They also did not change densities or permitted uses- which were remain governed by underlying zoning.

Essentially what they did was create a "quality of life" zoning that controlled how developments addressed better sidewalks, street trees, lighting and street furniture as well as parking to be "shielded" by landscaping, etc.

The site was still zoned light industrial (which allows for big-box, suburban style development like Fuqua's) despite being in the BeltLine overlay district. The Citycouncil tried to "proactively" rezone the site even though several permits (land disturbance, etc) had already been in progress. Which is where the legal issues came up.

It would be nice if developers said, "Okay, I see what the intent is here so I will build something in keeping with the master plan."

But maybe it is just far less expensive to go with the big box/parking lot approach. While I don't know the details of how construction works, it would seem like you'd want to max out your property in terms of allowable density.

[1lifealex]

http://www.buzzfeed.com/h2/twso/votemonopolyus/monopoly-here-and-now-buzzfeed#.rpdk53dnn vote for Atlanta

[AtlantaMustang]

More news on the hotel to go across Ivan Allen from the aquarium and an updated render.

Chattanooga-based Vision Hospitality Group on Feb. 17 submitted plans in Atlanta for a 9-story hotel next to the Georgia Aquarium.

The 146-room hotel would be built at 239 Ivan Allen Jr. Boulevard, between Venable and McAfee streets. It's projected to open in summer 2016, according to Vision Hospitality.

http://m.bizjournals.com/atlanta/real_ta...-up-where-pirate-museum-sank.html?r=full

[joecool]

Originally Posted by AtlantaMustang

More news on the hotel to go across Ivan Allen from the aquarium and an updated render.



http://m.bizjournals.com/atlanta/real_ta...-up-where-pirate-museum-sank.html?r=full

Well that's hideous...

[gt7348b]

Regarding Drivethrus in the Beltline Overlay - they are not explicitly banned but the overlay does govern the relationship of the building to the street. This is why the Dunkin Donuts at Lindbergh has direct sidewalk access along Piedmont, but still has a drive through.

[BlueSangha]

Originally Posted by joecool

Well that's hideous...

Indeed it is🙈

[jpk1292000]

Originally Posted by BlueSangha

Indeed it is🙈

Better than a parking lot, I guess.

This building could be a museum itself - a museum of horrible design.

[Atlanta3000]

I think it will complement the GA Aquarium

[Canguy]

Originally Posted by GeorgiaPeanuts

Did anyone attend the YOO! On the Park groundbreaking?

Drove by. Bunch of people rubbing hands together trying to stay warm. Big white tent was up.

[mayhem]

This design is leaps beyond the Hyatt House down the street. Not the best but I will gladly take it as an addition to the neighborhood.

[ATLcubs]

Originally Posted by mayhem

This design is leaps beyond the Hyatt House down the street. Not the best but I will gladly take it as an addition to the neighborhood.

With everything going on in Midtown and Buckhead, I feel like Downtown has been overlooked in terms of projects going on there. I'm especially excited for 285 Marietta and the Homewood Suites, but I haven't heard anything in a while. I did a quick google search and nothing recent came up for either of them. Are those still moving forward?

[mayhem]

Originally Posted by ATLcubs

With everything going on in Midtown and Buckhead, I feel like Downtown has been overlooked in terms of projects going on there. I'm especially excited for 285 Marietta and the Homewood Suites, but I haven't heard anything in a while. I did a quick google search and nothing recent came up for either of them. Are those still moving forward?

I haven't heard anything about either but I have heard rumors of even more hotels coming to Luckie-Marietta/Artery.

[Atlanta3000]