ATLANTA | Development Thread VI - Page 135

Ant131531 · #**2681** Posted **Mar 27, 2017, 9:39 PM**

Quote:

Originally Posted by Vaden

That's a pity for some people but I am a person that enjoys shade.

The Alta Facebook page shows they have planted trees in the park and also a row of trees down the side of the deck, so as they grow perhaps they will help reduce the view of the parking deck. I do think that the city needs a rule that all parking decks visible in residential areas must be screened with something or other. Regardless, I still really like Alta Midtown.

I don't get why Alta Midtown developers didn't decide to build a taller fence as if that small fence is really going to stop someone from getting in there lol...when developers go cheap...

cabasse · #**2682** Posted **Mar 27, 2017, 9:46 PM**

Quote:

Originally Posted by Vaden

That's a pity for some people but I am a person that enjoys shade.

The Alta Facebook page shows they have planted trees in the park and also a row of trees down the side of the deck, so as they grow perhaps they will help reduce the view of the parking deck. I do think that the city needs a rule that all parking decks visible in residential areas must be screened with something or other. Regardless, I still really like Alta Midtown.

i think robert threw you some shade there

Pemgin · #**2683** Posted **Mar 27, 2017, 10:28 PM**

Quote:

Originally Posted by BunkyWay

Most of these high rise apartments are based on a business model whereby half of the units are filled with tenants who are not subject to vetting/income verification/credit checks prior to move-in. They last a few months and then are subsequently evicted for drugs, criminal activity, or failure to pay rent. Another third are vacant units, and the remaining third is occupied by "young professionals" who were duped/tricked by the leasing office (or who moved in while the building was largely empty), half of whom break their leases or refuse to renew. It's totally unsustainable.

Wut? o_O

ATL CTO · #**2684** Posted **Mar 27, 2017, 11:37 PM**

A couple photos of Apogee from the roof of Atlantic House. Apogee is framing the molds for the 32 floor currently.

ATL CTO · #**2685** Posted **Mar 27, 2017, 11:42 PM**

OPUS pre sales office is coming along.. It has a paved driveway/parking lot now. I hear it will be open last week of April.

Vaden · #**2686** Posted **Mar 27, 2017, 11:53 PM**

Quote:

Originally Posted by cabasse

i think robert threw you some shade there

Vaden · #**2687** Posted **Mar 27, 2017, 11:55 PM**

Quote:

Originally Posted by Pemgin

Wut? o_O

Precisely what I was thinking. Aren't you glad you don't go through life seeing gloom and doom everywhere?

Ant131531 · #**2688** Posted **Mar 28, 2017, 12:19 AM**

Quote:

Originally Posted by Pemgin

Wut? o_O

He's not totally wrong. Some of these newer higrises in Midtown are occupied by folks who you wouldn't think would be able to afford the rents there...they're not your typical young urban professionals or empty nesters with money to spare. That's all I'll say...

Vaden · #**2689** Posted **Mar 28, 2017, 12:33 AM**

Quote:

Originally Posted by Ant131531

He's not totally wrong. Some of these newer higrises in Midtown are occupied by folks who you wouldn't think would be able to afford the rents there...they're not your typical young urban professionals or empty nesters with money to spare. That's all I'll say...

No, he's not all wrong. It's up to the building owner what they allow it to become later. Those who truly care about creating a desirable place to live need to use all available checks to keep out the criminal element. However, I see no evidence that all (or most) Atlanta high rises are "towering slums." Most people seem to have pleasant experiences living in most of them.

Ant131531 · #**2690** Posted **Mar 28, 2017, 12:37 AM**

Quote:

Originally Posted by Vaden

No, he's not all wrong. It's up to the building owner what they allow it to become later. Those who truly care about creating a desirable place to live need to use all available checks to keep out the criminal element. However, I see no evidence that all (or most) Atlanta high rises are "towering slums." Most people seem to have pleasant experiences living in most of them.

I'm not saying they're slums at all, but I have a couple of friends who live in Midtown highrises who tell me stories. I'm just saying...I wouldn't be surprised if what Bunkyway is saying is correct. I just hope it's doesn't ruin the quality of life for the actually qualified tenants. It strangely seems to be more of a problem in Midtown than say...O4W apartments or West Midtown apartments for some reason.

Vaden · #**2691** Posted **Mar 28, 2017, 12:50 AM**

Quote:

Originally Posted by Ant131531

I'm not saying they're slums at all, but I have a couple of friends who live in Midtown highrises who tell me stories. I'm just saying...I wouldn't be surprised if what Bunkyway is saying is correct. I just hope it's doesn't ruin the quality of life for the actually qualified tenants. It strangely seems to be more of a problem in Midtown than say...O4W apartments or West Midtown apartments for some reason.

I would hazard a guess it's due to the more eclectic nature of Midtown and the appeal of the "urban" high rise district. A lot of people desire those balconies and views and want the hip factor even though they can't afford it or worse, they actually are criminals/drug dealers/etc. If what you two are saying is true, it doesn't bode well for retaining population in the central city...

And I know for a fact (long story and not due to me being involved) that Midtown has been the site of pornographic films on the hotel balconies.

Ant131531 · #**2692** Posted **Mar 28, 2017, 1:21 AM**

Quote:

Originally Posted by Vaden

I would hazard a guess it's due to the more eclectic nature of Midtown and the appeal of the "urban" high rise district. A lot of people desire those balconies and views and want the hip factor even though they can't afford it or worse, they actually are criminals/drug dealers/etc. If what you two are saying is true, it doesn't bode well for retaining population in the central city...

And I know for a fact (long story and not due to me being involved) that Midtown has been the site of pornographic films on the hotel balconies.

Strangely enough, to me that's not that big of a deal lol.

Vaden · #**2693** Posted **Mar 28, 2017, 1:36 AM**

Quote:

Originally Posted by Ant131531

Strangely enough, to me that's not that big of a deal lol.

Really, it isn't compared to the other things you are saying. But it still does show deception. They couldn't possibly be honest with the management or the check-in people what they are about to do... A lot of people might not feel comfortable with that next door or across the hall either.

ATL_J · #**2694** Posted **Mar 28, 2017, 1:46 PM**

None of what Bunky said is true. Every person has to qualify. Some are more stringent than others, but if a tenant meets qualifications, they can't say no, there are fair housing laws. All they can do is react to issues and evict if they don't pay / break rules.

And the idea that 30% of properties are vacant is absurd as well. Outside of towers in lease up, most of the properties are stabilized outside of a few.

jayden · #**2695** Posted **Mar 28, 2017, 2:28 PM**

Quote:

Originally Posted by Vaden

I would hazard a guess it's due to the more eclectic nature of Midtown and the appeal of the "urban" high rise district. A lot of people desire those balconies and views and want the hip factor even though they can't afford it or worse, they actually are criminals/drug dealers/etc. If what you two are saying is true, it doesn't bode well for retaining population in the central city...

And I know for a fact (long story and not due to me being involved) that Midtown has been the site of pornographic films on the hotel balconies.

This is so true.

Verge · #**2696** Posted **Mar 28, 2017, 3:44 PM**

Quote:

Originally Posted by ATL_J

None of what Bunky said is true. Every person has to qualify. Some are more stringent than others, but if a tenant meets qualifications, they can't say no, there are fair housing laws. All they can do is react to issues and evict if they don't pay / break rules.

And the idea that 30% of properties are vacant is absurd as well. Outside of towers in lease up, most of the properties are stabilized outside of a few.

Yes-- If established towers had 30% vacancy rates-- there would be NO money for new buildings at all--

(four 0 four) · #**2697** Posted **Mar 28, 2017, 3:51 PM**

Quote:

Originally Posted by BunkyWay

Most of these high rise apartments are based on a business model whereby half of the units are filled with tenants who are not subject to vetting/income verification/credit checks prior to move-in. They last a few months and then are subsequently evicted for drugs, criminal activity, or failure to pay rent. Another third are vacant units, and the remaining third is occupied by "young professionals" who were duped/tricked by the leasing office (or who moved in while the building was largely empty), half of whom break their leases or refuse to renew. It's totally unsustainable.

Wow, really!? I bet this would come as a surprise to 'most of the high rise apartment' owners/managers. Where are you getting this info?

RE laws in GA tend to favor the tenant and make it difficult, expensive and very time consuming to evict even the most deadbeat of tenants. Any experienced owner/manager will agree that its better to let it sit vacant rather than go through the several month process of eviction and more than likely apartment repair just to have a warm body in the unit.

GeorgiaPeanuts · #**2698** Posted **Mar 28, 2017, 4:24 PM**

http://www.atlantaloop.com/report-atlanta-added-8200-apartments-in-2016/

Atlanta added 8,200 apartments in 2016; which is down slightly from 2015 when 8,300 were added

Also the top 10 largest developments delivered in 2016:

Quote:

10. The Monroe in Atlanta: 217 rental units, located at 222 Colonial Homes Drive NW, Atlanta, GA 30309

9. Alexan Vinings in Atlanta: 232 rental units, located at 340 Cumberland Blvd SE, Atlanta, GA 30339

8. Mills Creek Crossing in Scottdale: 235 rental units, located at 3175 Mills Creek Circle, Scottdale, GA 30079

7. Heights at West Midtown in Atlanta: 244 rental units, located at 507 Bishop Street, Atlanta, GA 30318

6. Accent North Druid Hills in Atlanta: 310 rental units, located at 7 Executive Park Drive NE, Atlanta, GA 30329

5. Sixty 11th in Atlanta: 320 rental units, located at 60 11th Street NE, Atlanta, GA 30309

4. The Local on 14th in Atlanta: 360 rental units, located at 455 14th Street NW, Atlanta, GA 30318.

3. Gables Brookhaven in Brookhaven: 374 rental units, located at 4420 Peachtree Road NE, Brookhaven, GA 30319

2. AMLI Piedmont Heights in Atlanta: 375 rental units, located at 2323 Piedmont Road NE, Atlanta, GA 30324

1. Atlantic House in Atlanta: 407 rental units, located at 1163 West Peachtree Street NE, Atlanta, GA 30309

Frankster87 · #**2699** Posted **Mar 28, 2017, 4:26 PM**

Quote:

Originally Posted by BunkyWay

Most of these high rise apartments are based on a business model whereby half of the units are filled with tenants who are not subject to vetting/income verification/credit checks prior to move-in. They last a few months and then are subsequently evicted for drugs, criminal activity, or failure to pay rent. Another third are vacant units, and the remaining third is occupied by "young professionals" who were duped/tricked by the leasing office (or who moved in while the building was largely empty), half of whom break their leases or refuse to renew. It's totally unsustainable.

Quote:

Originally Posted by (four 0 four)

Wow, really!? I bet this would come as a surprise to 'most of the high rise apartment' owners/managers. Where are you getting this info?

RE laws in GA tend to favor the tenant and make it difficult, expensive and very time consuming to evict even the most deadbeat of tenants. Any experienced owner/manager will agree that its better to let it sit vacant rather than go through the several month process of eviction and more than likely apartment repair just to have a warm body in the unit.

Breitbart?

BunkyWay · #**2700** Posted **Mar 28, 2017, 5:01 PM**

Quote:

Originally Posted by Ant131531

I'm not saying they're slums at all, but I have a couple of friends who live in Midtown highrises who tell me stories. I'm just saying...I wouldn't be surprised if what Bunkyway is saying is correct. I just hope it's doesn't ruin the quality of life for the actually qualified tenants. It strangely seems to be more of a problem in Midtown than say...O4W apartments or West Midtown apartments for some reason.

From what I have heard, the mid-rise apartments adhere to the normal/traditional business model, so it is not as much of a problem for those complexes. Those complexes also do not have the cache of a high-rise and thus do not attract people who risk prosecution under forgery laws to move in.

Also, it is not just Midtown. Cyan, Skyhouse Buckhead and Post Alexander have all adopted this business model and all three are sinking fast.