ATLANTA | Development Thread VI

[Ant131531]

That looks awful and cheap...usually when you see "renderings"" like that, they never come to fruition so I wouldn't worry too much.

[Atlanta3000]

Originally Posted by Ant131531

That looks awful and cheap...usually when you see "renderings"" like that, they never come to fruition so I wouldn't worry too much.

Normally I would agree, but this is not a fly by night developer.

[GeorgiaPeanuts]

The new Midtown zoning has a lot of neat things:

* Require new development to bury utilities on “A” and “B” streets
* Enable outdoor merchandising in front of retail establishments in the supplemental zone
* Provide a 3.0 FAR density bonus for buried parking that is located below grade
* Eliminate confusion about the desired appearance of parking decks with revised guidelines for screening. Active uses are required at the ground floor. Above 20 feet, the deck must be wrapped with another use (i.e. residential) or set back a minimum of 20 feet with openings on all streets screened
* Add density incentive of 2.0 FAR for creating either new streets, pedestrian paths or shared vehicular accesses(alley)
* Require installation of streetscapes within 18 months of demo when not moving forward with a new development

[RocketSurgeon]

Originally Posted by Street Advocate

IMO, midtown alliance needs to revisit its FAR policies. They setup a good original blueprint, but times are changing and Midtown should certainly be taking a larger role in the long term longevity and density of Atlanta by promoting better use of land to provide access for more people and businesses. With midtown’s proximity to transit and public parks, we should absolutely be maximizing our return in this area without undercutting walkability.

Downtown is meant to be the core, not Midtown. Whether you think that should change, it can't change because the city can't take value away from one property to give it to another one. That means making an overall increase, but nothing has changed that enables more density. No transit lines have been added and there have been no new roads since the 17th St. extension.

Midtown is nowhere near its maximum now. I doubt the FAR will change significantly in the foreseeable future. It may never change.

To put it in perspective, most of Manhattan has a FAR of 10 or less.

[Ant131531]

Originally Posted by RocketSurgeon

Downtown is meant to be the core, not Midtown. Whether you think that should change, it can't change because the city can't take value away from one property to give it to another one. That means making an overall increase, but nothing has changed that enables more density. No transit lines have been added and there have been no new roads since the 17th St. extension.

Midtown is nowhere near its maximum now. I doubt the FAR will change significantly in the foreseeable future. It may never change.

To put it in perspective, most of Manhattan has a FAR of 10 or less.

Manhattan is also signficantly larger than Midtown Atlanta.

[Sbgt92]

https://www.bisnow.com/atlanta/news/cons...asses-after-battle-with-cancer-80865#ath

[Street Advocate]

Originally Posted by RocketSurgeon

Downtown is meant to be the core, not Midtown. Whether you think that should change, it can't change because the city can't take value away from one property to give it to another one. That means making an overall increase, but nothing has changed that enables more density. No transit lines have been added and there have been no new roads since the 17th St. extension.

Midtown is nowhere near its maximum now. I doubt the FAR will change significantly in the foreseeable future. It may never change.

To put it in perspective, most of Manhattan has a FAR of 10 or less.

Alright, I’ll bat.

Never did I say midtown should be the core of Atlanta. What I am saying is midtown should not restrict its developments so heavily considering the development market is favoring midtown at the moment and we are anticipating such a large influx of people. Limiting development in midtown just hurts Atlanta and the core of downtown more in the long run. We have limited space along MARTA, close proximity to downtown, and with such a massive green space that *ahem* downtown will never have unless the gulch or capping the Connector is dedicated to strictly park space. CoP is a joke, gimmicky, and not the best use of park space in comparison to Piedmont. That said, midtown’s density is still severely lacking despite all the benefit it provides. The more people we fit in within two miles of downtown, the better Atlanta will be in the long run.

Right now, not even in the not so distant future, right now people are looking at midtown and saying “man would have been nice if more residences were on that parcel near the park” and “wish that block was somewhere I could work instead of a parking deck!”.

[bigstick]

Originally Posted by Sbgt92

https://www.bisnow.com/atlanta/news/cons...asses-after-battle-with-cancer-80865#ath

Wow, too young and very handsome...

[daharris80]

Originally Posted by jwbab

Jacoby, Aquarium In Talks For Downtown Marine Research Tower

"One Ocean Place"

4 pedestrian sky bridges between the same parking garage and building? What is this AmericasMart 2.0?

[RocketSurgeon]

Originally Posted by Street Advocate

Alright, I’ll bat.

Never did I say midtown should be the core of Atlanta. What I am saying is midtown should not restrict its developments so heavily considering the development market is favoring midtown at the moment and we are anticipating such a large influx of people. Limiting development in midtown just hurts Atlanta and the core of downtown more in the long run. We have limited space along MARTA, close proximity to downtown, and with such a massive green space that *ahem* downtown will never have unless the gulch or capping the Connector is dedicated to strictly park space. CoP is a joke, gimmicky, and not the best use of park space in comparison to Piedmont. That said, midtown’s density is still severely lacking despite all the benefit it provides. The more people we fit in within two miles of downtown, the better Atlanta will be in the long run.

Right now, not even in the not so distant future, right now people are looking at midtown and saying “man would have been nice if more residences were on that parcel near the park” and “wish that block was somewhere I could work instead of a parking deck!”.

One of the main reasons zoning exists is to keep density at a level an infrastructure can support. There's not much point in even having it if you're not going to regulate at least that much. For it to be raised we'd need to build new roads, transit lines, utilities, etc., which ranges from difficult to impossible in an area that's already developed.

You're implying progress in Midtown is held back by density restrictions. That's not the case. It's lacking in density because it's underdeveloped and has several vacant lots due to a lack of demand. A FAR of 10 is actually pretty high, it's just not high enough for supertalls.

[PhunkyPho]

Just experienced my first deleted post! Do I receive something for this?

[jwbab]

Originally Posted by daharris80

4 pedestrian sky bridges between the same parking garage and building? What is this AmericasMart 2.0?

Looks like it. On the bright side, at least it doesn't appear they are planning on building another massive parking deck of their own.



Source: http://jacobydevelopment.com/docs/oop.pdf

[arctk2014]

Originally Posted by jwbab

Looks like it. On the bright side, at least it doesn't appear they are planning on building another massive parking deck of their own.



Source: http://jacobydevelopment.com/docs/oop.pdf

What's frightening is they're too cheap to hire an architect to do some visuals. Jacoby might have grand ideas but seems to falter on the execution.

Many times they end up selling projects to others before they follow-through on the original vision; which only gets watered down from there.

[Street Advocate]

Originally Posted by RocketSurgeon

One of the main reasons zoning exists is to keep density at a level an infrastructure can support. There's not much point in even having it if you're not going to regulate at least that much. For it to be raised we'd need to build new roads, transit lines, utilities, etc., which ranges from difficult to impossible in an area that's already developed.

You're implying progress in Midtown is held back by density restrictions. That's not the case. It's lacking in density because it's underdeveloped and has several vacant lots due to a lack of demand. A FAR of 10 is actually pretty high, it's just not high enough for supertalls.

My gripe is when people get up in arms about a block like Icon and Whole Foods would exceed its FAR if they put more towers on the block. That’s absolute trash from a planning perspective, creates dead space, and absolutely underutilizes a block no matter how you look at it. As for infrastructure improvements, midtown alliance has highlighted numerous street extensions, a new bridge across 15th, local circulators, north ave streetcar, and potentially something along 10th and/or 14th. Midtown traffic is not that bad all things considered.

[cabasse]

Originally Posted by GeorgiaPeanuts

The new Midtown zoning has a lot of neat things:

* Require new development to bury utilities on “A” and “B” streets
* Enable outdoor merchandising in front of retail establishments in the supplemental zone
* Provide a 3.0 FAR density bonus for buried parking that is located below grade
* Eliminate confusion about the desired appearance of parking decks with revised guidelines for screening. Active uses are required at the ground floor. Above 20 feet, the deck must be wrapped with another use (i.e. residential) or set back a minimum of 20 feet with openings on all streets screened
* Add density incentive of 2.0 FAR for creating either new streets, pedestrian paths or shared vehicular accesses(alley)
* Require installation of streetscapes within 18 months of demo when not moving forward with a new development

does anyone know if this would apply to existing proposals? i'm referring to that portman monstrosity btw, although i suppose the latest renderings do include some half-assed attempt at screening.

i got blocked by their instagram earlier today for voicing some criticisms. #achievementunlocked

[RocketSurgeon]

Originally Posted by Street Advocate

My gripe is when people get up in arms about a block like Icon and Whole Foods would exceed its FAR if they put more towers on the block. That’s absolute trash from a planning perspective, creates dead space, and absolutely underutilizes a block no matter how you look at it. As for infrastructure improvements, midtown alliance has highlighted numerous street extensions, a new bridge across 15th, local circulators, north ave streetcar, and potentially something along 10th and/or 14th. Midtown traffic is not that bad all things considered.

I was thinking more of roads going in and out of the area. The grid is pretty good as-is.

I thought Icon had active uses on all four sides, so I'm not sure what you mean by dead space. If you mean there's a lowrise portion, that's on the developer for building one tall tower instead of two shorter ones. Height restrictions could solve that, but personally I'd rather have some taller buildings around.

[jwbab]

Originally Posted by cabasse

does anyone know if this would apply to existing proposals? i'm referring to that portman monstrosity btw, although i suppose the latest renderings do include some half-assed attempt at screening.

i got blocked by their instagram earlier today for voicing some criticisms. #achievementunlocked

No, it only applies to new projects.

In the October Midtown DRC meeting, the committee made a point that The Mark student housing proposal on 10th & Spring was the first project to come before them under the new zoning update. The Anthem Technology Center got approval from the DRC before the zoning update became effective.

[Atlanta3000]

[joecool]

Originally Posted by Atlanta3000

Yaaaaaaasssssssssssssssssssssssss

[Pemgin]

looks to be about 600'