SUMMERHILL Development Thread - Page 23

Olorin · #**441** Posted **Sep 20, 2022, 6:30 PM**

Quote:

Originally Posted by daharris80

Architects love a change in exterior materials. General contractors hate it. Every change is surface is a water intrusion risk. The issue is twofold - first you have a gap that has to be sealed and protected perfectly. Water will find the smallest hole/point of intrusion and take hold. Second, not only do you have to be perfect but you're often working with multiple subcontractors. The mason doesn't always do the stucco/EIFS, add siding and its likely a third subcontractor. The contractor that does the exterior sheathing. And that's on top of the typical risk you have at the roof and windows/doors (multiple other contractors). This is aside from aesthetics - which people can and do have different views.

I've always been curious about this as well because I always think it turns out looking funky but it's very cool of you to share why! And to be fair I think this looks sillier on houses because they're smaller whereas on big buildings it works better, to me at least

This is basically why I come here, along with the cool dev news, thanks!

smArTaLlone · #**442** Posted **Sep 20, 2022, 11:19 PM**

https://www.instagram.com/p/Cioq3CyuR6l/

jayden · #**443** Posted **Sep 21, 2022, 1:28 AM**

That site looks like it's in the middle of nowhere.

Atlriser · #**444** Posted **Sep 21, 2022, 1:43 AM**

It’s not. It’s at the south end of the new Summer Hill BRT line being built next year and the SST Beltline runs just behind it a block away. The area has over 1,500 apartments under construction right now and is booming with new construction with 900 townhomes and 1,000 more apts already planned. It’s less than a mile from GSU CenterParc Stadium (old Turner Field) which you can see to the left in pic.

Jetlanta · #**445** Posted **Sep 21, 2022, 1:33 PM**

Quote:

Originally Posted by Atlriser

It’s not. It’s at the south end of the new Summer Hill BRT line being built next year and the SST Beltline runs just behind it a block away. The area has over 1,500 apartments under construction right now and is booming with new construction with 900 townhomes and 1,000 more apts already planned. It’s less than a mile from GSU CenterParc Stadium (old Turner Field) which you can see to the left in pic.

Yeah, ironically, in terms of Metro Atlanta, it is practically dead center. By car, you can be at the Capitol in like 5 minutes and the airport in less than 10. This entire area, along with Choosewood Park, is about to be the hottest residential construction zone in the entire metro right now. The ABC has a great summary of the what is happening in the area this week.

https://www.bizjournals.com/atlanta/news/2022/09/16/chosewood-park-development-boom-atlanta.html

Quote:

6,000.

That’s the number of housing units projected to pour into Chosewood Park over the next 10 years, an Atlanta neighborhood of only 350 homes single family lots.

Kaplan Residential, Toll Bros. Inc. (NYSE: TOL), Empire Communities, Jamestown Properties and the Atlanta Housing Authority all have apartment projects in the development pipeline, among others.

They're flocking to the fringe of Atlanta's central business district for a number of reasons. One, the city needs more housing as the Atlanta region is projected to add 2.9 million people by 2050. Two, the costs of construction are the highest in 50 years and it's generally less expensive to build outside the city. Three, many prime sites in the densest urban areas have already been developed and some that remain are soaring to as much as $20 million an acre. And in Chosewood Park, developers can qualify for the federal opportunity zone program, which provides tax credits to build in "economically distressed" areas.

Just 3 miles from Downtown's Mercedes-Benz Stadium and 5 miles from the new towers rising in Midtown's Tech Square, Chosewood Park has been left out of Atlanta’s growth story. For decades, it was known for a General Motors plant, but that was shuttered in 1990. It also features the United States Penitentiary Atlanta and the now-demolished Englewood Manor public housing project.

Atlriser · #**446** Posted **Sep 21, 2022, 2:43 PM**

I just walked the SST. I didn’t realize it but now that the crane is up, the apartments are actually on the belt line and not a block away. It’s also at the major intersection with University so this site is at a great location and one that’s about to explode with construction of both retail and multi family residential. When you drive University every large property has rezoning, tree removal and building permit signs on them.

Terminus · #**447** Posted **Sep 21, 2022, 5:11 PM**

Quote:

Originally Posted by Atlriser

I just walked the SST. I didn’t realize it but now that the crane is up, the apartments are actually on the belt line and not a block away. It’s also at the major intersection with University so this site is at a great location and one that’s about to explode with construction of both retail and multi family residential. When you drive University every large property has rezoning, tree removal and building permit signs on them.

The area from that site west to I75/85 has the potential to be a major activity center of the next 25 years - akin to the PCM area or Howell Mill corridor. The location and access (transit and personal vehicle) is spectacular.

ATL Champion · #**448** Posted **Sep 22, 2022, 12:23 AM**

Quote:

Originally Posted by jayden

That site looks like it's in the middle of nowhere.

There is a ton of development already existing. On the right edge of the photo you can see the roof tops of the 5-over-1's that exist. There is also new 4 stack apts/with surface parking to the right . The existing unpaved portion of the belt line is adjacent; it tunnels under the train tracks diagonally and runs through the ravine (greenery) in the lower right corner of the photo.

smArTaLlone · #**449** Posted **Dec 18, 2022, 6:52 PM**

smArTaLlone · #**450** Posted **Dec 24, 2022, 7:13 PM**

https://www.instagram.com/p/CmaoCoVOPVI/

PhunkyPho · #**451** Posted **Dec 25, 2022, 4:36 AM**

Quote:

Originally Posted by smArTaLlone

https://www.instagram.com/p/CmaoCoVOPVI/

The city looks so small from this angle.

cparker73 · #**452** Posted **Dec 27, 2022, 8:52 PM**

Quote:

Originally Posted by PhunkyPho

The city looks so small from this angle.

This is the view I grew up thinking about in the 80s before Midtown took off in the 90s and the boom from the past 10 years. If the Hank Aaron corridor lives up to its promise with transit and mid-rise development, this area could rival West Midtown.

Street Advocate · #**453** Posted **Dec 28, 2022, 1:21 PM**

Quote:

Originally Posted by cparker73

This is the view I grew up thinking about in the 80s before Midtown took off in the 90s and the boom from the past 10 years. If the Hank Aaron corridor lives up to its promise with transit and mid-rise development, this area could rival West Midtown.

It is an exciting time for the area. We’re wasting too much space with the new builds along the SST, however.

Perhaps semantics, but more likely is parts of the corridor will look more like Memorial Drive. To be like the developments around Howell Mill, our acreage per development needs to be smaller and actually include retail.

I have no doubt this area from the highway to the penitentiary will continue to see infill and a boon of activity.

testarossa50 · #**454** Posted **Dec 28, 2022, 2:34 PM**

The earliest West Midtown new builds, like M Street Apartments, were far worse than these. It's rare a developer has the vision, risk tolerance, and financing to build out to the neighborhood's potential rather than crawling towards the next step.

That's what makes the gulch redevelopment (and made PCM, 10 years ago) such a big deal. Something that bold can kick a neighborhood's redevelopment into a completely different trajectory.

smArTaLlone · #**455** Posted **Jan 29, 2023, 10:41 PM**

There is a new plan for student housing proposal that some in the neighborhood are opposed to.

kccumm · #**456** Posted **Jan 30, 2023, 11:46 AM**

• Video Link

shivtim · #**457** Posted **Jan 30, 2023, 1:32 PM**

Quote:

Originally Posted by smArTaLlone

There is a new plan for student housing proposal that some in the neighborhood are opposed to.

NIMBYs are so weird. There's already a 6 story apartment building right across the street, new townhomes on the other side of the street, and the block itself is all townhomes. Not to mention that many of the single family homes in this part of Summerhill were built in the 1990s. It's not like a small student apartment building is going to destroy the fabric of the neighborhood.

SteveD · #**458** Posted **Jan 30, 2023, 1:34 PM**

Quote:

Originally Posted by shivtim

NIMBYs are so weird. There's already a 6 story apartment building right across the street, new townhomes on the other side of the street, and the block itself is all townhomes. Not to mention that many of the single family homes in this part of Summerhill were built in the 1990s. It's not like a small student apartment building is going to destroy the fabric of the neighborhood.

Always a very vocal and loud minority in East Atlanta Village that fights tooth and nail over any proposed new development.

jpk1292000 · #**459** Posted **Jan 30, 2023, 3:57 PM**

Quote:

Originally Posted by SteveD

Always a very vocal and loud minority in East Atlanta Village that fights tooth and nail over any proposed new development.

If they don't like it, they can move to Woodstock. Atlanta is a city and it's the efforts of these NIMBYs that prevent it from being an even better city than it already is.

SteveD · #**460** Posted **Jan 30, 2023, 4:50 PM**

Quote:

Originally Posted by jpk1292000

If they don't like it, they can move to Woodstock. Atlanta is a city and it's the efforts of these NIMBYs that prevent it from being an even better city than it already is.

I agree and I used to tell them that to their faces until I saw the futility of it.