Atlanta Project Thread IV

[RocketSurgeon]

Originally Posted by avatar07

So was the FAR for 1072 West Peachtree happen to be different than the rest of Midtown to allow it to be 61 stories? Is it on a case by case basis?

There are different zones and some have higher FAR but it's not different for every lot.

It can vary by project though since there are bonuses for things like underground parking or mixed uses, but even then there's an absolute maximum.

Buying air rights can exceed that maximum but I don't think 1072 has done that. Its height comes from being on top of a garage and having small footprint compared to the land.

[Terminus]

Originally Posted by RocketSurgeon

There are different zones and some have higher FAR but it's not different for every lot.

It can vary by project though since there are bonuses for things like underground parking or mixed uses, but even then there's an absolute maximum.

Buying air rights can exceed that maximum but I don't think 1072 has done that. Its height comes from being on top of a garage and having small footprint compared to the land.

1072 doesn't have a higher FAR - it's just happens to have a much smaller footprint (as a percentage of total lot area), which means it can go much higher.

[testarossa50]

So basically you can build something this tall as long as your ground level parking garage takes up a lot of land?

Still failing to see the benefit/point of FAR limits besides being a carrot for better development (which I believe is a laudable goal and they’re probably effective at).

[newuserbuckhead]

Originally Posted by testarossa50

So basically you can build something this tall as long as your ground level parking garage takes up a lot of land?

Still failing to see the benefit/point of FAR limits besides being a carrot for better development (which I believe is a laudable goal and they’re probably effective at).

FAR only takes into account/applies to occupiable space. Mezzanines, mechanical penthouses, garages, they don't count towards the FAR.

[testarossa50]

Originally Posted by newuserbuckhead

FAR only takes into account/applies to occupiable space. Mezzanines, mechanical penthouses, garages, they don't count towards the FAR.

Right, so in practice the only way to build a really tall building is with a smallish floor plate and a large lot, presumably occupied mostly by a big parking garage.

[RocketSurgeon]

The point of FAR is to limit density to what the neighborhood's infrastructure can support. It's not about height. Most of Midtown has no height restriction.

Midtown's maximum FAR is only around 10x the land area because the city plan doesn't consider it to be the core. Downtown is, and its limit is more like 30-40x.

[NiffTheFox]

Originally Posted by testarossa50

So basically you can build something this tall as long as your ground level parking garage takes up a lot of land?

Still failing to see the benefit/point of FAR limits besides being a carrot for better development (which I believe is a laudable goal and they’re probably effective at).

I'm not sure how it is a carrot for better development other than the hope that by institutionalizing inefficient land use, it will limit overall supply, driving up costs and supposedly quality. While probably not sold this way, there is probably an implicit NIMBY aspect to it.

[testarossa50]

Originally Posted by RocketSurgeon

The point of FAR is to limit density to what the neighborhood's infrastructure can support. It's not about height. Most of Midtown has no height restriction.

Midtown's maximum FAR is only around 10x the land area because the city plan doesn't consider it to be the core. Downtown is, and its limit is more like 30-40x.

Such a small-minded, officious rationale.

Is any single place in the metro area besides maybe downtown better positioned than Midtown to handle much greater density? Better direct development instead to…west midtown where there’s nothing!

[testarossa50]

Originally Posted by NiffTheFox

I'm not sure how it is a carrot for better development other than the hope that by institutionalizing inefficient land use, it will limit overall supply, driving up costs and supposedly quality. While probably not sold this way, there is probably an implicit NIMBY aspect to it.

The carrot is that there are FAR bonuses to reward things like street level retail and stuff like that.

Again, not a defender of the system, as it has marred a whole cycle of development in midtown with 23-story cookie cutter glass boxes.

[Terminus]

Originally Posted by testarossa50

So basically you can build something this tall as long as your ground level parking garage takes up a lot of land?

Still failing to see the benefit/point of FAR limits besides being a carrot for better development (which I believe is a laudable goal and they’re probably effective at).

Atlanta has some of the highest FARs in the world. Downtown is 32 and 35, and Midtown is 10.2 + bonuses. The highest FAR in LA is 13; New York State Law caps residential FAR at 12 (although there's currently a proposed bill to change that). More typical Midtown Manhattan FARs cap out at 15, and with bonuses might get to 18.

FAR a way of controlling bulk without having height limit. Cities usually have FAR or numeric height limits, not both. As noted in a comment above, in NYC some buildings achieve more height with sizable voids to the towers - these do not count towards FAR. Nothing in Atlanta prohibits that.

Atlanta is also unusual in that FAR doesn't include parking decks. A survey of most US cities find that above ground parking normally counts.

[newuserbuckhead]

Originally Posted by Terminus

Atlanta has some of the highest FARs in the world. Downtown is 32 and 35, and Midtown is 10.2 + bonuses. The highest FAR in LA is 13; New York State Law caps residential FAR at 12 (although there's currently a proposed bill to change that). More typical Midtown Manhattan FARs cap out at 15, and with bonuses might get to 18.

FAR a way of controlling bulk without having height limit. Cities usually have FAR or numeric height limits, not both. As noted in a comment above, in NYC some buildings achieve more height with sizable voids to the towers - these do not count towards FAR. Nothing in Atlanta prohibits that.

Atlanta is also unusual in that FAR doesn't include parking decks. A survey of most US cities find that above ground parking normally counts.

Here's some interesting reads on FAR if you're so inclined:

From an APA Report, the Empire State Building has an FAR of 32. Though most of Midtown Manhattan has an FAR of 15.

[Olorin]

Originally Posted by Terminus

Atlanta has some of the highest FARs in the world. Downtown is 32 and 35, and Midtown is 10.2 + bonuses. The highest FAR in LA is 13; New York State Law caps residential FAR at 12 (although there's currently a proposed bill to change that). More typical Midtown Manhattan FARs cap out at 15, and with bonuses might get to 18.

FAR a way of controlling bulk without having height limit. Cities usually have FAR or numeric height limits, not both. As noted in a comment above, in NYC some buildings achieve more height with sizable voids to the towers - these do not count towards FAR. Nothing in Atlanta prohibits that.

Atlanta is also unusual in that FAR doesn't include parking decks. A survey of most US cities find that above ground parking normally counts.

Really appreciate you sharing this type of knowledge - I thoroughly enjoy all of your posts, as rare as they are.

[NiffTheFox]

Originally Posted by testarossa50

The carrot is that there are FAR bonuses to reward things like street level retail and stuff like that.

Oh, sure, the bonuses. I was thinking in terms of the overall concept itself rather than a lessening of the limitations (which I guess is more like less stick than more carrot ).

[shivtim]

Planning permit filed for 1121 Huff Road in Blandtown.
"This mixed-use project involves redeveloping a 3.03 acres tract located at 1095 & 1121 Huff Road NW, Atlanta, GA 30318 with multi-family (250 units) and commercial space (5,214 s.f.)."
Currently the site is a one story kitchen and bath showroom and a vacant lot.

[MykelAtl]

McAuley Station, a 170-unit residential development is well underway. This one would have been on people's radar in a less exciting cycle but with everything rising around the city it's easy to miss a measly 170-unit build. The Auburn & Edgewood corridor that mostly falls within Sweet Auburn can really use the TLC coming its way with McAuley Station, Waldo's Old Fourth Ward, & Front Porch on Auburn Avenue all under construction at the same time.

[Street Advocate]

Originally Posted by MykelAtl

McAuley Station, a 170-unit residential development is well underway. This one would have been on people's radar in a less exciting cycle but with everything rising around the city it's easy to miss a measly 170-unit build. The Auburn & Edgewood corridor that mostly falls within Sweet Auburn can really use the TLC coming its way with McAuley Station, Waldo's Old Fourth Ward, & Front Porch on Auburn Avenue all under construction at the same time.

Is the parking deck all the way up? Saw one while on MARTA, then forgot about it.

[MykelAtl]

It looks like the garage has topped out but net yet finished. The design of this project isn't awe inspiring by any stretch. Given it's a much needed budget conscious development means the material quality won't save it either. At least it's buried in the neighborhood & will be great infill. Now the Front Porch project is another story! Great design, as it should be given its Auburn Avenue location. It will be interesting to see which project comes out on top between Waldo's & Front Porch.

[shivtim]

Georgia Tech announced a new $117 million, 191,000 sqft, 862-bed residence hall. Expected to open fall 2026. Located on the west side of campus, on Northside drive between 8th and 9th.

[Sojourner_Terminus]

Originally Posted by shivtim

Georgia Tech announced a new $117 million, 191,000 sqft, 862-bed residence hall. Expected to open fall 2026. Located on the west side of campus, on Northside drive between 8th and 9th.

Good spot for more housing. One of the last undeveloped blocks on campus. What are the chances they reconnect 8th street? Tech pkwy and Northside drive ramps right there make me think it wouldn't happen, but they need to integrate tech with the upper westside (or whatever theyre calling it.) Maybe they could reconnect Curran Street instead.

[MultiFamilyFriendly]

Originally Posted by Sojourner_Terminus

Good spot for more housing. One of the last undeveloped blocks on campus. What are the chances they reconnect 8th street? Tech pkwy and Northside drive ramps right there make me think it wouldn't happen, but they need to integrate tech with the upper westside (or whatever theyre calling it.) Maybe they could reconnect Curran Street instead.

Looks like 8th might be as good of an opportunity as any to have a bike/ped bridge. Could add bike lines linking from the Brady cycle track all the way over to the bike/ped promenade in the middle of campus. I can't imagine any safe way to cross at grade there.