Atlanta Project Thread IV

[Pemgin]

It's Chosewood Park and half a mile from the federal pen. Y'all are asking for too much in this spot. It looks fine IRL.

[Street Advocate]

https://www.bizjournals.com/atlanta/...rise-park.html

[Street Advocate]

Originally Posted by shivtim

Something that comes to mind: Tuscany condos in Midtown. In the mid 90's when it was built, the same excuses were probably made. Midtown wasn't as developed yet, it was "dangerous" still, Atlanta is designed for cars, etc... and now we have this gated community superblock with surface parking smack in the middle of Midtown. A little bit of forward thinking could have prevented that. Instead, imagine a Glenwood Park style development where Tuscany is.

Honestly I don’t think we’ll get through to some people on here. That’s fine. But they also don’t need to be ones in decision making positions. That said I’ll gladly spend a few extra minutes of my week engaging with those who do know better and defending better design practices so not everyone in Atlanta is perceived as ignorant due to their completely uninformed hot takes. We have a concrete exhibit A compared with exhibit B example here and people keep saying “y’all are asking too much”.

[Street Advocate]

Originally Posted by ATLmangum

There appears to be soil testing going on currently at the Portman funeral home site. You can see in The Mark webcam.

[ATL_J]

Originally Posted by Street Advocate

Honestly I don’t think we’ll get through to some people on here. That’s fine. But they also don’t need to be ones in decision making positions and I’ll gladly waste a few extra minutes of my week defending better design practices do not everyone in Atlanta is perceived as ignorant due to their completely uninformed hot takes. We have a concrete exhibit A compared with exhibit B example here and people keep saying “y’all are asking too much”.

What is it you would prefer?

[Street Advocate]

Originally Posted by ATL_J

What is it you would prefer?

It’s the internet so people post their opinions rather than fact. But if I had a magic wand it would be for people to be more open minded here. It’s comical that people post things like y’all are asking too much, yet we are seeing Bankhead and English Avenue get better quality designs than a property adjacent a rich neighborhood, future bustling transportation corridor, and a park about to see massive financial investment for a complete overhaul. Doesn’t matter if the jail is nearby, people need to be more open minded and be receptive that things are changing in Atlanta. If we don’t get better designs during these huge influxes that are occurring, the city will be impacted for decades to come further restricting the potential of the city. It’s not just about engaging with the street or BeltLine, it’s so much more.

For example, using over 8.5 acres on 319 units is an egregious waste of space along a transportation corridor. For comparison, you could fit the same amount of units in townhomes under the same acreage (not that I’m advocating for townhomes at this location, just an example). Despite the lower unit costs, it will impact the long term availability of affordable units and units within walkable proximity to the corridor for decades due to its design. There’s a whole economic perspective to this in addition to the walkability and potential new town center/urban planning perspectives. I know it’s hard for some people to believe, but with 3 corners of this intersection with proposal or under construction, the density could have easily rivaled or overtook the density that Inman Park had just a few years ago before Inman Quarter existed. We’re going to continue to see new commercial nodes pop-up throughout the city, just as we see with Memorial Drive.

[smArTaLlone]

https://www.bizjournals.com/atlanta/...rise-park.html

Georgia Tech estimates its proposed 2.2 million square foot expansion at Technology Enterprise Park would cost a hefty $750 million, but university officials say they are bullish on attracting investors back to what they say will be a state-of-the-art biosciences and health innovation district.

Georgia Tech filed plans with the city seeking to rezone more than 18 acres of mostly undeveloped land surrounding the current 11-acre TEP from industrial to the industrial mix designation. The 18 acres is bounded by North Avenue on the north, Northside Drive on the west and Marietta Street on the east. The property is owned by Georgia Advanced Technology Ventures, a nonprofit that's focus includes buying and developing properties to meet the university's planning, academic and technology goals.

As part of the I-MIX zoning, Georgia Tech plans to build 610,000 square feet of industrial space, 1 million square feet of office space, 100,000 square feet of commercial space, and about 315,000 square feet for 420 units of multi-family residential.

For more than a decade, Georgia Tech has been looking to transform Technology Enterprise Park in Atlanta’s Westside into a live-work-play-learn hub and model it after its world-renowned Tech Square. Expansion plans at TEP include more laboratory and office space where research and startups would focus on biomedical innovation, digital health, advanced manufacturing and medical devices. Georgia Tech estimates 5,000 new jobs would be created at full build out anticipated to be in 2029.

The expansion would also include residential and commercial spaces that would create “a quality urban mixed-use district and not what TEP is currently configured as — an industrial research park,” said Tony Zivalich Jr., executive director of real estate development at Georgia Tech.

[NYbyWAYofGA]

Originally Posted by Street Advocate

It’s the internet so people post their opinions rather than fact. But if I had a magic wand it would be for people to be more open minded here. It’s comical that people post things like y’all are asking too much, yet we are seeing Bankhead and English Avenue get better quality designs than a property adjacent a rich neighborhood, future bustling transportation corridor, and a park about to see massive financial investment for a complete overhaul. Doesn’t matter if the jail is nearby, people need to be more open minded and be receptive that things are changing in Atlanta. If we don’t get better designs during these huge influxes that are occurring, the city will be impacted for decades to come further restricting the potential of the city. It’s not just about engaging with the street or BeltLine, it’s so much more.

For example, using over 8.5 acres on 319 units is an egregious waste of space along a transportation corridor. For comparison, you could fit the same amount of units in townhomes under the same acreage (not that I’m advocating for townhomes at this location, just an example). Despite the lower unit costs, it will impact the long term availability of affordable units and units within walkable proximity to the corridor for decades due to its design. There’s a whole economic perspective to this in addition to the walkability and potential new town center/urban planning perspectives. I know it’s hard for some people to believe, but with 3 corners of this intersection with proposal or under construction, the density could have easily rivaled or overtook the density that Inman Park had just a few years ago before Inman Quarter existed. We’re going to continue to see new commercial nodes pop-up throughout the city, just as we see with Memorial Drive.

Absolutely!

[Pemgin]

Originally Posted by Street Advocate

Honestly I don’t think we’ll get through to some people on here. That’s fine. But they also don’t need to be ones in decision making positions. That said I’ll gladly spend a few extra minutes of my week engaging with those who do know better and defending better design practices so not everyone in Atlanta is perceived as ignorant due to their completely uninformed hot takes. We have a concrete exhibit A compared with exhibit B example here and people keep saying “y’all are asking too much”.

:/

I take your point that the design isn't ideal. I don't disagree but how realistic is it to construct what would be a more expensive development in what's still a fairly low rent neighborhood? Could they get the rents they want in Chosewood Park that would justify the cost? Maybe one day but what else is there to compare it to right now?

As to Bankhead and English Avenue, those neighborhoods have location advantages that justify the investments there. MARTA rail access and adjacency to the core, Georgia Tech, and the upper westside is considerably more valuable and less risky than Boulevard near the prison, even if it juts up against desirable Grant Park. If Skylark and whatever other current proposals prove that people want to live there perhaps we'll see higher quality designs. I just mean to say that any new development in that area is kind of extraordinary right now and it may be reasonable to temper expectations until it's not.

[Street Advocate]

Originally Posted by Pemgin

what else is there to compare it to right now?

Seriously, you guys make so many excuses. “Temper your expectations”. How about you elevate your own.

Time and time again we see this in Atlanta where people say “now don’t get your hopes up” or “that’s not possible there”, when actually most of Atlanta is within 3 miles of our urban core. Where land is cheap it’s easy to invest heavily and completely transform a neighborhood. Looks what’s happened in O4W, along Howell Mill, Buckhead Village, more recently Memorial Drive, and what we are currently seeing along Capitol Ave and Marietta Blvd. Hell, section 8 housing on Parkway and Boulevard are being demolished and new luxury townhomes and apartments are going in next door.

Change is coming for every neighborhood, whether or not you want to take your head out of the sand or not.

My biggest gripe is how commonplace the tolerance for complacency and half-assed work is here. This wouldn’t be acceptable in most small cities, yet people make all sorts of excuses here. It’s nauseating.

[Pemgin]

Originally Posted by Street Advocate

Seriously, you guys make so many excuses. “Temper your expectations”. How about you elevate your own.

Time and time again we see this in Atlanta where people say “now don’t get your hopes up” or “that’s not possible there”, when actually most of Atlanta is within 3 miles of our urban core. Where land is cheap it’s easy to invest heavily and completely transform a neighborhood. Looks what’s happened in O4W, along Howell Mill, Buckhead Village, more recently Memorial Drive, and what we are currently seeing along Capitol Ave and Marietta Blvd. Hell, section 8 housing on Parkway and Boulevard are being demolished and new luxury townhomes and apartments are going in next door.

Change is coming for every neighborhood, whether or not you want to take your head out of the sand or not.

My biggest gripe is how commonplace the tolerance for complacency and half-assed work is here. This wouldn’t be acceptable in most small cities, yet people make all sorts of excuses here. It’s nauseating.

Developers don't share your level of enthusiasm for Chosewood Park, apparently. They're building what they deem is worthy of the risk and cost. When Chosewood Park is as desirable as those other places you listed, we'll see what gets built. You think something like 760 Ralph McGill or The Interlock or Star Metals is going to go up there right now?

[jayden]

Looks like the Technology Enterprise Park project will be a nice thread to link the campus with the West Midtown developments.

[smArTaLlone]

• Stories: 44
• Building Height: 526 ft
• Residential Floor Area: 283,602 sf
• Residential Units: 198
• Average Unit Size: 980 gross sf
• Office Floor Area: 226,800 sf
• Office Floor Plate: 25,200 sf
• Amenity Floor Area: 33,535 sf

323 Spring

https://portmanarchitects.com/projec...xed-use-tower/

The mixed-use tower on 323 Spring Street finds its inspiration from the unique contrast between the rigid building blocks of the city and the traditional style and design typical of southern architecture.

The organizations and functions of the building well-defined and expressed by the architecture. Three stacked sections of contrasting materials and forms are tied together by a similar language of curved lines and a vertical garden that rises from the lowest level of the podium all the way to the rooftop amenity. A vast, green wall is intended to screen the west façade of the parking deck, and a portion of it will project out and feature a more elaborate “tapestry” of plants. This tapestry will be replicated on the terraces along the west façade of the office block as well as across the residential section at the top of the tower. The articulation of the terraces and voids between the sections will blur the nature of the two functions, suggesting a better balance to the Live-Work-Play lifestyle.

The proposed tower consists of 560,087 gross SF distributed on 44 floors and incorporates the following components:

Residential – the residential section includes 283,602 gross SF and is situated at the top of the tower to maximize views. 198 units with an average size of 980 SF will be spread across these 22 floors, which are surrounded by cantilevered terraces with planters along the edge to enhance views from the interior and create a recognizable addition to Atlanta’s skyline.
Office – the office section develops across 9 floors of 25,200 gross SF each and, like the residential section, will be adorned with terraces along the west façade to provide additional leisure space to office tenants.
Amenities – the rooftop terrace and pool made up of 4,800 SF unfolds under a city scale trellis and features a wide area for events, a pool for residents, and 360-degree views of the city. There are two additional amenity levels provided in the building, the first of which is intended for use by office tenants and located above the parking deck. It provides 16,465 SF of indoor space for grab-and-go eating areas, meeting rooms, a game room, and a gym, as well as 19,280 of outdoor space surrounding the entire floor. The second amenity level is intended for resident use and is located just below the residential portion of the tower. It includes 12,270 SF of indoor space and 12,930 SF of outdoor space, accessible from all sides of the building.
Parking – the tower includes 9 floors of parking (729 total spaces) and will be accessible via shuttle elevators that connect to the lobby. Each level of the parking deck will feature plants along its edges to increase the natural green presence in the neighborhood, and the large green wall at the western edge of the block will capture pedestrian attention and become one of the tower’s most distinguishing features.
The main entrances to the office and residential lobbies are located on Spring Street on the west side of the site. In order to maximize space at grade level, the edge of the building is pushed inward to create more public space along the sidewalk below the cantilevered terraces of the amenity floors. Both lobbies provide a F&B facility to activate the space and the adjacent sidewalks.

The various sections that make up the tower rise into the sky as they decrease in size and scale. The garden theme unfolds along the west façade and opens up onto green terraces of various heights. 323 Spring Street mixed-use tower reinterprets the dichotomy between Live/Work functions blending them in a vertical garden equally important to both functions and to the soul.

[ATL_J]

Originally Posted by Street Advocate

Seriously, you guys make so many excuses. “Temper your expectations”. How about you elevate your own.

Time and time again we see this in Atlanta where people say “now don’t get your hopes up” or “that’s not possible there”, when actually most of Atlanta is within 3 miles of our urban core. Where land is cheap it’s easy to invest heavily and completely transform a neighborhood. Looks what’s happened in O4W, along Howell Mill, Buckhead Village, more recently Memorial Drive, and what we are currently seeing along Capitol Ave and Marietta Blvd. Hell, section 8 housing on Parkway and Boulevard are being demolished and new luxury townhomes and apartments are going in next door.

Change is coming for every neighborhood, whether or not you want to take your head out of the sand or not.

My biggest gripe is how commonplace the tolerance for complacency and half-assed work is here. This wouldn’t be acceptable in most small cities, yet people make all sorts of excuses here. It’s nauseating.

I still don't understand what is it you want? You mentioned higher density, but the rents aren't there to justify higher density. You mentioned townhomes could get similar density (this is wrong, townhomes get anywhere between 10-30 units per acre on the very high end). The project addresses Boulevard very well with active land uses. The nearby successful project, The Beacon, is surface parked as well. This is a very neighborhood oriented area with limited incomes and density. It will never be an office or retail core given the locational attributes of the area and connectivity. The areas you mentioned have developed through stages over decades. The first projects in West Midtown were all surface parked projects that helped create value and drive density.

I'm just curious, what is it we should be demanding on this site? What specifics? Land prices are a component of development, but construction costs and achievable rents are primarily what drive project feasibility.

[atlHawks]

LOVE all the greenery.

[alco89]

Originally Posted by atlHawks

LOVE all the greenery.

Me too, but the Atlantan in me makes me skeptical it ends up like that, if it happens.

[Martinman]

A possible 500 ft addition to the Downtown skyline?!?!

That's a surprise. And Portman is everywhere nowadays.

[Buck]

Nice, I like both designs. Atlanta has long needed to incorporate that much greenery into it's buildings. We are THE tree canopy city, lets work that into our architecture more.

[jayden]

A tractor is now active at the Portman funeral home site. Not sure if they're actually doing anything though.

[GeorgiaPeanuts]

Kinda reminds me of Eviva Peachtree