ATLANTA | Development Thread V

[Tuckerman]

We walked the Beltline Trail yesterday from Elizabeth Street to Midtown. What an experience. It really illustrates how close together everything is and makes Midtown and Piedmont Park connect so easily with Inman Park. This connectedness only illustrates the stupidity of the developer/owners of Midtown Place and Promenade in not seeing how convenient their shops would be with a little imagination. In this strange election period where business orientation is supposed to be the sine qua non of right thinking it is amazing how the views and attitudes of those with " a sense of the commons" can see opportunities that are apparently not obvious to the businessman.

[ChrisInmanPark]

Construction for our four legged friends...

A dog park could be in the works in the Old Fourth Ward along Freedom Parkway.

http://www.o4wbark.com/

[Terminus]

Originally Posted by ATL_J

I 100% agree with you. That entire parcel is an insult to walkability and the developer there just doesn't seem to "get it". I live in VaHi less than a half mile from Whole Foods and would walk there multiple times a week if it were easier (I still make the trip down Ponce De Leon and around), but the complex is not pedestrian friendly. And then the Beltline goes and gives them this great opportunity to connect and, from what you said, he turns his nose up at it. I just can't fathom how out of touch certain developers can be with what people want.

For those of you who were not in Atlanta when the Whole Foods shopping center was built, it's important for you to know that the proposed plan was actually the result of one or two strategic members of the Midtown Neighborhood Association who live(d) next door.

The original plan called for all the streets to the west to go into the site, and for Post Properties to build an L-shaped five story mixed use building on the Ponce and Lakeview frontages, with structured parking behind. However, MNA was opposed to anything that might encourage foot or vehicle traffic on "their" streets or less convenient parking. They also decided it was better to have a green fence along Lakeview than, gasp, apartments, and the current plan won out.

Here's the ordinance limiting access.

I wish I still had the original plan. I'd post it.

[simms3_redux]

Real big shame. I have heard rumors WF is studying Midtown anyway for a smaller store...not sure how that would work out, but in 10 years they would certainly have enough customers from within a couple square miles.

I have heard repeatedly the obstacles for connecting the two centers, but as far as I know there is nothing substantial preventing Coro from connecting to the Beltline.

Mi Cocina signage is up and lit, buildout wrapping up in another month or so. Mamanoe's is painted, but I am seriously not holding my breath. Pocket park confirmed for 10th and Peachtree. More on that and all other streetscape projects in link below:

http://midtown.patch.com/articles/midtown-alliance-capital-improvements-update-48efe994

[trnsplnt]

@Terminus is the incredible L shaped building in this incredible photo a part of said plans?

Originally Posted by smArTaLlone

I find it fascinating that in 1960 the regional transit plan envisioned transit and urban development along the Beltline next to what is now Ponce City Market. Georgia state released these documents that were a part of the Atlanta Region Metropolitan Planning Commission in 1961.

Atlanta Region Comprehensive Plan

[simms3_redux]

Apparently Mamanoe's was open...and then just closed.

http://www.whatnowatlanta.com/2012/10/15/mamanoes-brown-bags-its-things-vanishes/

I live nearby and have walked by countless times...this biatch was never open at all. "Crews converting the location to its original configuration" for re-lease up.

[briantech]

Originally Posted by simms3_redux

Apparently Mamanoe's was open...and then just closed.

http://www.whatnowatlanta.com/2012/10/15/mamanoes-brown-bags-its-things-vanishes/

I live nearby and have walked by countless times...this biatch was never open at all. "Crews converting the location to its original configuration" for re-lease up.

That place is cursed.

[Tuckerman]

Perhaps this plot should simply be leveled and turned into a pumpkin patch so we can celebrate Halloween. What an unbelievable waste of prime land.

[clexmond]

Originally Posted by simms3_redux

Apparently Mamanoe's was open...and then just closed.

http://www.whatnowatlanta.com/2012/10/15/mamanoes-brown-bags-its-things-vanishes/

I live nearby and have walked by countless times...this biatch was never open at all. "Crews converting the location to its original configuration" for re-lease up.

This may be wildly optimistic, but might this very sudden departure suggest that Dewberry is cancelling out leases and planning on finally moving forward with this block?

[Student]

"ATLANTA — The Georgia World Congress Center is planning a makeover for Centennial Olympic Park.

The park's future begins with a potential wish list of projects, developed by the park's original design firm.

Assistant park manager Joe Skopitz told Channel 2's Jim Strickland what they're hoping to solve.

"How do we really get them to spend some time here and enjoy the space, rather than just passing through?" Skopitz said.

The vision plan plots several new features, basically around the park's edges. Some of the ideas include better water features with real wading, a beer garden and terrace restaurant."

See the rest here...


http://www.wsbtv.com/news/news/local/original-developer-picked-redesign-centennial-olym/nSdZQ/

[testarossa50]

Originally Posted by simms3_redux

Apparently Mamanoe's was open...and then just closed.

http://www.whatnowatlanta.com/2012/10/15/mamanoes-brown-bags-its-things-vanishes/

I live nearby and have walked by countless times...this biatch was never open at all. "Crews converting the location to its original configuration" for re-lease up.

I actually went inside Mamanoes at one point. Unless it was just a ghost business run by zombies (which you can never be too sure of in that particular building).

It was probably the biggest letdown of a business I was semi-excited about I've ever had. Some friends and I had just gotten done watching football at Taco Mac and wanted to go back to one of our places to get some snacks for...more football of course. They suggested Publix, but I said there is this new store that might be open we should check out one block away.

We went inside and they had the same exact (read: awful) layout that the previous tenant had. The bar was stacked up with little mounds of packaged goods...random groceries all grouped together, kind of like how they do it in markets in developing countries. We looked at buying some chips and the selection was horrible, prices horrible. Seriously, Midtown Market is far better than this place. I assumed it was halfway open or something, and they were still doing renovations. I think it was mid-September.

I don't know what was going on exactly, but it was thoroughly bizarre and we all said we would never go back to that place. It was just as strange as the lounge the preceded it.

[micropundit]

http://posting.clatl.com/images/blogimag...0356-centennialolympicparkvisionplan.pdf

Very intersting set of improvements. With the new art gallery at 72 Marietta Street; the College Football HOF; the Center for Civil and Human Rights all coming on line in the next few years, there is some momentum being created downtown for some dramatic changes in its future. Now if the "new" Georgia Dome and the MMPT are added to the mix... .

[simms3_redux]

A little bit about Sembler...has implications for Fuqua as well. Now we know officially and publicly what's going on here...our favorite developers! They know what they're doing and they're very good at what they do, but I hope they quit paying any attention to ITP Atlanta.

ATLANTA -- Charlie Heard has been named vice president of development and Southeast market leader for The Sembler Co., based in the firm's Atlanta office. His duties include pursuing new shopping center development opportunities in Georgia, South Carolina, North Carolina, Tennessee and Virginia. The company, which recently celebrated its 50th anniversary, has leased/managed 12.5 million square feet and developed 27 million square feet since its inception.

Southeast Real Estate Business magazine recently sat down with Heard, as well as Sembler's Chief Executive Officer Ronald Wheeler, to learn more about the company's new mission to develop power centers instead of building mixed-use projects. Questions also focused on how The Sembler Co.'s newest hire will help achieve this goal.

SREB: Why is this a good time to go back to your roots and further develop that portion of your portfolio?

Wheeler: Right now in this market, it's not the time to do the bigger, more complicated deals with more of the lifestyle tenants that carry a greater risk level. I'm not saying we'll never do any deals like that again, but at this point taking more of a necessity-based retail model seems to be the best plan for us.

Heard: The lack of credit right now hinders doing the bigger projects, too. As Ron said, you have a lot of small shop space and the [borrowers] that are in the business are having a tough time getting loans and expanding. If someone wants to start a new business, it's tough getting the credit. That's a hindrance too in doing the larger centers with the small shops.

SREB: Charlie, what is your background and how does it play into your strategy?

Heard: Most of what I've done has been the food-anchored centers -- the Publix and Kroger stores. It goes without saying everybody has to buy groceries. The grocery business will be less impacted by the Internet as some other tenants who would be in power centers. It's just a little bit safer of a deal. You buy into the right locations in the nice neighborhoods. If you maintain them well and keep leasing up, they're good assets to have.

Wheeler: We've had very successful mixed-use projects, but to take the types of risks we were taking and keep up on deals with large amounts of speculative space is just not the thing to do right now. That's the main reason we brought Charlie on because his experience is primarily in grocery-anchored centers and power centers.

SREB: The Sembler Co. is no longer just focusing on development. What acquisition plans do you have on the horizon?

Wheeler: We like to buy centers to which we can add value. So, if it's a nice stable center that's 100 percent leased, has a good anchor tenant and is in a good neighborhood, you can't really add a lot of value to that and get the returns. We like to buy centers where we can create some value, either through leasing or redevelopment. So, that's really it -- value-add and redevelopment opportunities.

Heard: Almost 90 percent of the population growth in America from 2000 to 2010 occurred in the suburbs, and that will continue. Most of the growth follows infrastructure and good schools. Unfortunately, the suburbs typically have the better schools. Most people want to live out in the suburbs. You are seeing these suburban nodes that get developed. The offices are actually in a lot of ways moving out to where the people and the workers are. I see that trend continuing. There will be more residential development in Atlanta, inside the city at Midtown, but it will be small compared to the population growth that will occur outside Atlanta. I see that same case in Charlotte and other major Southeastern cities as well. That bodes well for us moving forward.

[Frankster87]

Originally Posted by simms3_redux

A little bit about Sembler...has implications for Fuqua as well. Now we know officially and publicly what's going on here...our favorite developers! They know what they're doing and they're very good at what they do, but I hope they quit paying any attention to ITP Atlanta.

I hope those two idiots stay as far away from ITP as possible. True enemies of smart urban development and walkability.

[simms3_redux]

Originally Posted by Frankster87

I hope those two idiots stay as far away from ITP as possible. True enemies of smart urban development and walkability.

Definitely not idiots, but not good for progressing Atlanta to the next level.


Anyway, I drove by 4 infill multifamily sites tonight.

AMLI site on North across from PCM is cleared with some construction equipment on site, so that's happening as we speak. NAP's BOHO development literally 1 block down Glen Iris on the other side of AMLI's first O4W project is UC with equipment on site. Westbridge Partners/Greystar's westside project is UC, with buildings razed and land cleared and ready to go there. On the other side of Westside Urban Market and White Provision across from Goat Farm is Walton Communities development. I think I saw porta potties and some equipment on site, so that has to be happening soon. 77 12th is officially 10 floors up and Skyhouse is rumored to be leasing up quickly and at higher effective rates than underwritten. With 2 other Skyhouse projects going up in Orlando and Austin and 1 soon to start in Raleigh, Novare will return to Atlanta to develop 100 6th, which I would guess should be by Q2-Q3 2013. 12th and Park seems to be pretty full already.

[briantech]

Originally Posted by simms3_redux

Definitely not idiots, but not good for progressing Atlanta to the next level.


Anyway, I drove by 4 infill multifamily sites tonight.

AMLI site on North across from PCM is cleared with some construction equipment on site, so that's happening as we speak. NAP's BOHO development literally 1 block down Glen Iris on the other side of AMLI's first O4W project is UC with equipment on site. Westbridge Partners/Greystar's westside project is UC, with buildings razed and land cleared and ready to go there. On the other side of Westside Urban Market and White Provision across from Goat Farm is Walton Communities development. I think I saw porta potties and some equipment on site, so that has to be happening soon. 77 12th is officially 10 floors up and Skyhouse is rumored to be leasing up quickly and at higher effective rates than underwritten. With 2 other Skyhouse projects going up in Orlando and Austin and 1 soon to start in Raleigh, Novare will return to Atlanta to develop 100 6th, which I would guess should be by Q2-Q3 2013. 12th and Park seems to be pretty full already.

Are those all apartments?

[ATLaffinity]

Originally Posted by ATL_J

I 100% agree with you. That entire parcel is an insult to walkability and the developer there just doesn't seem to "get it". I live in VaHi less than a half mile from Whole Foods and would walk there multiple times a week if it were easier (I still make the trip down Ponce De Leon and around), but the complex is not pedestrian friendly. And then the Beltline goes and gives them this great opportunity to connect and, from what you said, he turns his nose up at it. I just can't fathom how out of touch certain developers can be with what people want.

Let's not forget that the wealthy "progressives" who live in VaHi and Historic Midtown are strongly opposed to removing that super-block.

Imagine how awesome it would be to have a boulevard cross through and end at Ponce City Market.

Maybe the locals see that superblock as a buffer protecting them from the unwashed on Ponce.

[ATL_J]

Originally Posted by ATLaffinity

Let's not forget that the wealthy "progressives" who live in VaHi and Historic Midtown are strongly opposed to removing that super-block.

Imagine how awesome it would be to have a boulevard cross through and end at Ponce City Market.

Maybe the locals see that superblock as a buffer protecting them from the unwashed on Ponce.

Boulevard wouldn't "cross through and end at Ponce City Market" regardless if that super block was there or not. Boulevard continues to move north and turns into Monroe once it hits Ponce De Leon. Also, I don't think they view the "superblock as a buffer protecting them from unwashed on Ponce" because Ponce already runs along VaHi and Historic Midtown. All the block is doing is separating the west portion of VaHi from the east portion of Historic Midtown.

I think the major point, which someone already addressed and I had heard as well, as that both of those neighborhoods didn't want more traffic coming into their neighborhoods by having roads within the neighborhoods connect to the development. Which is all really unfortunate.

[ChrisInmanPark]

Originally Posted by simms3_redux

AMLI site on North across from PCM is cleared with some construction equipment on site, so that's happening as we speak.

I wonder what Masquerade is going to use now for parking now that the last of their parking lots are gone? Possibly start using parking at Ponce City Market? It will be interesting to see what they will do. Ahhh...if we only had that Beltline transit.

[Slog]

Originally Posted by ChrisInmanPark

I wonder what Masquerade is going to use now for parking now that the last of their parking lots are gone? Possibly start using parking at Ponce City Market? It will be interesting to see what they will do. Ahhh...if we only had that Beltline transit.

It is only a matter of time until the Masquerade will be redeveloped. Don't expect it to be a concert venue forever.The owners are going to cash in big time.