ATLANTA | Development Thread V

[clexmond]

I'm really looking forward to renderings of this project. I hope they take advantage of the challenge of building above MARTA and incorporate some sort of outdoor space / plaza. I think it could look incredible spanning a pedestrian crossing from MARTA across Peachtree Place and through the center of that lot between a couple of high rises. Restaurants / retail could even line the interior of a plaza.

[NativeAtlantan]

Originally Posted by arjay57

Cool. I walked part of the route the other day and was trying to imagine how it will look when the cars are actually zipping along.

Any word on who will be operating the line? I had assumed it would be MARTA but have been told they won't be doing it.

I am not real excited about all the overhead wires that are going to be strewn all over the place. Expecting that to look quite a bit cluttered.

[scania]

Originally Posted by ChrisInmanPark

I hope that this new development will finally push out the male prostitutes that hang out there at the corner of Cypress and 8th. It's not fun walking through there to the MARTA station at night and being harassed by transvestites and dope boys.

LOL...whats worse is when I'm walking my dog and a few them have learned my dog's name.

[scania]

Originally Posted by testarossa50

The main reason: $$$.

Midtown's land prices are extremely high in anticipation for future demand of high-end condo, apartment, and office development. That demand doesn't currently exist, and if you were to build out Midtown with product that could actually be absorbed by the current Atlanta economy, we'd end up with a lot of these cheaper ~5 story stick-built affairs. I think we can all agree that a sea of Skyhouses would even be preferable to that.

Frankly, I'd rather wait the 10 or so years for gradual improvement in the market for quality development--the market that can sustain 20+ floor buildings and higher-end finishes--rather than build Midtown out completely with lowrise, cheaper stuff right now.

Just look at the bright side: the worst Midtown will be in the next decade is right now. The other neighborhoods can have their cheaper, ~5 floor stick-built apartments. We'll stick with highrises and high(er) quality development in Midtown, which will take time but will maintain it as the best urban neighborhood in this part of the country.

In Buckhead, you have so incredibly much quasi-prime land available that it is a lot cheaper and can accommodate the various different strata of development in demand in Atlanta right now. But Midtown can't do this: a victim of its own urban success, in a way.

Downtown, of course, is driven by a completely different set of factors than Midtown--a different discussion entirely.

I agree, I would rather wait and get quality things built in Midtown(technically across the entire stretch from Downtown to Buck head). But, I don't think that land prices are more expensive in Midtown. I don't remember the details, but just a few months ago, there was some purchase/and or lease in Buckhead that was the most expensive outside of Manhattan. And we have to remember, that there is a lot of undeveloped land in Midtown, there's a lot of potential for growth and an urban atmosphere that can be created, and I'm not only talking about having a 3 or 4 blocks of a true urban grid/atmosphere.

[arjay57]

Originally Posted by scania

I don't think that land prices are more expensive in Midtown.

Land costs in Midtown and Buckhead are about the same. However, there are just so many more developable (and re-developable) zones in Buckhead. You've got the Village, the Lenox area, the south Buckhead/Brookwood area, Piedmont and Lindbergh, the corridor between Peachtree Battle and Collier, WPF, etc., etc., etc.

The prime areas in Midtown are far more compact and are largely defined by the freeway and the street grid between North Ave and Pershing Point. (Plus of course Atlantic Station).

[Terminus]

Originally Posted by scania

I agree, I would rather wait and get quality things built in Midtown(technically across the entire stretch from Downtown to Buck head). But, I don't think that land prices are more expensive in Midtown. I don't remember the details, but just a few months ago, there was some purchase/and or lease in Buckhead that was the most expensive outside of Manhattan. And we have to remember, that there is a lot of undeveloped land in Midtown, there's a lot of potential for growth and an urban atmosphere that can be created, and I'm not only talking about having a 3 or 4 blocks of a true urban grid/atmosphere.

I believe hat was for the largest commercial loan outside of Manhattan, not the highest land purchase price.

[testarossa50]

Originally Posted by scania

I agree, I would rather wait and get quality things built in Midtown(technically across the entire stretch from Downtown to Buck head). But, I don't think that land prices are more expensive in Midtown. I don't remember the details, but just a few months ago, there was some purchase/and or lease in Buckhead that was the most expensive outside of Manhattan. And we have to remember, that there is a lot of undeveloped land in Midtown, there's a lot of potential for growth and an urban atmosphere that can be created, and I'm not only talking about having a 3 or 4 blocks of a true urban grid/atmosphere.

FWIW when I said "quasi-prime" I'm talking about random development on Piedmont (which was what prompted the comment I was responding to), among other places, much of which is within Buckhead. Development quality in Buckhead's prime nodes (mainly just around Buckhead Station and Lenox Mall) is similar to Midtown; presumably land costs are too. Lindbergh? Not so.

[whiterabbit]

I am relatively new to Atlanta having lived in London before so excuse the question but why are developers not forced to pay significant impact fees to incorporate new transport infrastructure when they build in areas such as near the Home Depot at Lindburgh. It makes zero sense to me that a developer is even allowed to put such density without having to also pay for new sidewalks etc and safe crossings to the Lindburgh Marta.

Likewise surely there is more profit to be made in building an apartment/condo building near the Marta in terms of higher rents etc or I am being crazy. In Europe and cities such as DC, Portland, Seattle there is a massive premium to be able to walk to transport and stores when you rent/buy a condo. Is Atlanta so different? If you look at the recent sales and low inventory of high end condos I would have thought now would be the time to build quality construction in Midtown not low quality on the bad side of Piedmont Rd.

[Terminus]

Originally Posted by whiterabbit

I am relatively new to Atlanta having lived in London before so excuse the question but why are developers not forced to pay significant impact fees to incorporate new transport infrastructure when they build in areas such as near the Home Depot at Lindburgh. It makes zero sense to me that a developer is even allowed to put such density without having to also pay for new sidewalks etc and safe crossings to the Lindburgh Marta.

They DO have to pay impact fees and have for many years, but the City Council, in its infinite wisdom, historically chose to spend the money in certain districts that needed investment - not where the project was. I believe a recent court case rule that this was illegal and that they had to be in the areas where the impact is, but that was very recently.

[arjay57]

Originally Posted by whiterabbit

I am relatively new to Atlanta having lived in London before so excuse the question but why are developers not forced to pay significant impact fees to incorporate new transport infrastructure when they build in areas such as near the Home Depot at Lindburgh. It makes zero sense to me that a developer is even allowed to put such density without having to also pay for new sidewalks etc and safe crossings to the Lindburgh Marta.

They do have to pay substantial impact fees in some parts of the city (such as Lindbergh). I would guess the fees would run in the range of several hundred thousand dollars for the typical apartment building. They should be enough to pay for crosswalks. In addition to the impact fees they also have to comply with the applicable SPI. At Lindbergh that would be SPI-15, which mandates wide sidewalks, accessory areas, lighting, street furniture and similar TOD requirements.

In the past there was a problem with the city taking impact fees generated in one part of the city and spending them elsewhere. However a state law was passed to prohibit that. I believe that has now gone into effect.

[NYbyWAYofGA]

Originally Posted by ChrisInmanPark

I hope that this new development will finally push out the male prostitutes that hang out there at the corner of Cypress and 8th. It's not fun walking through there to the MARTA station at night and being harassed by transvestites and dope boys.

Hey, speak for yourself sonny boy...

[bigstick]

Question? Does anyone have a link to a live cam at the College Football HOF and the Civil Rights Museum?

Thanks

[Eightball]

Originally Posted by Immovable_Media

SkyView Atlanta: http://www.youtube.com/watch?v=PVRO87sLCt0
A very fine addition to our skyline!

National Center for Civil & Human Rights: http://www.youtube.com/watch?v=SkpcNw8sr88
Crews are up to what appears to be the 2nd or 3rd floor. The unique curvatures of the building can already be seen.

College Football Hall Of Fame: http://www.youtube.com/watch?v=-rFceJ8kww8
The site is roaring with activity!

New Falcons Stadium - Northern Site: http://www.youtube.com/watch?v=L25t-kTsqoY
Here's a shot from the top of the Atlanta Garden Inn's parking deck looking west. Notice the massive power lines crossing the lots. I can see why these could cost millions to relocate but it could be cheaper than paying the churches to move...

Excellent, as always.

[arjay57]

Oops, just realized I posted almost the same thing Terminus did on impact fees. We must have typing at the same time!

Sorry about that.

[Immovable_Media]

Cox Enterprises Tower: http://www.youtube.com/watch?v=p9NtxcmaJRc
The building is taking shape as crews lay the foundations on the 3rd floor.

Hyatt Hotel at Villa Christina: http://www.youtube.com/watch?v=gJt97yro1VA
Work continues on the 6th floor... Be careful of the overzealous under-paid security guards on duty. Film from the sidewalk and play it

Citizen Perimeter Apartments: http://www.youtube.com/watch?v=hpVZ5aZGut4
A 5-story prking deck has taken shape. Crews begin framing work on the ground floor.

Apartments at Perimeter Town Center: http://www.youtube.com/watch?v=DpMJZ7Pm_ng
Foundations are being poured starting on the northern section of the lot.

**ATL Streetcar update up next**
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[ATLaffinity]

At the risk of boring the construction-only crowd, I will note that Atlantic Station is going to keep those 4 BB&T Open tennis courts as public courts the rest of the year.

http://blog.atlanticstation.com/2013/07/30/bbt-atlanta-open-courts-dedicated-to-atlantic-station/

It's nice though the main courts are separate from the practice courts by quite some distance. And without the stands, you are basically playing in a concrete pit. Maybe they will come up with a makeshift clubhouse....

[Zanarkand A East]

Originally Posted by TothebackofPhipps

Dad - Is that you???

Not a word of this to your mother

[Newnan_Eric]

Interesting news about the area around Underground and the State Capital:

Tourism focus of Capitol makeover

Maybe they will revive plans to cap the connector across from the capital and connect to a linear park between Memorial Drive and MLK.

[echinatl]

New tower near Grady?
http://www.bizjournals.com/atlanta/print-edition/2013/08/02/gradys-74m-expansion-includes.html

[Immovable_Media]

I toured the entire ATL Streetcar Loop on July 30th and file this update:

https://www.youtube.com/watch?v=-LV9021EUO0

As you can see work is, sectionally, full speed ahead! Crews are still moving utility lines along Luckie St between Olympic Park Blvd and Forsyth St. The track along Edgewood Ave between Peachtree Center Ave and Jackson St has been laid. One can even make out the stops at Hurt Park, Aurburn Market and Hillard St. Crews are busy "thermite welding" tracks together along Jackson St. Tracks have also been laid along Auburn Ave between Jackson St and the Connector. The rest of Auburn Ave (Connector to Woodruff Park) is idle. Crews have begun laying track along Peachtree St between Auburn and Ellis. The stop at Peachtree St MARTA station is visible. The corner of Peachtree and Ellis will look beautiful with the streetcar passing in between these historical buildings (Ellis Hotel and former Macy's Department Store). Meanwhile, crews are still performing utility work along Carnegie. Andrew Young Blvd and Olympic Park Blvd are idle.

I'll be posting smaller, more digestible, sectional clips once they are ready. Enjoy and SPREAD THE VIDEO AROUND. The Streetcar needs all the positive press we can give it