ATLANTA | Development Thread V

[ATL_J]

Originally Posted by simms3_redux

I agree, for the most part, but you speak from an architect's perspective, which no offense, is almost never realistic.

I speak from a construction and architectural perspective with a development education and while I under the gist of your points, and I understand the amenities argument, etc. you continue to equate quality design with price. That is wrong. I'm not implying we need an aggressive Gehry like structure to be "quality" design, I'm just asking for something not a garden-style apartment design with EIFS and faux-brick and stone.

"First of all there isn't a lot of room to be aggressive with design and materials..."

Assuming the owner allows, there is plenty of room to be "aggressive" with the design within budget limitations. That's the architect's job and that is not limited by monetary value. It's limited by creativity and working within budget constraints. What we have here is simply boring, uninspired design with poor material selection. The architect probably had a lot of experience doing generic apartment complexes, the developer wanted something like that, easy enough, they did that. This doesn't mean going in a different direction would have costs them anymore.

I understand you're not going to get "good materials", but again, good materials are subjective and don't drive design. Expensive materials = / = good design and good design can be achieved by being creative with what you have to work with. I also understand they have to include certain elements, like a parking deck, etc. That's not my complaint at all. I'm aware of where Atlanta is and what needs to be included to drive a development.

[AtlantaMustang]

Originally Posted by gttx

Anyway, back topic. That residential building on the AGL parking lot site (I think I have that right) is disappointing. Hopefully they are only developing a portion of the lot and will eventually include additional towers.

Agreed. Someone had mentioned this before, I forget who, but I was really hoping for something more along the lines of Glass House in Denver,


http://www.theprestonpartnership.com/project/glass-house-denver/

or more like Metropolis a couple blocks away.

I know there had been talk of an outdoor restaurant space between the buildings over the Marta line in an open space, so I'm still hoping there's one retail space directly adjacent to the Midtown station. The look of the building I'm not incredibly concerned with, but I do think Peachtree Place needs to be fronted with at least some active uses given that it really is the one big space adjacent to Midtown Marta.

Look at the restaurant Cypress down the street for an example of what I'd hope would go in at that space I'm hoping exists. It's one retail space in that area but it really activates that intersection.

[simms3_redux]

Originally Posted by AtlantaMustang

Agreed. Someone had mentioned this before, I forget who, but I was really hoping for something more along the lines of Glass House in Denver,


http://www.theprestonpartnership.com/project/glass-house-denver/

or more like Metropolis a couple blocks away.

Someone on an another forum related to development in my hometown once brought up Glass House. It's definitely an attractive complex, but not apples to apples. For one it's condos, and two pricing is about what you'd expect in a luxury Buckhead tower such as the Ritz Carlton Residences or around the 2500 Block of Peachtree if I have my bearings correct. Here's a pricing guide:

http://www.hometodenver.com/sales_lofts_current.asp?loftid=35

There are some units for sale in the $300s/SF there, but the average seems to be upper $400s/SF. I don't know what developer pricing was back in 2006/2007 when this delivered (and many cities were in bubble situations), but the rental equivalent to this is materially stronger than rents being achieved in Midtown or Buckhead, and it was built as condos, so not a fair comparison.

In many ways, unfortunately, Denver is years of Atlanta in terms of pricing, development, etc. I don't think Western cities in general are a fair comparison - I'm just happy that Midtown's largest lot is being taken away, and like the rest of you I wish the developer could take steps to improve the design, but I think it will only be easier to force improved design now that there is one less open lot for other developers to worry about and more potential for Midtown momentum to begin to drive rents, naturally, through desirability.

PS if we're really talking design quality here, Metropolis is horrible. Definitely not in the same league as Glass House, though ironically better than many newer buildings that have gone up, despite being the first high rise experiment in the area of the new Millennium.

[thebigATL]

Well i'm not sensitive I really can care less what people think of what I say,because that is what you call LIFE. people going to talk about you anyways but back to the subject.


DOWNTOWN NEWS

Tips are the lifeblood of blogs, and we appreciate them all, but sometimes they can skew a little too vague. Any help in unraveling this mystery is appreciated: "A downtown office building designed by a well-known architect is possibly going to be converted to a hotel with a flag that is not yet in Atlanta and might not be in the U.S. yet. This same hotel brand has been mentioned as looking at other areas of Atlanta as well." Hmmm. [TIPLINE]

Atlanta.Curbed.com
__________________________________________________________________________
BUCKHEAD NEWS



After years of dishing out middling (but prudent) mid-rises, Atlanta could soon put the oomph back in its development scene. If all goes as planned, this return to the eye-catching, sky-piercing modus operandi of early '90s Atlanta could begin in the heart of commercial Buckhead, followed by Midtown. The Atlanta Business Chronicle reports that New York developers Tishman Speyer — known for Atlanta's Colony Square and Manhattan's Rockefeller Center — hope to break ground this year on Three Alliance Center (above). The 30-story edifice with shimmering skin (technically, a "faceted glass curtain wall system") would be Atlanta's first new office tower since 2008. In terms of substance, it might not be alone.

If built, the 560,000 square-foot Buckhead project would stand at the intersection of Ga. Highway 400 and Lenox Road, a commercial hub that's making strides to become more interconnected and pedestrian-friendly. Speaking of walkability, there's much afoot in Midtown as well ...

faseeeeeer.jpegA taller tower being pitched by Integral Group for a site at 6th and Peachtree streets could make an even more impactful architectural statement. The 35-story apartment stack would rise just south of the Viewpoint condominiums. Renderings suggest it would incorporate a unique façade of balconies, with a rectangular stair-step base partially infused with sculpture. No solid timeline has emerged for the $70 million project.

And lest we forget the three-tower mega-project being pitched across the street from Four Seasons Atlanta in Midtown. New York developers (we're sensing a theme here) want to erect three towers by 2020, rising 60, 57 and about 39 stories, respectively. It's anyone's guess at this point if any of these dreams will be realized, but it's refreshing — and a sign of a strengthening job market — to see the bar being raised once again.

[Terminus]

Originally Posted by thebigATL

Well i'm not sensitive I really can care less what people think of what I say,because that is what you call LIFE. people going to talk about you anyways but back to the subject.


DOWNTOWN NEWS

Tips are the lifeblood of blogs, and we appreciate them all, but sometimes they can skew a little too vague. Any help in unraveling this mystery is appreciated: "A downtown office building designed by a well-known architect is possibly going to be converted to a hotel with a flag that is not yet in Atlanta and might not be in the U.S. yet. This same hotel brand has been mentioned as looking at other areas of Atlanta as well." Hmmm. [TIPLINE]

Atlanta.Curbed.com

This is the building on the west side of Peachtree Street between International and Harris Street (I refuse to call it it's current name). It was designed by Portman. The ground floor is a steakhouse, I believe.

[RudyJK]

Originally Posted by Terminus

This is the building on the west side of Peachtree Street between International and Harris Street (I refuse to call it it's current name). It was designed by Portman. The ground floor is a steakhouse, I believe.

230 Peachtree? Durango Steakhouse is on the Peachtree front. That's interesting if this is the building. I wonder how leased up that building is.

[atlantaguy]

Originally Posted by Terminus

This is the building on the west side of Peachtree Street between International and Harris Street (I refuse to call it it's current name). It was designed by Portman. The ground floor is a steakhouse, I believe.

Yeah, I have heard the same - it's 230 Peachtree.

The Hotel interested is supposedly AC Hotels from Spain, Marriott's newest brand. So far there are no U.S. locations, but they are actually looking at Atlanta for two properties as part of a small U.S. launch.

http://www.marriott.com/ac-hotels/travel.mi

[micropundit]

According to the Atlanta Business Chronicle, the developers of proposed 98 14th Street project have taken another step forward on a project that could add three towers — including one of Atlanta’ tallest — to Midtown Atlanta.OHM Atlanta LLC, a development group that includes Olympia Heights Management LLC and Ashkenazy Acquisition Corp., filed its plans for the project with the state Feb. 11 under its “Developments of Regional Impact” program, or DRI. The program was established for large projects that could have regional effects on transportation and infrastructure.


OHM Atlanta plans 1,300 residential units and 340 hotel rooms at 98 14th Street, known as the “symphony center” site, which is nestled between the 50-story One Atlantic Center and 41-story 1180 Peachtree towers.


http://www.bizjournals.com/atlanta/real_talk/2014/02/new-york-developers-of-symphony-center.html

[PremierAtlanta]

Originally Posted by micropundit

According to the Atlanta Business Chronicle, the developers of proposed 98 14th Street project have taken another step forward on a project that could add three towers — including one of Atlanta’ tallest — to Midtown Atlanta.OHM Atlanta LLC, a development group that includes Olympia Heights Management LLC and Ashkenazy Acquisition Corp., filed its plans for the project with the state Feb. 11 under its “Developments of Regional Impact” program, or DRI. The program was established for large projects that could have regional effects on transportation and infrastructure.


OHM Atlanta plans 1,300 residential units and 340 hotel rooms at 98 14th Street, known as the “symphony center” site, which is nestled between the 50-story One Atlantic Center and 41-story 1180 Peachtree towers.


http://www.bizjournals.com/atlanta/real_talk/2014/02/new-york-developers-of-symphony-center.html

Excellent!

[thebigATL]

Originally Posted by micropundit

According to the Atlanta Business Chronicle, the developers of proposed 98 14th Street project have taken another step forward on a project that could add three towers — including one of Atlanta’ tallest — to Midtown Atlanta.OHM Atlanta LLC, a development group that includes Olympia Heights Management LLC and Ashkenazy Acquisition Corp., filed its plans for the project with the state Feb. 11 under its “Developments of Regional Impact” program, or DRI. The program was established for large projects that could have regional effects on transportation and infrastructure.


OHM Atlanta plans 1,300 residential units and 340 hotel rooms at 98 14th Street, known as the “symphony center” site, which is nestled between the 50-story One Atlantic Center and 41-story 1180 Peachtree towers.


http://www.bizjournals.com/atlanta/real_talk/2014/02/new-york-developers-of-symphony-center.html

So is this a GO???


------------------
http://www.bizjournals.com/atlanta/real_talk/2014/02/details-revealed-for-massive-midtown.html

“A refined palette of contemporary materials will give the various project elements a coherent and uncluttered appearance. Bold, understandable architectural forms will maximize openness, view and connectivity, while at the same time, making a distinguished mark on the Atlanta skyline.”
The development would be built in phases with completion set for 2020.

[Terminus]

Originally Posted by thebigATL

So is this a GO???

Not necessarily. DRI is just the first level of approval. There are dozens of approved DRIs that were never built.

Nothing is a "go" until all permits are in-hand (DRI, SAP, etc.) and financing is secured.

[gttx]

Originally Posted by Terminus

Not necessarily. DRI is just the first level of approval. There are dozens of approved DRIs that were never built.

Nothing is a "go" until all permits are in-hand (DRI, SAP, etc.) and financing is secured.

I would say nothing is a "go" until you see steel start arriving on site. We have had our share of projects get approved and even start site prep - then stop (Museum Towers, 615 Peachtree, etc).

But to answer the original question, this is an extremely long process. It is moving along in the right direction, but filing for DRI review is just one in many steps before a project is ready to build...not to mention the years it will take once it gets going.

[jpk1292000]

Originally Posted by gttx

I would say nothing is a "go" until you see steel start arriving on site. We have had our share of projects get approved and even start site prep - then stop (Museum Towers, 615 Peachtree, etc).

But to answer the original question, this is an extremely long process. It is moving along in the right direction, but filing for DRI review is just one in many steps before a project is ready to build...not to mention the years it will take once it gets going.

Speaking of which, what are all of the projects that are actually being built right now in Midtown? The only ones that have dirt moving as far as I know are:

1. Proton Therapy center at North and Peachtree.
2. Apartments at North and Juniper
3. Student housing at Spring and 8th

I must be missing a few others?

[TarHeelJ]

Originally Posted by jpk1292000

Speaking of which, what are all of the projects that are actually being built right now in Midtown? The only ones that have dirt moving as far as I know are:

1. Proton Therapy center at North and Peachtree.
2. Apartments at North and Juniper
3. Student housing at Spring and 8th

I must be missing a few others?

100 6th Street?

[Ant131531]

Midtown does not have much development going on once you think about it. 100 6th St. is finishing up, but it's only 3 projects under construction other then that. O4W has just as much going on and downtown has even more than midtown. I wonder why things have slowed down.

[gttx]

Originally Posted by Ant131531

Midtown does not have much development going on once you think about it. 100 6th St. is finishing up, but it's only 3 projects under construction other then that. O4W has just as much going on and downtown has even more than midtown. I wonder why things have slowed down.

What about Atlantic Station? I haven't been there in about 5 years (mostly because I don't live in Atlanta any more), but it seems to have gone from all the rage to crickets. Will we ever see those other holes filled in?

[Ant131531]

Originally Posted by gttx

What about Atlantic Station? I haven't been there in about 5 years (mostly because I don't live in Atlanta any more), but it seems to have gone from all the rage to crickets. Will we ever see those other holes filled in?

Energy shifted to Westside lol. I mean Station 16 apartments is currently being built there in the residential part, but yeah other than that not much investment at Atlantic station.

[thebigATL]

Georgia Proton Treatment Center

615 Peachtree St Atlanta, GA 30308

visit website

State of the art, high tech cancer treatment center

Developer: Advanced Particle Therapy and Signet Enterprises
Status: Under Construction
Start Date: 2013
End Date: 2016
____________________________
131 Ponce de Leon Avenue

131 Ponce De Leon Ave Atlanta, GA 30308

280 residential units / 3,800sf retail/office

Developer: Faison
Status: Under Construction
Start Date: 2013
End Date: 2014
________________________
I FOUND THESE :http://www.midtownatl.com/business/development-tour
Yea, majority of these are over or dead.

[thebigATL]

http://forum.skyscraperpage.com/showthread.php?t=209730

[simms3_redux]

Originally Posted by Ant131531

Midtown does not have much development going on once you think about it. 100 6th St. is finishing up, but it's only 3 projects under construction other then that. O4W has just as much going on and downtown has even more than midtown. I wonder why things have slowed down.

The amount of activity in the City of Atlanta isn't "small potatoes" amongst peer cities (though it's nowhere near the activity in the TX cities, CA cities, Seattle, Miami, Boston, Chicago, etc), however it's not as significant in terms of driving momentum and shifting the urban landscape because the city, and therefore the construction zones, are very spread out. If you had the level of investment you have deployed to development in Buckhead, on the Eastside, on the Westside, Downtown, and Midtown all deployed to 1 confined district, which also happened to include the existing office, residential, hotel, and retail components scattered amongst these districts, I'd be surprised if you wouldn't already have one of the most vibrant downtowns/urban districts in America.

However, even amongst these individual areas there is low density, empty lots, and too much space between transit points. Very incremental change in Atlanta as a result, no matter how much stuff goes up.

Atlanta's also a secondary market that seems to perpetually be in "recovery mode", as opposed to boom mode. The spread out nature doesn't help this fact nowadays. Hopefully the city begins to invest in more infrastructure to connect all of these nodes, and aggressively forces development around transit infrastructure while limiting new development in the suburbs.