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BeltLine entertainment concept (with tunnel) on pace to open soon Josh Green Tue, 05/14/2024 - 08:22 It might look like a disheveled construction site now, but an Inman Park dining and entertainment concept with an inventive way of tapping into the Atlanta BeltLine’s popularity and patronage is weeks away from opening, according to ownership.

Atlanta-based Painted Hospitality is fully under construction on an expansion and interior remake of the longtime Brasserie and Neighborhood Cafe at Parish space into the company’s fourth entertainment-focused concept, Painted Park. The North Highland Avenue redo will be unique in that it includes a tunnel to safely shuffle patrons between its outdoor lawn space and the main building, beneath a driveway preserved for condos next door.

According to Justin Amick, Painted Hospitality president and CEO, the majority of Painted Park’s site-work improvements and infrastructure—including the tunnel—are now complete. A new interior addition to the historic structure, which hangs over Parish’s former back patio space, is the primary focus of remaining work.

“We hopefully will be opening in mid-June,” Amick wrote to Urbanize Atlanta via email.

Construction progress today on the expansion of the longtime, circa-1890 Parish restaurant building, with the new tunnel entry shown near the BeltLine at right. Josh Green/Urbanize Atlanta

How the Painted Park's tunnel entry meets the existing building. Josh Green/Urbanize Atlanta

Amick and company are calling the Painted Park concept a “recreational place of assembly, greenspace, and private events venue.” That means the BeltLine-fronting, yard-like portion—where the “park” in the concept name comes from—will feature a gazebo bar, outdoor televisions, fire pits, and beach and lawn games.

From there, the tunnel will connect to a lower-level gaming parlor with activities such as board, table, dice, and card games in the main building. Renovations call for two covered patios, two interior bars, and the backside addition overlooking the Eastside Trail.

Painted Park menus and pricing will be released closer to opening, according to Amick. But he says to expect weekend brunch and “snackable sharefare,” such as salads, bowls, nostalgic sandwiches, and frites and baskets. As for beverages, the focus will be on classic cocktails and coastal staples, plus local and other craft beer, and artisanal wines.

Site plan for Painted Park's outdoor components. Painted Hospitality/W. Jay George Design

Plans for the expanded Eastside Trail-fronting side of the Painted Park concept. Painted Hospitality/W. Jay George Design

Amick has described the location as among the best on the Eastside Trail—and a full-circle opportunity, in that he and several employees were part of the Concentrics Restaurants team owned by his family that opened Parish 15 years ago. Initial plans called for opening Painted Park in January.

Last month, Painted Hospitality debuted another concept in a converted old building. The Painted Pickle claimed warehouse space at 279 Ottley Drive in Armour Yards, a former industrial district now connected (for the most part) to another section of BeltLine, the Northeast Trail. (See interior photos here.)

The company also operates the Painted Pin in Buckhead andthe Painted Duck in West Midtown.  

In the gallery above, find a closer look (including Painted Park blueprints) at what’s bound for the most highly patronized stretch of the BeltLine this summer.  

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Construction progress today on the expansion of the longtime, circa-1890 Parish restaurant building, with the new tunnel entry shown near the BeltLine at right. Josh Green/Urbanize Atlanta

How the Painted Park's tunnel entry meets the existing building. Josh Green/Urbanize Atlanta

New look for Parish's former cafe space downstairs. Josh Green/Urbanize Atlanta

The former parking lot and driveway behind the building where The Painted Park's pedestrian tunnel and lawn area are planned, with the Eastside Trail depicted at right. W. Jay George Design/The Painted Pin

The former Parish restaurant and cafe space at 240 N. Highland Ave. as seen in early 2023. Plans call for a restaurant and bar above, and gaming below on the ground floor. W. Jay George Design/The Painted Pin

Plans for the expanded Eastside Trail-fronting side of the Painted Park concept. Painted Hospitality/W. Jay George Design

Painted Hospitality/W. Jay George Design

Painted Hospitality/W. Jay George Design

How Painted Park's tunnel component is expected to look and function. Painted Hospitality/W. Jay George Design

Site plan for Painted Park's outdoor components. Painted Hospitality/W. Jay George Design

Closer look at the Eastside Trail-adjacent lawn. W. Jay George Design/The Painted Pin

Plans for the upper floor of the building, where restaurant and bar spaces will be the focus, per floorplans. The North Highland Avenue entry is at left. W. Jay George Design/The Painted Pin

Floorplan of the lower-level gaming and kitchen area. W. Jay George Design/The Painted Pin

Blueprints showing where the pedestrian tunnel is placed behind the former Parish cafe. W. Jay George Design/The Painted Pin

Subtitle The Painted Park is expanding, remaking century-old Inman Park building along Eastside Trail

Neighborhood Inman Park

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Apartment stack pitched for vacant lots on ATL's growing Westside Josh Green Mon, 05/13/2024 - 14:54 A sizable apartment proposal is in the works that could continue major investments along an important east-west corridor on Atlanta’s Westside.

Multifamily project Növu West is being put together by developers Alexander Goshen and Cornerstone Strategic Partners for vacant parcels at 2481 and 2489 Donald Lee Hollowell Parkway, where empty commercial buildings were demolished about six years ago.

The Center Hill site is roughly two miles from Westside Park, Atlanta’s largest greenspace, and a bit closer to the 90-acre property where Microsoft plans to eventually build a tech campus adjacent to MARTA’s Bankhead station.

According to the development team, the eight-story building will see 125 apartments for a variety of incomes. Amenities are described as luxury-grade, with bocce, a grilling area, a swimming pool, a fitness center, and “comfortable computer and community rooms” in the mix.

How the 125-unit proposal would front Donald Lee Hollowell Parkway. Alexander Goshen/Cornerstone Strategic Partners

The Növu West site is about three and ½ miles west of what’s generally considered West Midtown. But the project’s promotional website contains multiple references to the district, calling it “a mecca for young professionals looking for an eclectic and lively area to live [… with] shops, [dinner], music venues, and more.”

According to paperwork filed with the City of Atlanta for land development permits in January, the properties in question span 1.65 acres collectively. The application is listed as pending with the city, and no permits have been issued.

The parcels in question last sold for about $63,000 in 2019, according to Fulton County property records.

Looking east toward Midtown, the property in question is shown at left in early 2023. Google Maps

Other proposals of note along Donald Lee Hollowell Parkway include a massive project by the Star Metals District developer calling for 1,600 residences alongside the BeltLine’s Westside Trail. Just west of there, an adaptive-reuse venture is in the works to transform the former Grove Theatre building into a mixed-use hub of art and activity.

Elsewhere on the Westside, the Alexander Goshen firm was recently part of a team that renovated blighted apartments in Hunter Hills into a project called 12Hundred Studios. Those micro units rented from $1,012 monthly, fully furnished, when they debuted in 2022.

We’ve submitted an inquiry with the Növu West development team for information on a construction timeline and other details. This story will be updated with any additional info that comes.

The Növu West proposal’s site at 2481-2489 Donald Lee Hollowell Parkway in the Center Hill neighborhood. Google Maps

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The Növu West proposal’s site at 2481-2489 Donald Lee Hollowell Parkway in the Center Hill neighborhood. Google Maps

Looking east toward Midtown, the property in question is shown at left in early 2023. Google Maps

How the 125-unit proposal would front Donald Lee Hollowell Parkway. Alexander Goshen/Cornerstone Strategic Partners

Subtitle Proposal called Növu West stretches boundaries of what’s considered West Midtown

Neighborhood Westside

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Atlanta crowned best U.S. city for starting a career—again Josh Green Mon, 05/13/2024 - 13:15 The season for tossing caps and tassels is here again, and graduates across the country just might be wise to launch their professional lives in the City of Atlanta, according to an annual analysis.

To determine its Best & Worst Places to Start a Career list for 2024, personal finance website WalletHub compared 182 U.S. cities based on 26 key indicators of “career-friendliness,” ranging from monthly average starting salary, the availability of entry-level jobs, and housing affordability, among other factors.

For the second year running, the City of Atlanta finished No. 1.

Atlanta landed pole position in the key “professional opportunities” ranking. The city also notched the seventh highest quality of life rating overall, with all cities finishing higher in that category being much smaller, including No. 1, Austin. (Sorry, Big Apple enthusiasts: New York City finished dead last, once again, in the overall ranking.)

Over the past year, Atlanta has either held steady or improved in each of the following categories but one (marked with an asterisk*), according to WalletHub’s analysis:   

Starting Your Career in Atlanta (1 = best; 91 = average):

• 40th*– Projected Population Growth (2046 vs. 2016)*
• 16th*– Monthly Average Starting Salary (Adjusted for Cost of Living)*
• 15th*– Entry-Level Jobs per 100,000 Working-Age Population**
• 18th*– Annual Job Growth Rate (Adjusted for Population Growth)*
• 60th*– Unemployment Rate*
• 15th*– Percent of Adults Ages 25+ with at Least a Bachelor’s Degree*
• Overall Rank: 1st

WalletHub’s study included the 150 most populated U.S. cities, plus at least two of the most populated cities in each state.

In Georgia, analysts considered the City of Atlanta proper but excluded all other cities in the metro.

However, Augusta (No. 128) and Columbus (No. 130) also made the list.

The study's Top 10 U.S. cities for college graduates right now. WalletHub

Atlanta’s relatively high median household income (nearly $79,000) worked in the city’s favor. Ditto for one of the highest growth rates in median household income among U.S. cities, which WalletHub tabulated for Atlanta at 8.9 percent annually.  

“In addition,” analysts wrote in summary, “Atlanta has a lot of job opportunities at companies that are rated at least 4 out of 5 stars on [job search and review platform] Glassdoor, along with plentiful entry-level jobs, and people have a high rate of satisfaction with their jobs.”

In other positive news for the city, WalletHub has previously ranked ATL the sixth-best large city for starting a business. And for younger grads still looking to soil wild oats, Atlanta has also ranked fourth on lists of both the most fun cities and best cities for singles.

The bottom 10 of the annual WalletHub analysis in 2024. WalletHub

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The study's Top 10 U.S. cities for college graduates right now. WalletHub

The bottom 10 of the annual WalletHub analysis in 2024. WalletHub

Subtitle Analysis points to strong starting salaries, proliferation of entry-level jobs in City of Atlanta

Neighborhood Citywide

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Georgia State baseball complex finally moves forward on stadium site Josh Green Mon, 05/13/2024 - 08:07 A decade after conversations began, Georgia State University is ready to move forward with building a baseball complex conveniently located in the shadow of downtown that honors Atlanta sports history.

The Georgia Board of Regents is expected to green-light a funding plan at their next meeting Tuesday for turning Center Parc Stadium’s Green Lot into a Panthers baseball complex that’s been percolating since 2014, as PantherTalk.com relays.

According to GSU’s proposal, the project will have a total budget of $15.85 million sourced from GSU Athletic Association gifts, in addition to GSU Foundation funds and gifts.

Plans call for a baseball stadium with 1,000 seats beneath a shade structure, plus roughly 3,000 square feet of facilities for concessions, restrooms, and a press box. Other aspects of the project would include field lighting and artificial turf.

The most recent concept available for GSU's project, which will be located just north of the former Turner Field, now GSU football's Center Parc Credit Union Stadium. Courtesy of SLAM architecture

The location, as the funding proposal notes, would be easily accessible via Panthers shuttle bus service for GSU students, faculty, and staff. (The Sun Belt Conference team currently plays home games 12 miles east of GSU’s campus in Panthersville, at a 500-seat venue with few amenities, portable bleachers, a small press box, and flooding issues, according to GSU officials. GSU’s softball team also plays in Panthersville, but at the Bob Heck Softball Complex—facilities considered “top-notch.”)

Construction of the baseball facilities would claim 400 surface parking spaces. The loss of that parking would be offset by GSU’s standalone new parking garage on Fulton Street, which is expected to open with 900 parking spaces this summer, according to school officials.

The baseball facilities would be located just north of Center Parc Stadium, where GSU football plays, and are consistent with GSU’s master plan, per the proposal.

Should the Georgia Board of Regents approve plans, GSU will move forward with design and construction in coming months. PT reports the project is expected to take 16 to 18 months to build, with a goal of opening for the 2026 baseball season.

All renderings considered current in 2023 show a softball complex operating adjacent to the baseball facilities, toward the downtown Connector freeway, but the proposal makes no mention of that.

The baseball complex would rise on the footprint of Atlanta-Fulton County Stadium, where Braves’ legend Hank Aaron smacked his record-breaking 715th home run 50 years ago. According to PT, GSU officials plan to honor Aaron with a new museum next to the baseball facility and have been consulting with the late slugger’s family.

The GSU stadium site's context prior to Summerhill's new Publix opening across the street. Google Maps

North view over the stadium complex toward downtown, as shown with tentative designs that include a softball field next door. Courtesy of SLAM architecture

The presence of GSU athletic facilities and its nearby campus has been a catalyst for Summerhill’s mixed-use transformation around Georgia Avenue since the Braves decamped to Cobb County. The diamond-shaped parking lot area where Aaron’s famed hit took place is located near hundreds of new apartments today.

For a deeper dive into the GSU project plans (that include softball) and how the facility could honor and showcase Aaron’s iconic home run, see our Q&A with the SLAM architecture design leads from last summer.

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The GSU stadium site's context prior to Summerhill's new Publix opening across the street. Google Maps

North view over the stadium complex toward downtown, as shown with tentative designs that include a softball field next door. Courtesy of SLAM architecture

The most recent concept available for GSU's project, which will be located just north of the former Turner Field, now GSU football's Center Parc Credit Union Stadium. Courtesy of SLAM architecture

Subtitle $16M facilities in works for a decade would rise where Atlanta-Fulton County Stadium stood

Neighborhood Summerhill

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Images: Near East Atlanta Village, throwback corner build advances Josh Green Fri, 05/10/2024 - 16:05 Plans are coming into clearer focus for how a unique eastside project with a repurposed Masonic Lodge at its core will soon look and function.

Commercial permit paperwork filed this week with the City of Atlanta’s Office of Buildings shows retooled designs for the most prominent section of The Lodge, a mixed-use venture that has topped out several facets where Ormewood Park meets East Atlanta Village.

According to that paperwork, the classic brick-clad building will stand four total stories as speculative office space, meaning it’s being constructed without tenants in place. The ground floor calls for retail space, with three levels of offices above, and each floor will be white-boxed, or left as raw space for future tenants, according to the filings.

Revised plans submitted to the city this week illustrating how The Lodge's spec office building will look. Clark Property R+D, King Properties; designs, McMillan Pazdan Smith Architecture

The corner parcel, at center, where the brick-clad, four-story office component is expected to rise, as seen this week. Josh Green/Urbanize Atlanta

That building will stand over the intersection of Moreland and Glenwood avenues, facing East Atlanta Village and thousands of commuters per day.

Other components of The Lodge project—including its multifamily portions—have topped out along Glenwood and Portland avenues.

The Lodge initially broke ground with demolition work in 2021, combining eight parcels that previously housed individual homes, a parking lot, and ancillary buildings. Then came funding delays caused by ballooning construction costs in the wake of the COVID-19 pandemic. The site went idle for well over a year.

More recently, affordable housing specialists Rea Ventures closed on development financing with the Georgia Department of Community Affairs to build 42 units of affordable housing on site. That allowed the broader project to proceed, too, and construction now covers the block-sized site.

Rea Ventures is developing The Lodge’s separate residential component, called The Abbington at Ormewood Park. Across the site, plans call for the new four-story structure and two smaller buildings to include a mix of studios up to three-bedroom rentals.

A standalone residential component of The Lodge project facing Portland Avenue, at the southern rim of the site.Josh Green/Urbanize Atlanta

Site plan for The Lodge/The Abbington at Ormewood Park. Clark Property R+D, King Properties

For 30 years, rents will be restricted to no more than 30 percent of income for those making between 30 percent and 80 percent of area median income. Across the project, developers are aiming for 60 percent AMI on average for residents to ensure a mix of incomes, officials have previously told Urbanize Atlanta.

That means the largest units, the three-bedroom options, are expected to rent from between $583 and $1,500, per the development team. Funding from the federal Low-Income Housing Tax Credit program, Invest Atlanta, and Partners for Home is helping make the project financially feasible.

Commercial and office spaces at The Lodge, meanwhile, are being developed by a joint venture between Clark Property R+D, King Properties, Porch & Square, and RAD Group.

Project officials said in January The Lodge’s 33,000 square feet of office, retail, restaurant, and event space was 67 percent pre-leased via King Properties. No tenant announcements have been made, despite repeated, nagging requests for more information.

More than half of that commercial space will consist of adaptive-reuse of the existing Masonic Lodge and a historic house onsite—which is expected to translate to quicker construction timelines. Officials said in January the commercial component would begin construction in late spring, with a goal finishing by the end of 2024.  

Initial plans for the future look of Glenwood Avenue at Moreland, looking southwest into Ormewood Park. Clark Property R+D, King Properties; designs, McMillan Pazdan Smith Architecture

The project’s name pays homage to a former Masonic Lodge on Moreland Avenue that’s been vacant for years but remains structurally sound, developers have said. It was built in 1947 and used as a Masonic Grand Lodge upstairs with a Kroger at street level.

Swing up to the gallery for more context and updated construction photos.

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Revised plans submitted to the city this week illustrating how The Lodge's spec office building will look. Clark Property R+D, King Properties; designs, McMillan Pazdan Smith Architecture

The corner parcel, at center, where the brick-clad, four-story office component is expected to rise, as seen this week. Josh Green/Urbanize Atlanta

Construction progress on a topped-out building along Glenwood Avenue that will house apartments. The Lodge’s separate residential component is called The Abbington at Ormewood Park.Josh Green/Urbanize Atlanta

A standalone residential component of The Lodge project facing Portland Avenue, at the southern rim of the site.Josh Green/Urbanize Atlanta

Another residential portion that has topped out along Portland Avenue. Josh Green/Urbanize Atlanta

Along Portland Avenue today. Josh Green/Urbanize Atlanta

How the corner of Moreland and Glenwood avenues appeared in early 2020. Google Maps

Initial plans for the future look of Glenwood Avenue at Moreland, looking southwest into Ormewood Park. Clark Property R+D, King Properties; designs, McMillan Pazdan Smith Architecture

The Lodge communal courtyard area. Clark Property R+D, King Properties

Site plan for The Lodge/The Abbington at Ormewood Park. Clark Property R+D, King Properties

Subtitle Other components of multifaceted The Lodge project have topped out

Neighborhood Ormewood Park

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Affordable housing concept like no other bound for ATL's Westside Josh Green Fri, 05/10/2024 - 13:58 Plans are coming to light for a Westside project that could stand apart from other affordable housing ventures around Atlanta.

The latest concept from nonprofit organization City of Refuge calls for a broad range of uses in a three-story, 37,000-square-foot building that would rise at 1343 Joseph E. Boone Boulevard, claiming what’s currently a large vacant lot.

The site is due south of Westside Park and adjacent to The 345 project—a remake of the abandoned, 1950s Danzig Hotel—that City of Refuge opened last year as 31 units of supportive housing for men.

Development plans call for 25 units of affordable housing. The building, as designed by Rickman Architecture + Design, would also see 7,640 square feet of commercial and amenity space at the ground level.

Blueprints show a social club, market, clinic, and even a credit union included at the building’s base level.

Plans for the three-level project's unique facade.City of Refuge; Rickman Architecture + Design

Base-level breakdown of proposed uses in the Bankhead building, shown with a credit union (green) and clinic (turquoise). City of Refuge

According to Invest Atlanta, the project is expected to cost $15.7 million total.

The bulk of funding would come from donations, including $3 million from the Chick-fil-A Foundation and $2 million from the Community Foundation for Greater Atlanta.

Invest Atlanta could also approve $2 million in funding in the form of a BeltLine TAD Increment Improvement Grant.

Apartments would rent from between 30 and 80 percent of the area median income or less. Most would be two-bedroom rentals, though some three-bedroom and one four-bedroom option are in the plans, according to Invest Atlanta.

On the least expensive end, the 13 units planned to rent at 30 percent AMI would go for between $689 for a two-bedroom option (826 square feet) and $796 monthly for three-bedrooms (up to 1,343 square feet).   

Beyond the commercial portion, amenities would include a community room, washer and dryer connections, and an outdoor sitting space.

The 1343 Joseph E. Boone Boulevard site today. Invest Atlanta

The site in relation to Westside Park and Midtown. Google Maps

The project’s 18-month construction schedule calls for breaking ground this year and opening sometime in 2025.  

City of Refuge’s first Atlanta project, a rental community called The 1300, finished in summer 2020. Alongside GROWTH Homes, the agency also recently built five new standalone houses for families adjacent to its Joseph E. Boone Boulevard campus, with prices starting at $279,000.

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1343 Joseph E. Boone Boulevard NW City of Refuge Rickman Architecture + Design Mixed-Use Mixed-Use Development Multifamily Westside Park Historic West End Heights West End Heights Affordable Housing affordable housing affordable apartments affordable Westside Joseph E. Boone Boulevard

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The site in relation to Westside Park and Midtown. Google Maps

The 1343 Joseph E. Boone Boulevard site today. Invest Atlanta

Plans for the three-level project's unique facade.City of Refuge; Rickman Architecture + Design

Base-level breakdown of proposed uses in the Bankhead building, shown with a credit union (green) and clinic (turquoise). City of Refuge

Invest Atlanta

Subtitle Plans call for variety of uses, unique architecture on large vacant lot

Neighborhood Bankhead

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Hallelujah! Howell Mill Road's car-sewer days coming to an end Josh Green Fri, 05/10/2024 - 08:01 As residents of northwest Atlanta have likely noticed, the Complete Streets overhaul of a corridor described as the area’s “backbone” is barreling ahead. Just brace for growing pains—for quite a while.

Atlanta Department of Transportation officials relayed this week that resurfacing activities have started as part of the Howell Mill Road Complete Street project, which initially emerged as a Renew Atlanta bond initiative way back in 2015.

Median work is underway as well near the point where Howell Mill Road meets Interstate 75, toward the top end of the Complete Streets project’s scope.

The goal is to make one of Atlanta’s most rapidly developing corridors friendlier to non-motorists, safer for drivers, and more efficient overall. Neighborhood leaders described the upgrades as “critical” in the lead up to the project’s ceremonial groundbreaking in December.  

Howell Mill Road resurfacing work happening near I-75 this week. Atlanta Department of Transportation

The general scope of the Howell Mill Road section in question, with traffic conditions at 2 p.m. on a Monday. Google Maps

According to the city’s most recent update, construction of the full project could take anywhere between 24 months and three years, with nearby residents and Howell Mill Road users experiencing “significant disruption” from here until then.

The target completion date is listed as winter 2026.

The Complete Streets redo calls for resurfacing Howell Mill Road from just north of Collier Road down to Marietta Street, a distance of about two and ½ miles. Along the route the city plans to synchronize traffic signals with fiber technology upgrades and build raised bike lanes from Forrest Street (about a block north of Atlanta Water Works) to all points south along Howell Mill.

Other upgrades will focus on sidewalk repairs, more mid-block crossings, ADA upgrades, and additional safety improvements such as bike lanes, officials have said.

The Atlanta City Council approved legislation in September to fund the full project. Construction partners P2K and Lefko Construction were picked in a joint venture as general contractors to build the street upgrades.  

A median recently installed on Howell Mill Road near Interstate 75. Atlanta Department of Transportation

How a typical section of Howell Mill Road with a new median and raised bike lanes is expected to function. Atlanta Department of Transportation

Howell Mill’s Complete Streets overhaul was once expected to begin in 2017—adding bike lanes, upgraded sidewalks and bus stops, fresh pavement, and new turn lanes—but was later axed from Renew Atlanta’s $250 million project list. Until September, the project still hadn’t been fully funded.

It comes during an era of drastic, continuing changes throughout much of the corridor.

Since 2018, more than 1,100 apartments and townhomes have delivered in the Howell Mill blocks between 14th and 10th streets alone, with hundreds more in the pipeline. Star Metals Offices, a new office building, and the mixed-use district that is Interlock’s first phase have also come together in the same area. And just this week, north of Interstate 75, developers declared another 212 apartments finished at The Howell multifamily complex. 

Despite the surge of private development, the three-lane roadway snaking through neighborhoods such as Home Park and Marietta Street Artery has been mostly unchanged in recent years, apart from a few new crosswalks.

Find more Howell Mill Road context and imagery in the above gallery. Or to really delve into the weeds with this project, head over here.

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A median recently installed on Howell Mill Road near Interstate 75. Atlanta Department of Transportation

How a typical section of Howell Mill Road with a new median and raised bike lanes is expected to function. Atlanta Department of Transportation

Howell Mill Road resurfacing work happening near I-75 this week. Atlanta Department of Transportation

Atlanta Department of Transportation

The general scope of the Howell Mill Road section in question, with traffic conditions at 2 p.m. on a Monday. Google Maps

Crowded, car-friendly conditions at one of Howell Mill Road's densest points. Google Maps

Courtesy of Upper Westside Community Improvement District

Subtitle After nearly a decade, Complete Streets progress underway on "backbone" of several neighborhoods

Neighborhood Home Park

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Fresh images: Momentum Midtown aims to up high-rise rental bar Josh Green Thu, 05/09/2024 - 15:16 Beckoning Atlantans to “Live the Momentum,” a block-altering Midtown high-rise residential project is expected to start welcoming its first residents in coming weeks after five years of planning, design modifications, and construction.

Billed as a “comfortably cosmopolitan… architectural icon” that embodies the neighborhood’s ethos, Momentum Midtown marks one of the city’s tallest residential projects to deliver in recent years, with its maximum height of 36 stories.

Toll Brothers Apartment Living, the rental subsidiary of luxury homebuilder Toll Brothers, and development partners PGIM Real Estate broke ground on the project two and ½ years ago between West Peachtree and Spring streets, just north of 10th Street.

First pitched in 2019, the project is bringing 70 total stories of new construction to a Midtown hotbed for high-rise development—both residential and office—right now.  

The project's east facade toward Piedmont Park. Momentum Midtown/Toll Brothers Apartment Living

Projected look of finished retail space along West Peachtree Street at the tallest building's base. Momentum Midtown/Toll Brothers Apartment Living

Amenities beyond the typical pet spa and lounge, coworking rooms, and EV charging stations will include a theater lounge, a catering kitchen with on-demand wine and beer taps, and a 10th-floor hangout with grills, fire pits, a clubroom, and a private dog park.

But the real kicker could be the tallest portion’s 36th-floor rooftop, which is entirely devoted to amenities. Those include a pool and sundeck with cabanas, a game room, private dining space, plus a bar and lounge with sweeping city views.

As with many new intown apartment communities, two months of free rent is being offered as an incentive right now. Beyond that, the least expensive option listed to date is a 500-square-foot studio going for $1,970 monthly.

The priciest option currently available—three bedrooms and two bathrooms in 1,813 square feet—is actually found on the 34th floor. That’ll set renters back $6,530 per month.

Pre-leasing began in April, and the first apartments and penthouses are expected to be ready for move-ins the first week of June, according to project reps.

A plush Momentum Midtown lounge space. Momentum Midtown/Toll Brothers Apartment Living

The rooftop sundeck and pool, overlooking a reimagined skyline. Momentum Midtown/Toll Brothers Apartment Living

The taller, 36-story portion facing West Peachtree Street includes 376 luxury rentals ranging from studios to three-bedroom options. A slightly shorter building with 34 stories faces west, toward the downtown Connector. Once finished, the overall project will bring 600 apartments total (640 beds) plus 4,900 square feet of retail and 615 parking spaces to serve both buildings, officials have said.

Toll Brothers acquired the property—about 1.5 acres total—from Comcast Communications for $21 million, per property records. The developer’s initial plans had called for two residential buildings standing 27 and 22 stories, but floors were later added. (Fun history: Part of the site was previously home to a huge transmission tower and other facilities that helped Ted Turner launch legendary network WTBS from Midtown.)

The apartments join an influx of living options in the western blocks of Midtown near the downtown Connector.

Momentum Midtown stands across the street from where Portman Holdings has delivered a 370-unit apartment tower at the northwest corner of Spring and 10th streets, overlooking the downtown Connector. Meanwhile, less than a block away to the north, vertical construction has begun on Rockefeller Group’s 60-story 1072 West Peachtree building, which will deliver 350 more apartments in Atlanta’s tallest new building since the early 1990s.

Toll Brothers officials said last year more than 700 workers had been employed to build the project.

In the gallery above, find more context and preview images for what Momentum Midtown will offer soon.  

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The project's east facade toward Piedmont Park. Momentum Midtown/Toll Brothers Apartment Living

The Momentum Midtown lobby. Momentum Midtown/Toll Brothers Apartment Living

Projected look of finished retail space along West Peachtree Street at the tallest building's base. Momentum Midtown/Toll Brothers Apartment Living

Southwest view over Momentum Midtown toward downtown and Mercedes-Benz Stadium. Momentum Midtown/Toll Brothers Apartment Living

Ground-floor retail space. Momentum Midtown/Toll Brothers Apartment Living

A plush Momentum Midtown lounge space. Momentum Midtown/Toll Brothers Apartment Living

Sample kitchen, living, and dining layout in a larger unit. Momentum Midtown/Toll Brothers Apartment Living

The rooftop sundeck and pool, overlooking a reimagined skyline. Momentum Midtown/Toll Brothers Apartment Living

Outdoor communal space. Momentum Midtown/Toll Brothers Apartment Living

Rooftop bar and lounge amenity. Momentum Midtown/Toll Brothers Apartment Living

Plans for the game room on the 36th floor. Momentum Midtown/Toll Brothers Apartment Living

Example of a typical bedroom. Momentum Midtown/Toll Brothers Apartment Living

Sample living room space. Momentum Midtown/Toll Brothers Apartment Living

The two-story West Peachtree Street structure that was demolished, as shown in December 2020. Google Maps

The project's Spring Street frontage, with the shorter 34-story portion facing the Connector. Toll Brothers; designs, Brock Hudgins Architects

Subtitle Yes, that's a rooftop game room, bar, and lounge on the 36th floor

Neighborhood Midtown

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Momentum Midtown - 1018 West Peachtree Street Phase 1 Momentum Midtown - 1018 West Peachtree Street Phase 2

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Housing block bound for shadow of Mercedes-Benz Stadium Josh Green Thu, 05/09/2024 - 13:43 An affordable housing venture is taking steps forward at a long-vacant site about a block south of Mercedes-Benz Stadium.

The 420 Chapel St. project, dubbed Lewis Crossing, would take shape just east of Northside Drive and fill a void amid the streets of Castleberry Hill. The fenced, gravel site has been vacant for more than 15 years, apart from occasional uses as a parking lot.

Plans call for 50 apartments in a five-story structure atop a level of underground parking. The developer is listed as Woda Cooper Companies, a firm that recently finished a project of similar scale in Peoplestown called Stanton Park Apartments.

According to Invest Atlanta, Lewis Crossing is expected to cost roughly $22 million. The economic development agency is considering a Westside TAD Ascension Fund grant of up to $1 million to help the project get started. Federal and state tax income credits are expected to supply about $18 million of the total cost.

Plans for a main residential entry at the Lewis Crossing project. Woda Cooper Companies, via Invest Atlanta

Proximity to The Benz shown at the vacant site today. Google Maps

According to a LoopNet listing, the .56-acre site is being sold for $2.85 million.

Plans call for Lewis Crossing to include one to three-bedroom rentals with amenities such as a gazebo, community garden, a fitness center, community room, and laundry facilities. (No golf simulators or saunas).

Construction is scheduled to start in March next year, with an 18-month timeline to completion, according to Invest Atlanta.

The location counts a “very walkable” Walk Score of 88, and an “excellent” Transit Score of 74, with two MARTA stations within less than a 10-minute walk.  

The five-story site plan, with underground parking shown at its base. Woda Cooper Companies, via Invest Atlanta

All apartments would meet affordability standards and rent for between 50 and 80 percent of the area median income or less, according to Invest Atlanta. The affordability period is expected to last for 30 years.

Here’s a breakdown of the proposed unit mix and rents:

Proposed unit mix and rents at Lewis Crossing. Invest Atlanta

A row of upscale, four-story townhomes was floated for another vacant lot across the street in 2021, but that project hasn’t moved forward.

Find a closer look at what’s planned for Lewis Crossing in the gallery above. 

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The 420 Chapel St. SW site in relation to Mercedes-Benz Stadium. Google Maps

Overview of the .56-acre parcel. LoopNet

Proximity to The Benz shown at the vacant site today. Google Maps

Plans for a main residential entry at the Lewis Crossing project. Woda Cooper Companies, via Invest Atlanta

The five-story site plan, with underground parking shown at its base. Woda Cooper Companies, via Invest Atlanta

Plans for the project's west (top) and north elevations. Woda Cooper Companies, via Invest Atlanta

Google Maps

Proposed unit mix and rents at Lewis Crossing. Invest Atlanta

Subtitle Project called Lewis Crossing to fill long-vacant Castleberry Hill lot

Neighborhood Castleberry Hill

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9-acre church redevelopment aims to put downtown Smyrna on map Josh Green Wed, 05/08/2024 - 15:15 The City of Smyrna’s years-long quest to create a more robust and cohesive downtown is taking a significant step forward this month.

The Cobb County city is in the process of purchasing and redeveloping the strategically located, 9-acre Smyrna Baptist Church campus—along with an adjacent former Presbyterian church property the city previously acquired—as part of a project dubbed “Downtown the Downtown.”

The church property is adjacent to the mixed-use village considered downtown Smyrna today, situated along Atlanta Road about three miles outside the Interstate 285 Perimeter. The city’s Village Green redevelopment is just beyond that, with a second location of Suwanee’s popular StillFire Brewing in the works as part of the commercial component there.   

The church redevelopment would mark another instance of congregations both urban and OTP selling properties to make way for denser development as metro Atlanta continues to grow. 

Approximation of Smyrna First Baptist Church's 9 acres in relation to today's mixed-use village, with Atlanta Road pictured at top right. Google Maps

The scope of Smyrna's 9-acre redevelopment plans off Atlanta Road. City of Smyrna

A recently formed Downtown the Downtown advisory committee met for the first time last week at Smyrna City Hall to review a timeline and next steps regarding the Smyrna First Baptist Church property at 1275 Church St. Negotiations with the church have been ongoing since last year.

According to a project summary provided to Urbanize Atlanta, city officials plan to issue a Request for Proposals on May 15 seeking ideas from development firms for the church property. The project is considered part of Smyrna’s placemaking B.O.L.D. Downtown Master Plan.

Exactly what the church property may become has not yet been determined.

A process involving “extensive citizen input” and “careful market analysis” will steer what redevelopment looks like, according to city officials. Whichever development firm is hired will help in the public engagement phase, per the city.

One building that will remain standing, the church’s stone chapel, is expected to be converted to public uses, such as live performances and community events.

Church properties that would be included in the "Downtown the Downtown" initiative. Google Maps

Plans call for saving and repurposing the church’s stone chapel for public use, such as community events and performances. City of Smyrna

Bids for the church redevelopment will be reviewed over the summer, and the project is scheduled to be awarded in August. The public engagement phase is slated to kick off sometime this fall.

City officials expect construction to begin in 2027. The church will keep operating at its current location for two years as its new facilities are built nearby on Atlanta Road, per project officials.

Travis Lindley, Smyrna Ward 3 Councilman and chair of the advisory committee, called the Downtown the Downtown redevelopment initiative a “tremendous opportunity” that will be guided by “a strong and meaningful public engagement process” in an announcement this week.

Find more site context in the gallery above.

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The 1275 Church St. site in question. Google Maps

Smyrna First Baptist Church's campus today. Google Maps

The scope of Smyrna's 9-acre redevelopment plans off Atlanta Road. City of Smyrna

Church properties that would be included in the "Downtown the Downtown" initiative. Google Maps

Approximation of Smyrna First Baptist Church's 9 acres in relation to today's mixed-use village, with Atlanta Road pictured at top right. Google Maps

Plans call for saving and repurposing the church’s stone chapel for public use, such as community events and performances. City of Smyrna

Subtitle City-led initiative called “Downtown the Downtown” seeks bold development ideas

Neighborhood Smyrna/Vinings

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Downtown Chamblee's food hall project now fully leased Josh Green Wed, 05/08/2024 - 14:08 The table is set at Chamblee’s forthcoming food hall.

The first brick-and-mortar location of barbecue concept South End Smokehouse has signed on to lease the final available stall space at Chamblee Tap & Market, according to terra alma, the real estate advisory firm handling leasing. The addition means the micro food hall, as it’s called, is fully leased months before opening.

As designed by Vickers Design Group, plans for Chamblee Tap & Market call for a taproom with 20 varieties of beer and wine on draft, both local and unique out-of-market selections. Elsewhere, three food stalls (concepts Let’s Taco Bout It and Southern Grace have claimed the other two) and a pint-sized coffee shop (Sidecar Coffee) are in the works.

The project is remaking former furniture and antiques businesses at 3509 and 3515 Broad Street into a gathering place across the street from the new Chamblee City Hall, which claimed the American Institute of Architects (AIA) Georgia 2023 People’s Choice Award for best built project over 5,000 square feet.

It’s part of a broader Chamblee Town Center plan that’s coming together as a more walkable, cohesive district across several downtown blocks.

Vickers Design Group

Context of Chamblee Tap & Market's 3509 Broad St. location among downtown destinations. Google Maps

South End Smokehouse is the product of owner-operators and childhood friends Buzz Schuster, Ken Man, and Raquel Stalcup. Expect a menu of smoked turkey, salmon, pulled pork, and St. Louis cut ribs, alongside offerings such as brisket eggrolls and “Tatchos,” with brisket available on weekends.

A private event space is also in the works at Chamblee Tap & Market. Sidecar Coffee, which will occupy the smallest stall, will also serve small plates and bakery items.

The concept by owners Jeff Kimmel and David Heymann was initially expected to open in spring 2023, but following delays it's now projected to debut later this year. Once open, it will operate seven days a week, according to project reps.

The existing Broad Street buildings in 2022. Google Maps

Vickers Design Group

“Having a top-notch barbecue spot perfectly rounds out our mission to create a vibrant, community-focused space,” said Heymann in a recent announcement. “This is exactly the type of business to help transform the Chamblee area into a bustling destination for food lovers."

Swing up to the gallery for more project renderings and context.

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Context of Chamblee Tap & Market's 3509 Broad St. location among downtown destinations. Google Maps

The existing Broad Street buildings in 2022. Google Maps

Vickers Design Group

Vickers Design Group

Vickers Design Group

Vickers Design Group

Vickers Design Group

The Broad Street location for Chamblee Tap & Market (in red, at top) in relation to other downtown eateries and the city's MARTA station. Google Maps

Subtitle Barbecue concept rounds out roster of adaptive-reuse venture across the street from Chamblee City Hall

Neighborhood Chamblee

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Vision emerges for BeltLine mixed-use buildings on Northeast Trail Josh Green Wed, 05/08/2024 - 08:23 Plans are coming into clearer focus for a two-building project at a creek-side site that includes direct water access and what Atlanta BeltLine leaders have described as “picturesque views.”

New details and renderings come by way of an Invest Atlanta report showing the project will include 130 multifamily units and roughly 10,000 square feet of commercial space deemed affordable in the Lindbergh neighborhood, near a future stretch of the BeltLine’s Northeast Trail.   

Invest Atlanta is expected to approve $250,000 from the BeltLine TAD Predevelopment Loan Fund. That will help fund an expected $2.1 million of predevelopment work to get the project off the ground, according to officials.

Located at 579 Garson Drive, the 2.68-acre site in question is just west of Piedmont Road and north of Interstate 85, along the banks of Peachtree Creek. MARTA’s Lindbergh station and the Uptown redevelopment are located about two blocks directly north.

BeltLine officials in August selected developer Pennrose and affordable housing specialists Radiant Development Partners to build the project, with a focus on both equitable housing and commercial spaces. The BeltLine had purchased the vacant Garson site from Wells Fargo with a goal of introducing more attainable housing options in the Lindbergh area.

According to early drawings, the shorter building closer to Piedmont Road would see four stories of residential uses above “micro-commercial” space, or smaller retail units meant to help small businesses get started, with a plaza fronting the BeltLine.

via Invest Atlanta

Next door would be a building with five stories of residential over two levels for parking and commercial space. Facing the BeltLine would be an elevated courtyard for residents and larger commercial and art plazas. Other aspects will include bike storage, a designated rideshare drop-off area, and pedestrian-oriented design overall.  

Onside amenities are expected to be less over-the-top than most other new apartment ventures around Atlanta. Those include a clubhouse, picnic area, fitness center, and washer-dryer connections in units, per Invest Atlanta.

Overview of how the 130-unit, two-building complex would front the Northeast Trail. via Invest Atlanta/ABI

Apartments considered affordable would be reserved for households earning between 50 and 80 percent of the area median income or less.

At the least expensive end of that equation, that means the bulk of rentals in the buildings (74 total) at 50 percent AMI would see studio units of 398 square feet renting for $798 monthly.

One-bedroom options with 580 square feet would cost $847 monthly.

Elsewhere, 13 options at that rate would have two or three bedrooms, renting from between $1,023 monthly (for 850 square feet) to $1,036 (1,150 square feet).

None of the apartments will rent at market rate, according to Invest Atlanta. Leasing rates for the project’s commercial spaces have yet to be specified.

Potential look of commercial frontage along the Atlanta BeltLine. via Invest Atlanta/ABI

Invest Atlanta estimates total costs for the project will be just shy of $60 million. A tax-exempt loan to developers would cover about half of construction costs, while another combined $19 million would come from federal and state tax credits and BeltLine TAD funding.

According to the BeltLine’s Request for Proposals issued to developers last year, the site has sufficient demand for two restaurant spaces that would cater to an estimated 235,000 annual BeltLine visits, plus a 5,000-square-foot daycare facility.

BeltLine officials expect the project to create 200 new construction jobs in the short term—and to contribute to the agency’s goal of delivering 5,600 affordable housing units by 2030.

Developers plan to partner with the Russell Innovation Center for Entrepreneurs to identify and boost small local businesses, according to the BeltLine.

via Invest Atlanta

Elsewhere in Atlanta, Pennrose’s recent projects include affordable housing at South Atlanta’s Haven and two different ventures in Sweet Auburn, McAuley Park’s first and second phase.   

BeltLine officials told Urbanize Atlanta last summer construction on the project could begin in late 2024, contingent upon developers securing financing and entitlements. Invest Atlanta’s report says the construction period will last for a year and ½, with the complex delivering sometime in 2026.

Overview of the area's existing and planned trail network from 2023. Atlanta BeltLine Inc.

The area in question is envisioned as a key cog in a regional network of trails near the future confluence of the BeltLine, Peachtree Creek Greenway, South Fork Confluence Trail, and nearby PATH400, which is expected to branch into Sandy Springs in coming years.

Find more imagery and context for the project in the gallery above.

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Overview of the 579 Garson Drive site in South Buckhead today. Atlanta BeltLine Inc.

Overview of the area's existing and planned trail network from 2023. Atlanta BeltLine Inc.

Atlanta BeltLine Inc.

Atlanta BeltLine Inc.

via Invest Atlanta

Overview of how the 130-unit, two-building complex would front the Northeast Trail. via Invest Atlanta/ABI

Potential look of commercial frontage along the Atlanta BeltLine. via Invest Atlanta/ABI

via Invest Atlanta

Subtitle Plan calls for 130 residences—all of them below market rate—and more in Lindbergh

Neighborhood Lindbergh

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