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BeltLine unveils plan for 3,300 Westside homes, commercial village Josh Green Thu, 05/02/2024 - 13:34 Following a year of pop-up events, study groups, and other forms of community engagement, Atlanta BeltLine Inc. has unveiled ambitious redevelopment plans for a large section of Westside land that reflect what the community wants, according to project officials.

As revealed during a Monday study group meeting, 60 acres of land both vacant and occupied just south of MARTA’s Bankhead station could see a staggering 3,292 housing units take shape, alongside a 123,000-square-foot commercial village and a variety of new greenspaces, connecting trails, and amenities such as playgrounds and an amphitheater.

That’s according to a master plan BeltLine project heads are finalizing for sites owned by ABI and the City of Atlanta along Donald Lee Hollowell Parkway and Chappell Road, with about half of it fronting the Westside Trail corridor.

The BeltLine owns more than half of the property in question, or 31 acres, which the agency has said will bolster its push toward creating fresh affordable housing options intown.

One key “front door” component that would take shape on 6 acres along Donald Lee Hollowell Parkway would be a big-box grocer or retailer up to 40,000 square feet that needs visibility from the key east-west traffic corridor, as the Atlanta Business Chronicle first reported, citing BeltLine officials.

Plans for the full scope of the 60-acre site, with the Atlanta BeltLine-owned portion at bottom left. Atlanta BeltLine Inc.

The city’s portion of the site is more complicated, because it’s currently used by a variety of city facilities that would have to be relocated, apart from Department of Watershed Management operations that would likely remain on site. BeltLine officials expect a draft plan for those relocations to be finished later this year, though completing relocation could take a significant amount of time, as the ABC relays.

In the meantime, the BeltLine plans to plow forward with turning its portion of the site into 1,031 townhomes, apartments, and live-work units, plus connecting paths to nearby parks, the BeltLine, and the MARTA station. Proctor Creek, which cuts through the BeltLine’s site, would separate the bulk of new housing from planned park space closer to the Westside Trail.

The BeltLine's portion of the site could see more than 1,030 townhomes, apartments, and live-work units. Greenspace, at right, could include playgrounds and an amphitheater. Atlanta BeltLine Inc.

The BeltLine’s forecast calls for soliciting development partners early next year, and then establishing affordability guidelines and starting work on trail connections throughout the property. BeltLine leadership plans to cap a portion of both residential and commercial space at below-market rates—the median household income in the area is just $42,000 per year, or less than 40 percent of metro Atlanta's overall—but exactly how much, and at what cost, hasn’t been determined.

According to BeltLine officials, residents recently polled about the redevelopment during a series of events said they would like to see the largest portion of the land—41 percent of it—devoted to retail and commercial space. That was followed by housing/affordable housing (22 percent), connectivity options (also 22 percent), and greenspace (15 percent).

Tentative plans for BeltLine connectivity to future housing and other development. Atlanta BeltLine Inc.

Update on construction of the final Westside Trail link. Atlanta BeltLine Inc.

The BeltLine acquired the acreage in Bankhead’s Historic Westin Heights neighborhood three years ago as part of its land-acquisition strategy to support more equitable development near the 22-mile loop. At one and ½ times the size of Centennial Olympic Park, the BeltLine’s property was previously home to Chappell Forest Apartments, which had been shuttered for several years before being demolished.

The Westside location has much going for it.

The land is adjacent to Grove Park, near the Maddox Park greenspace, directly south of the massive Westside Park and 90 acres owned by Microsoft, which paused redevelopment of a new campus last year, citing economic conditions.

Another significant driver for investment, the Westside Trail corridor’s final unbuilt section, is under construction just to the east. That 1.3-mile trail piece is on pace to open in summer 2025. MARTA has also taken steps toward redeveloping its Bankhead station into a mixed-use hub about a half-mile away.

Find more context and imagery related to the Bankhead site in the gallery above.

The 60-acre combined site's location west of downtown. Google Maps

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• Bankhead news, discussion (Urbanize Atlanta)

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425 Chappell Road NW Atlanta BeltLine Land Beltline Atlanta BeltLine Westside Trail Historic Westin Heights Affordable Housing BeltLine Subarea 10 Master Plan BeltLine Tax Allocation District Maddox Park Donald Lee Hollowell

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Plans for the full scope of the 60-acre site, with the Atlanta BeltLine-owned portion at bottom left. Atlanta BeltLine Inc.

The BeltLine's portion of the site could see more than 1,030 townhomes, apartments, and live-work units. Greenspace, at right, could include playgrounds and an amphitheater. Atlanta BeltLine Inc.

Tentative plans for BeltLine connectivity to future housing and other development. Atlanta BeltLine Inc.

Update on construction of the final Westside Trail link. Atlanta BeltLine Inc.

The 60-acre combined site's location west of downtown. Google Maps

The BeltLine's 425 Chappell Road site's context near MARTA's Bankhead station, the Maddox Park greenspace, and the last unbuilt Westside Trail corridor. Google Maps/Urbanize

Atlanta BeltLine Inc.

The 425 Chappell Road site's conditions today. Atlanta BeltLine Inc.

Subtitle Bankhead site in question borders last unfinished stretch of Westside Trail

Neighborhood Bankhead

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Images: Midtown's new Emmi tower sets pricing, nears opening Josh Green Thu, 05/02/2024 - 08:18 Two years after breaking ground, a project that’s promised to be among the most architecturally intriguing new towers to recently deliver in Atlanta is at the doorstep of opening.

Atlanta-based JPX Works and development partners Zeller and Manulife Investment Management have begun pre-leasing efforts at their 31-story apartment venture over Spring Street christened Emmi Midtown.

Options range from NYC-sized studios to three-bedroom penthouses with sweeping city views and rents to match. Move-ins are scheduled to begin next month.

Overall, the building is billed as being “comfortably chic” with a posh but laidback vibe that wouldn’t be out of place in a coastal setting. Plant purveyors The Victorian Atlanta have been brought in to create “an oasis both serene and a bit green,” per Emmi reps.

The least expensive apartment option currently listed is a 466-square-foot studio on the 11th floor, near the pool, which is renting for $1,855 monthly.

Overview of pool seating and lounging options. via EmmiMidtown.com

The 31-story JPX Works tower, as seen last month from the west side of the Connector, near 14th Street. Josh Green/Urbanize Atlanta

The priciest options, naturally, are penthouses perched on the top two stories.

Those are renting in the $5,000 per month range and above, with the most expensive of the lot being a 31st-story, south-facing penthouse asking $7,635 monthly for three bedrooms and two bathrooms in 1,611 square feet. Two months of free rents is being offered as an incentive. 

Levels two to nine are dedicated to parking, and the 10th story is where amenities are situated.

Construction on the 326-unit high-rise began in May 2022, and the Emmi building has since climbed from a relatively small, .54-acre site at the southeast corner of Spring Street’s intersection with 18th Street. It replaces a vacant one-story building that had most recently housed The John Marshall Law School’s Blackburn Conference Center. 

Covered, exterior lounge area with city views. via EmmiMidtown.com

Poolside bar and lounge. via EmmiMidtown.com

Amenities around the building will include a 10th-floor pool deck and outdoor lounge with fire pits, coworking spaces, indoor lounge areas that aim for a hospitality feel, plus a large fitness center, meditation room, and yoga facility.  

Atlanta-based firms RJTR architecture and interior-designers Square Feet Studio have joined general contractor Brasfield & Gorrie in delivering the project, which topped out in October.

According to JPX officials, the building’s name was inspired by architectural elements of the façade that resemble the letters “E”, “M”, and “I”—a tactic that echoes the company’s Lilli project’s branding farther south in Midtown.   

The development team has said momentum for “Midtown’s northern arts district” is strong given SCAD’s recent expansions, Colony Square’s revival, mixed-use Midtown Union’s completion in 2022, and employment wins such as Microsoft’s expansion at nearby Atlantic Station.

In the gallery above, find a thorough preview of what Emmi stands to bring to the northern blocks of Midtown.  

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1405 Spring Street NW Emmi Midtown 1405 Spring Street JPX Works Zeller Midtown Union Square Feet Studio Ironwood Design Group Brasfield & Gorrie The William Breman Jewish Heritage Museum Lilli Midtown Inman Quarter ODA Architecture Jarel Portman Midtown Development Lilli 17th Street Spring Street 18th Street Center for Puppetry Arts The Breman Museum Kimley-Horn & Associates Morris Manning & Martin RJTR Design Rule Joy Trammell + Rubio Atlanta Development Atlanta Construction The Victorian Atlanta

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The 31-story JPX Works tower, as seen last month from the west side of the Connector, near 14th Street. Josh Green/Urbanize Atlanta

Planned "Emmi" branding over Spring Street. The building's "dynamic façade incorporates a large-scale framework, defined by random groupings of inboard balconies," per JPX. Courtesy of JPX Works; designs, RJTR (architecture), Square Feet Studio (interiors)

Interior designs on tap for the Emmi lobby. Courtesy of JPX Works; designs, RJTR (architecture), Square Feet Studio (interiors)

The 10th-floor pool deck. Courtesy of JPX Works; designs, RJTR (architecture), Square Feet Studio (interiors)

Example of kitchen designs inside one of Emmi's 326 apartments. Courtesy of JPX Works; designs, RJTR (architecture), Square Feet Studio (interiors)

Example of a resident bathroom. Courtesy of JPX Works; designs, RJTR (architecture), Square Feet Studio (interiors)

Plans for the Emmi building's western facade toward the downtown Connector freeway. Courtesy of JPX Works; designs, RJTR (architecture), Square Feet Studio (interiors)

Communal space at the amenities level. via EmmiMidtown.com

Covered, exterior lounge area with city views. via EmmiMidtown.com

Overview of pool seating and lounging options. via EmmiMidtown.com

Example of Emmi balconies at the building's corners. via EmmiMidtown.com

Floorplan for the tower's largest, priciest option, apartment 31C. via EmmiMidtown.com

Poolside bar and lounge. via EmmiMidtown.com

Emmi fitness center. via EmmiMidtown.com

The 16-unit Emmi layout of the 11th story, the first residential floor. via EmmiMidtown.com

The top-floor unit layout that includes penthouses. via EmmiMidtown.com

Subtitle It's 31 stories of swank over Spring Street

Neighborhood Midtown

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At long last, Southwest ATL warehouse redevelopment eyes start date Josh Green Wed, 05/01/2024 - 15:20 Five years after redevelopment plans first made headlines, a warehouse complex has begun ramping up marketing efforts in Southwest Atlanta in preparation for construction moving forward in coming months. 

Atlanta-based developers Urban Realty Partners hope to start construction by the end of this year on the initial phase of Oakland Exchange, an adaptive-reuse transformation of the former Cut Rate Box warehouse complex that dates to the early 1990s.

The 1088 Murphy Ave. property is located immediately west of the BeltLine’s Murphy Crossing redevelopment site, about a block from the Westside Trail in Oakland City. It had previously been used as box warehouses since the early 1970s; former redevelopment plans (originally dubbed “The Murphy”) came to light in spring 2019.

Urban Realty has partnered with Kronberg Urbanists + Architects and Praxis3 to design what’s described as a “multifaceted destination for residents, office and retail users, and community members” that will eventually span 5 acres, including vacant land adjacent to warehouses. Stream Realty Partners has been hired to lease the project.

Overview of Oakland Exchange's two early 1900s warehouse buildings remade with active uses. Oakland Exchange/Urban Realty Partners

How original, heavy-timber features at the warehouse buildings appear today. Renovation plans call for retaining them. Oakland Exchange/Urban Realty Partners

According to Stream Realty senior associate Malik Leaphart, the first phase of Oakland Exchange will include 126 loft residential units and 15,000 square feet of commercial space. All of that would take shape in existing, century-old buildings on site, which include features such as original heavy-timber infrastructure.

According to marketing materials, Oakland Exchange's initial phase is scheduled to deliver next year. 

The brick buildings in question stand three and four stories along a MARTA line, where an infill station is planned to take shape in coming years as a transit connection to the BeltLine.

Eventually, plans call for more than 200 residential lofts, plus 60,000 square feet of offices and 8,000 square feet of retail at Oakland Exchange.

Context of Oakland Exchange's BeltLine proximity and other investments in the general area. Oakland Exchange/Urban Realty Partners

Oakland Exchange's existing warehouse buildings and water tower, as seen along Murphy Avenue, looking toward downtown in early 2023. Google Maps

Other sizable developments nearby on the BeltLine have recently made news.

West End’s Lee + White district has begun opening its food hall and leased space to U.K.-based motorcycle manufacturer Triumph Motorcycles for a new North American headquarters, among other new signings.  

In March, Atlanta BeltLine Inc. and Invest Atlanta leaders officially selected Culdesac and Urban Oasis Development as developers for the vacant Murphy Crossing property, setting the stage for community engagement and redevelopment of the 20-acre site.

Meanwhile, just south of Murphy Crossing on Woodrow Street, another concept unveiled in 2022 for 7 dormant acres has yet to move forward. That project has called for a village’s worth of new housing—301 apartments and 25 townhomes—alongside roughly 20,000 square feet of commercial space in two buildings.

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1088 Murphy Ave. Oakland Exchange Urban Realty Partners Stream Realty Partners Beltline Atlanta BeltLine Westside Trail Murphy Crossing Adaptive-Reuse Adaptive-Reuse Development Adaptive-Reuse Project Southwest Atlanta Praxis3 Kronberg Urbanists + Architects

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Context of Oakland Exchange's BeltLine proximity and other investments in the general area. Oakland Exchange/Urban Realty Partners

Overview of Oakland Exchange's two early 1900s warehouse buildings remade with active uses. Oakland Exchange/Urban Realty Partners

Oakland Exchange's existing warehouse buildings and water tower, as seen along Murphy Avenue, looking toward downtown in early 2023. Google Maps

How original, heavy-timber features at the warehouse buildings appear today. Renovation plans call for retaining them. Oakland Exchange/Urban Realty Partners

Eventual retail plans at the Oakland City property. Oakland Exchange/Urban Realty Partners

Subtitle Initial phase of Oakland Exchange calls for mix of residential lofts, commercial space

Neighborhood Oakland City

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Delightfully old-school building floated near East Atlanta Village Josh Green Wed, 05/01/2024 - 13:43 Could another brick-clad, flatiron-style building be bound for East Atlanta? According to a new commercial property listing, the answer is maybe.

Pitched for a triangular lot at 876 Bouldercrest Drive, the mixed-use concept is being marketed as the “perfect centerpiece of an emerging commercial district” and an “incredible opportunity” near East Atlanta Village.  

The .3-acre lot alone is listed for $674,900, and development plans for a 25-unit, mixed-use multifamily building would be included in the sale.

According to Keller Knapp Commercial marketing materials, all environmental studies have been completed for the property, which counts flat topography and access to both Bouldercrest Drive and Flat Shoals Road as attributes.

A site plans shows 12 parking spaces behind and under the residential portion.

How the three-story mixed-use building would meet the intersection of Bouldercrest Drive and Flat Shoals Road. Place Maker Design, via Keller Knapp Commercial

The 876 Bouldercrest Drive site in relation to East Atlanta Village attractions and other area landmarks. Google Maps

The site is located about a mile southeast of EAV’s hub of bars and restaurants, where the village’s O.G. flatiron building handsomely stands.

The project would join a mini residential boom in the immediate area. New townhomes include a project called Arlo Modern that was finished across the street last year.

But throwback architecture enthusiasts can’t put this one in the win column just yet. The triangular building, as the listing notes, is one of several development strategies that could work for the site. An alternate plan calls for up to seven townhomes.

Both concepts would stand three stories, the maximum allowed by the lot’s C-1 zoning, per filings.

Place Maker Design, via Keller Knapp Commercial

The .3-acre site in question, at right, in October. Google Maps

The seller is an LLC called Parkside South. According to sales records, the property last traded in summer 2022 for $500,000.

The location affords walkability to “everywhere,” including EAV, the BeltLine, Madison Yard, Glenwood Park, and Grant Park, per the listing.

Find more context and images in the gallery above. 

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876 Bouldercrest Drive SE Terminus GA Land Surveyors Mixed-Use Development Atlanta Development Atlanta Architecture Atlanta Design Throwback Design EAV East Atlanta Village Keller Knapp Realty Keller Knapp Commercial Place Maker Design

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The 876 Bouldercrest Drive site in relation to East Atlanta Village attractions and other area landmarks. Google Maps

How the three-story mixed-use building would meet the intersection of Bouldercrest Drive and Flat Shoals Road. Place Maker Design, via Keller Knapp Commercial

Place Maker Design, via Keller Knapp Commercial

The .3-acre site in question, at right, in October. Google Maps

Keller Knapp Commercial

Site plan for the alternate townhome proposal. Keller Knapp Commercial

Keller Knapp Commercial

Subtitle Concept calls for 22 housing units over retail on triangular site

Neighborhood East Atlanta

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BeltLine sets construction, closure date for final Southside Trail pieces Josh Green Wed, 05/01/2024 - 08:06 Five years after opening in a dusty, rocky, interim state, all segments of the Atlanta BeltLine’s Southside Trail will soon be either paved or fully under construction.  

That’s the word this week from Atlanta BeltLine Inc., which has set a trail closure and construction start date of May 22 for the final two sections of the Southside Trail—Segments 2 and 3—to see paving work begin.

That’s three weeks from today, ye gravel enthusiasts of ATL.

Long days of trail work are expected to begin at 7 a.m. and conclude at 5 p.m. Monday through Friday, with weekends not off the table as make-up days for weather delays.

That makes sense, considering BeltLine and city leaders vowed last week to tighten the construction schedule for Segments 2 and 3 so that all of the Southside Trail—and nearly 18 miles of continuous BeltLine overall—is finished and ready to show off to global visitors during Atlanta’s month of World Cup matches in summer 2026.

The status of construction and completion for the BeltLine's U-shaped, southernmost sections. Atlanta BeltLine Inc.

At 1.9 miles collectively, Segments 2 and 3 are considerably long and include several unique features along the route between Boulevard in the east and the Pittsburgh Yards project at the western terminus. Those include a direct connection to The Beacon district, the long, stone-and-brick McDonough Boulevard train tunnel, two bridges over streets, and a Connector freeway underpass.

BeltLine officials have scheduled a virtual public meeting May 30 to provide more updates on trail construction and plans. The final sections of the Southside Trail are scheduled to be finished sometime in early 2026.

Meanwhile, the two Southside Trail segments that are currently a construction zone—4 and 5—are on pace to open in spring next year.

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In other BeltLine news this week, one of Atlanta’s leading developers has come forward in support of the push to install light rail along the BeltLine as a means of connectivity and mobility in a growing city.

New City Properties president Jim Irwin said during a recent Bisnow Atlanta panel discussion he supports adding rail to the BeltLine as part of a “larger, comprehensive intervention” for the future of Atlanta transportation. After completing BeltLine-adjacent Ponce City Market and the 725 Ponce building, Irwin has said his company’s evolving Fourth Ward Project was designed with BeltLine rail in mind, its light-rail passengers boarding and disembarking at the new district’s doorstep.

How the planned Atlanta Streetcar extension's Ralph McGill stop could relate to Fourth Ward Project's offices, per an earlier study. Kimley-Horn/MARTA 2040; via Vimeo

Irwin said lack of transit access is having real impacts now, as it’s been difficult to hire the 350 staffers needed for the final component of Fourth Ward Project’s initial phase, a mix of 196 luxury hotel rooms and 39 apartment-style residences meant for longer stays. New City has had to install new infrastructure in the building to allow workers to eat and shower there “because of how long it will take people to get to work,” Irwin told the Bisnow gathering.

Another panel member—Page associate principal Anne-Michael Sustman, an architect whose portfolio includes work on BeltLine-adjacent projects such as Inman Quarter, Lee + White, and The Masquerade’s transformation into The Mill—also voiced support for BeltLine rail, as a means of better weaving together so many disparate, “pocketed” developments.

The comments were a change in tone from recent headlines stemming from Atlanta Mayor Andre Dickens’ statements that rail on the BeltLine loop might not be a foregone conclusion, pending an ongoing MARTA study. That analysis, as Dickens told Atlanta News First last month, will determine if BeltLine transit will be on rails, on tires, in “small pods,” or left in its current state as a pedestrian and bike trail, the mayor said.

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Grant Park Peoplestown Capitol View Connector Southside Trail Beltline The Beacon Atlanta BeltLine BeltLine Construction Jim Irwin New City Properties Fourth Ward Project

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The status of construction and completion for the BeltLine's U-shaped, southernmost sections. Atlanta BeltLine Inc.

How the planned Atlanta Streetcar extension's Ralph McGill stop could relate to Fourth Ward Project's offices, per an earlier study. Kimley-Horn/MARTA 2040; via Vimeo

Subtitle Meanwhile, BeltLine rail finds a powerful backer

Neighborhood Chosewood Park

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Affordable housing initiative delivers 5 new Westside abodes Josh Green Tue, 04/30/2024 - 14:33 An initiative that’s delivered actual standalone houses as a means of pushing back against Atlanta’s affordable housing crisis has officially wrapped two miles due west of downtown.

Nonprofit organization City of Refuge and GROWTH Homes have cut the proverbial ribbon on five new-construction, single-family homes in Hunter Hills that officials say will help boost more vulnerable populations in a quickly growing area.

After breaking ground in May last year, the batch of houses was recently finished adjacent to City of Refuge’s campus at 1300 Joseph E. Boone Boulevard. The goal, according to project leaders, was to provide pathways to homeownership for legacy residents with low to moderate incomes in the community.

Project reps tell Urbanize Atlanta each of the five homes has three bedrooms and square footages ranging from 1,310 to 1,388. They’ll sell for between $279,000 and $289,000. (For comparison’s sake, two renovated older homes of comparable size are currently on the market in the neighborhood, with prices of $350,000 and $400,000.)

Courtesy of City of Refuge

Courtesy of City of Refuge

One home is under contract with a City of Refuge staff member, and the other four are expected to be sold to buyers coming out of the organization’s pipeline, according to officials.

With the five new houses “we’re building a bridge to independence, stability, and equity for our city’s most vulnerable,” Bruce Deel, City of Refuge founder and CEO, said in a project announcement. “Some of these future homeowners will be residents currently living on City of Refuge’s campus, so to see them take that step is a true display of our mission at work.” 

Courtesy of City of Refuge

Location of City of Refuge offices and the new Joseph E. Boone Boulevard houses on Atlanta's Westside. Google Maps

The Westside homes mark City of Refuge’s third completed project.

The first, a rental community called The 1300, finished in summer 2020. And in March last year, a formerly vacant hotel property was unveiled as The 345, a 31-unit conversion project that caters to men on Atlanta’s Westside.

Ed Gorman, GROWTH Homes managing director, said the Hunter Hills project is part of the company’s broader effort to build 1,000 homes in partnership with the City of Atlanta. The work is made possible through collaborations with banking partners, often through Community Reinvestment Act investments, Gorman noted.

“We’re honored to contribute to City of Refuge’s impactful mission through the construction of these five homes,” Gorman said in a prepared statement, “knowing they will put affordable homeownership within reach of historically underserved homebuyers."

Find more context and a closer look at the recently built housing options in the gallery above.

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Location of City of Refuge offices and the new Joseph E. Boone Boulevard houses on Atlanta's Westside. Google Maps

One of five new-construction homes recently completed. Courtesy of City of Refuge

Courtesy of City of Refuge

Courtesy of City of Refuge

Courtesy of City of Refuge

Courtesy of City of Refuge

Courtesy of City of Refuge

Subtitle City of Refuge cuts ribbon on third finished affordable homeownership project

Neighborhood Hunter Hills

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Medley project scores 9 more retail, restaurant signings Josh Green Tue, 04/30/2024 - 13:11 Citing “insatiable demand” from both time-tested Atlanta restaurants and new-to-market brands, leaders of the sizable Medley mixed-use project in the upmarket suburb of Johns Creek say nine more tenants have been signed for the initial phase.  

That means the 43-acre Toro Development Company venture has leased more than half of its phase-one retail space months before even breaking ground.

The latest retail additions range from Thai and Spanish-Latin food purveyors to jewelers and boutique health specialists. They mark 19 signed tenants for Medley’s phase one overall.

“Our carefully curated tenant mix will deliver a ‘Third Place’ experience that brings people together,” said Kimberly Goetz, TDC’s vice president of leasing, in an announcement. “We’re excited to keep building on this momentum.”

The concepts announced today include:

Atlanta-based restaurant 26 Thai Kitchen and Bar, which has seven other locations dotted around the metro, including at Colony Square, on Juniper Street in Midtown, and at The Battery; the first location of family-owned Five Daughters Bakery; beauty salon Drybar Shops; the second location of neighborhood wood-fired Neo-Neapolitan style pizzeria Minnie Olivia; the first Georgia location of Texas jewelry store Burdlife; the second metro Atlanta location of artisanal gelato shop Amorino; healing and physical recovery specialists Pause Studio; the second location of Spanish-Latin restaurant Fogón and Lions; and 30-minute facial salon Clean Your Dirty Face.

Projected look of Medley's repurposed office building, next to a standalone restaurant and central plaza. Courtesy of Toro Development Company

Beyond the new signings, Medley’s phase one will include the first suburban locations of Fadó Irish Pub and Little Rey, a Mexican concept by chef and restaurateur Ford Fry.

Other announced tenants include CRÚ Food & Wine Bar, Summit Coffee, Lily Sushi Bar, Knuckies Hoagies, Cookie Fix, Sugarcoat Beauty, BODY20, and AYA Medical Spa.   

In March, TDC completed the $44-million purchase of land needed to build Medley.

TDC has also finished demolition of a 350,000-square-foot office building on site to clear space for outdoor gathering spaces, retail, and streets designed to be pedestrian-friendly, according to project reps. Another four-story office building on site will be incorporated into Medley’s plans as an updated workplace described by TDC as “commute-worthy.”

The firm, led by Atlanta development veteran Mark Toro, plans to formally break ground on Medley’s new development sometime later this year.

Phase one is set to include 180,000 square feet of retail and 108,000 square feet of “lifestyle office” spaces.

Toro Development Company; designs, Nelson Worldwide

Overview of the Medley site's two mid-rise office buildings formerly occupied by State Farm Insurance Co. The building at bottom is being incorporated into the new project. Google Maps

On the residential side, Johns Creek can expect 340 apartments and 133 townhomes in the initial phase.

Those components are on pace to be completed in the third quarter of 2026, officials say.

All told, Medley is expected to create 900 residences deemed luxury-grade (all townhomes and apartments), another 20,000 square feet of retail, and an Avalon-style central greenspace designed for community events and gatherings. Plans call for hosting 200 events per year, ranging from live music and outdoor wellness classes to art festivals and watch parties.

TDC officials say full project completion is scheduled for the end of 2027.

Eventually, Medley is planned to become just one facet of Johns Creek’s 192-acre Town Center, a blend of housing, hotels, offices, lakes, and greenspace about the size of Piedmont Park.

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11650 Johns Creek Parkway Medley Town Center Toro Development Company Mixed-Use Development Alpharetta Johns Creek Parkway McGinnis Ferry Avalon Colony Square TDC U.S. Realty Advisors Third Place Fulton County Town Center Vision and Plan State Farm State Farm Insurance Co. OTP Atlanta Development Atlanta Suburbs Mark Toro Kimley-Horn & Associates Boston Scientific Franklin Street Stream Managing Nelson Worldwide Site Solutions Johns Creek City Council Johns Creek Town Center Vision and Plan Johns Creek City Hall Creekside Park Adaptive Reuse Adaptive-Reuse Adaptive-Reuse Development Little Rey CRÚ Food & Wine Bar Fadó Irish Pub Summit Coffee Lily Sushi Bar

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Projected look of Medley's repurposed office building, next to a standalone restaurant and central plaza. Courtesy of Toro Development Company

The 43-acre Medley will be the first new section of Johns Creek's Town Center concept. Toro Development Company; designs, Nelson Worldwide

Courtesy of Toro Development Company

Courtesy of Toro Development Company

Toro Development Company; designs, Nelson Worldwide

Courtesy of Toro Development Company

The Medley site's location in Johns Creek, in relation to Atlanta's north OTP cities. Google Maps

Overview of the Medley site's two mid-rise office buildings formerly occupied by State Farm Insurance Co. The building at bottom is being incorporated into the new project. Google Maps

Part of the 43-acre property, as seen along Johns Creek Parkway, while still actively used by State Farm in 2017. Google Maps

Subtitle More than half of phase-one retail space filled for 43-acre Johns Creek redevelopment

Neighborhood Johns Creek

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Images: Intown's answer to Serenbe reaches half-sold status Josh Green Tue, 04/30/2024 - 08:17 A unique residential project aiming to set the bar for sustainable ITP living while preserving woods and farmland has reached half-sold status down the road from Emory University.

Tucked at the end of a wooded drive off Briarcliff Road in northeast Atlanta’s Briarcliff Woods community, the 8.7-acre Pendergrast Farm project is building a variety of housing and communal spaces with the goal of blending “farm-to-table living with urban convenience,” or what project reps have described as a “mini Serenbe, but intown.”

It’s hardly a ho-hum subdivision. But living there also doesn’t come cheap.

Construction of housing and amenities is continuing just east of the point where Interstate 85 meets Clairmont Road, north of Emory. The site is being marketed as “the last key remnant of farm and woodland on Briarcliff Road.”

The sales milestone means that 10 Pendergrast Farm homes have sold, with several either move-in ready now or nearing completion.  

A communal plaza and examples of finished Pendergrast Farm housing. Courtesy of Pendergrast Farm

The community's saltwater pool was dug earlier this month. The goal is to open it this summer, according to project reps. Courtesy of Pendergrast Farm

Prices for available homes start at $1.27 million, which buys a five-bedroom, four-bathroom stacked home across three levels and 3,000 square feet, over a two-car garage.   

Plans eventually call for 20 energy-efficient residences overlooking a 1-acre working farm, with a half-mile trail system, meadows, and other features tucked around the site. Homes will range between 1,600 and 3,000 square feet with garage options and courtyards.

According to developer Healthy House of Georgia, 70 percent of the DeKalb County site will be preserved, to include 5 and ½ acres of woods.

A full-time professional farmer will also live on site and help residents grow fruits, vegetables, and flowers while leading educational walks and kids’ activities, according to project officials.

Other Pendergrast Farm amenities will include a communal saltwater pool, central green, and a Common House where wine tastings, exercise classes, book clubs, and exercise classes are planned.

A nature trail and natural waterfall on the northeast Atlanta property. Courtesy of Pendergrast Farm

Example of interiors in finished Homesite 5 today. Courtesy of Pendergrast Farm

Each new home is solar-panel ready, wired for EV charging stations, and rated as using 50 percent less energy than comparable new housing built to current codes, according to project officials.

The onsite model home at Pendergrast Farm is open from 2 to 5 p.m. Saturdays and Sundays at 2174 James Alley.

Find more context, progress photos, and site plans in the gallery above.

Site plan for the 8.7-acre property with gardens, woodlands, meadows, and a trail system. Courtesy of Pendergrast Farm

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Pendergrast Farm's James Alley location in northeast Atlanta near Interstate 85. Google Maps

Plans for the finished residential buildout. Courtesy of Pendergrast Farm; Nicolae Trifu architecture

Pendergrast Farm's Common House amenity is under construction now. Courtesy of Pendergrast Farm

The community's saltwater pool was dug earlier this month. The goal is to open it this summer, according to project reps. Courtesy of Pendergrast Farm

A nature trail and natural waterfall on the northeast Atlanta property. Courtesy of Pendergrast Farm

A communal plaza and examples of finished Pendergrast Farm housing. Courtesy of Pendergrast Farm

Example of interiors in finished Homesite 5 today. Courtesy of Pendergrast Farm

Courtesy of Pendergrast Farm

Expected look of the community green once finished. Courtesy of Pendergrast Farm

Site plan for the 8.7-acre property with gardens, woodlands, meadows, and a trail system. Courtesy of Pendergrast Farm

Example of facade designs planned at Pendergrast Farms; other designs are under construction now. Courtesy of Pendergrast Farm

Courtesy of Pendergrast Farm

Courtesy of Pendergrast Farm

Courtesy of Pendergrast Farm

Courtesy of Pendergrast Farm; Nicolae Trifu architecture

A closer look at the community's location in Briarcliff Woods. Google Maps

Subtitle Pendergrast Farm project in northeast Atlanta includes woodlands, working farm

Neighborhood North Druid Hills

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Images: Rows of rentals quickly sprout on former strip mall site Josh Green Mon, 04/29/2024 - 16:38 When we last checked in on the redevelopment of Moreland Plaza shopping center in April last year, putting drones in the air to illustrate the site’s enormity, it was little more than bare dirt and the rubble of former department stores.

A year later, that’s drastically changed.

After breaking ground in the first quarter of 2023, the Moreland & Custer project by partners Empire Communities and Trammell Crow Residential has razed the boarded-up, 1960s strip center and erected the bulk of its multifamily rental component, now called Allora Eastland.

The site's vastness is apparent from the parking lot of a new self-storage facility across the street, as seen here looking south. Josh Green/Urbanize Atlanta

Custer Avenue apartment facades. Josh Green/Urbanize Atlanta

The site in question spans roughly 32 acres—or 10 acres larger than Centennial Olympic Park, for context—directly south of East Atlanta Village, next to Gresham Park. Moreland & Custer’s scope calls for 674 housing units, 14 freestanding buildings, a network of connected greenspaces, a corner building for retail, and a creek-side park. Building permits indicate the community will be broken down into 260 townhomes and 414 multifamily units, with surface parking serving each standalone building.

According to TCR, the multifamily component's developer, Allora Eastland expects to see its first move-ins in May at a location the company describes as being “just minutes away from Atlanta’s top attractions.” As an incentive, six months of free rent is being offered for 15-month leases on some apartments.

Listed rents start at $1,570 monthly for one-bedroom, one-bathroom units with 808 square feet right now.

The largest, priciest options are renting for $2,288 and up, which gets two bedrooms and two bathrooms in 1,233 square feet.  

The Allora Eastland clubroom. TCR/Allora Eastland

Proximity of the project to Intrenchment Creek, at right, where new greenspace and a waterway cleanup is planned, per project officials. Multifamily buildings are shown in orange. Courtesy of Empire Communities

Perks of the community are listed as open-concept floor plans, gourmet kitchens with granite countertops, a resort-style pool, a dog park with an agility course, a clubroom with a gaming area, and a “tech lounge” that includes a conference room, a huddle room, work stations, and printing services.

The site’s former shopping center had been mostly vacant for years. Three years ago, national multifamily developer Alliance Residential Company planned a 500-home venture, Broadstone Moreland, at the site but eventually backed away.

Site work is being finished on Empire Communities’ portion of the acreage, but vertical construction has yet to begin.

At the corner of Moreland and Custer avenues, the project’s new retail building would consist of roughly 20,000 square feet of leasable space, per plans filed with the city. Cleanup, restoration, and greenspace implementation on Intrenchment Creek, which snakes along the property to the east, are also planned, developers have said. 

Have a look at where construction stands today—and where it’s planned to eventually be headed—in the gallery above.

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How the 1296 Moreland Ave. project has come together, as seen from intersection of Moreland and Custer avenues this month. Josh Green/Urbanize Atlanta

An entry point along Custer Avenue. Josh Green/Urbanize Atlanta

The site's vastness is apparent from the parking lot of a new self-storage facility across the street, as seen here looking south. Josh Green/Urbanize Atlanta

Custer Avenue apartment facades. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

What's described as a resort-style pool with a tanning ledge at Allora Eastland. TCC/Allora Eastland

Example of interior finishes planned with one-bedroom units. TCR/Allora Eastland

The Allora Eastland clubroom. TCR/Allora Eastland

Rendering of the onsite fitness center. TCR/Allora Eastland

The tech lounge. TCR/Allora Eastland

TCR/Allora Eastland

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

The project's 1296 Moreland Avenue location, where suburban-style shopping center Moreland Plaza operated for decades. Google Maps

Overview of the 30-plus acre site plan in southeast Atlanta, with Moreland Avenue depicted at left. Courtesy of Empire Communities

Demolition and site work underway in April 2023 at the corner of Moreland Avenue (bottom) and Custer Avenue.

Proximity of the project to Intrenchment Creek, at right, where new greenspace and a waterway cleanup is planned, per project officials. Multifamily buildings are shown in orange. Courtesy of Empire Communities

How a corner retail building and multifamily structures with surface parking would be arranged near Moreland Avenue, according to an approved Special Administrative Permit plan. Courtesy of Empire Communities

The Moreland Plaza site in question in 2021. Josh Green/Urbanize Atlanta

Subtitle Section of 32-acre project coined “Allora Eastland” expects to see first move-ins soon

Neighborhood DeKalb County

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Yale: Atlanta population could swell in face of climate change Josh Green Mon, 04/29/2024 - 14:34 Perhaps you saw the recent news that metro Atlanta’s population has leapfrogged three spots since the COVID-19 pandemic to become the sixth largest metropolitan area in the U.S.

That surge in new residents could be just the beginning, as people flee extreme climate scenarios ranging from wildfires, drought, extreme heat, hurricanes, and especially sea level rise in coming decades, according to a new report by Yale Climate Connections, a news service of journalists, meteorologists, and radio producers directed by the Yale School of the Environment at Yale University.

Citing journalist Abrahm Lustgarten’s new book, “On the Move: The Overheating Earth and the Uprooting of America,” the Yale report points to metro Atlanta as a logical landing spot for refugees should climate crises keep playing out as many scientists and experts predict.

“[F]ew places in the U.S. will likely see more climate migrants than Atlanta,” writes Yale Climate Connections’ Jeff Masters, “which lies close to coastal areas of the Southeast U.S. where sea level rise can be expected to displace millions of people this century.” The tens of thousands of people who flocked to metro Atlanta in the aftermath of Hurricane Katrina 18 years ago are cited as one example; now, the only U.S. cities likely to see a larger influx of climate migrants strictly from sea-level rise are Austin (more that 800,000 migrants) and Orlando (450,000).

Midtown Alliance/2023 Progress Report

The book cites a 2017 study conducted by the University of Georgia’s Mathew Hauer that predicted metro Atlanta would absorb more than 320,000 climate refugees by the year 2100, all fleeing a projected 1.8-meter rise in sea levels in coastal areas. But Hauer himself now believes that estimate was too low—as much as five to 18 times too low, in fact—as it doesn’t take into account the families of migrants who often eventually accompany them to new cities, and workers added to economies to support population growth.

Given that metro Atlanta’s population is already forecasted to swell by millions of people by 2050, the influx could be problematic (if not catastrophic) for a region that’s ill-prepared, according to the report.

Atlanta’s current Chattahoochee River-fed water supply is described as “inadequate” for a population boom. Lake Lanier’s limited water reserve, the ongoing water war saga with Alabama, a forecast of more days above 95 degrees annually by 2050, and the increased needs of more water for irrigated farmland are cited as potential problems.

Some other potential issues to consider: Metro Atlanta’s highway and public transit infrastructure is also described as inadequate for absorbing hundreds of thousands of more residents. And Lustgarten writes that Atlanta’s stormwater drainage system remains troubled, without proper funding earmarked for upgrading it to what would be required in a much larger metro.

Then there are the social implications. The City of Atlanta and its partners have made good on delivering and planning thousands of affordable housing units, but vastly more expensive home prices, uneven access to fresh foods and grocery stores, and Atlanta’s status as one of America’s least equitable cities could all be compounded by a surge of new residents. Even now, Lustgarten posits, Atlanta is a “virtual tinderbox for social conflict.”

Gulp?

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Subtitle "Few places in the U.S. will likely see more climate migrants than Atlanta"

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Images: Changes underway in commercial heart of Inman Park Josh Green Mon, 04/29/2024 - 12:38 Work is resuming to modernize a prominent building that dates to the 1950s in Inman Park’s commercial core, according to project leaders.  

The 309 N. Highland Ave. property, a former auto garage located on the easternmost corner of Elizabeth Street’s intersection with North Highland Avenue, is home to office spaces and Italian restaurant Fritti.

According to building owner and intown broker Dana Armour, the project has been held up by delays involving approvals for design revisions for a portion of the mezzanine level on the Elizabeth Street frontage side.

Those tweaks were approved late last week, and work will resume on that side of the project immediately, said Armour.

The building's partially demolished facade this month as seen along Elizabeth Street, opposite the Inman Quarter mixed-use complex. Josh Green/Urbanize Atlanta

The side of the former auto garage facing Beetlecat restaurant, as proposed in the latest available renderings. Courtesy of Dana Armour/Jones Pierce

Beyond façade updates, plans at Fritti call for expanded patio seating and added exterior entrances, per 2021 plans filed with the city.

In a past life, the circa-1950 building functioned as an automotive supply shop before it was vacated and became an overgrown eyesore in Inman Park. Jones Pierce Studios designed an adaptive-reuse transformation that created the restaurant space and office suites, totaling about 10,000 square feet, when the area was still dotted with vacant lots.

The building faces the original Savi Provisions market location and the Inman Quarter development’s Beetlecat restaurant, which functioned as a small surface parking lot until 2014.

According to Armour, the 309 N. Highland Ave. property is fully leased today.

Proximity of ongoing work to the patio of Fritti restaurant next door. Josh Green/Urbanize Atlanta

Changes proposed with Elizabeth Avenue frontage. Courtesy of Dana Armour/Jones Pierce

We’ve left follow-up messages with Armour to learn who those tenants are, and when the renovation might be finished. We’ll update this story with any additional information that comes.

Have a look at the latest renderings provided by Armour in 2021—and the property’s previous condition, going way back—in the gallery above. 

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The building's partially demolished facade this month as seen along Elizabeth Street, opposite the Inman Quarter mixed-use complex. Josh Green/Urbanize Atlanta

Proximity of ongoing work to the patio of Fritti restaurant next door. Josh Green/Urbanize Atlanta

The former auto garage along North Highland Avenue that was remade into Fritti's restaurant space and offices. Jones Pierce Studios

Elizabeth Avenue frontage before. Jones Pierce Studios

Elizabeth Avenue frontage prior to renovations. Google Maps

Fritti's patio space and adjoining offices in 2019. Google Maps

The side of the former auto garage facing Beetlecat restaurant, as proposed in the latest available renderings. Courtesy of Dana Armour/Jones Pierce

Changes proposed with Elizabeth Avenue frontage. Courtesy of Dana Armour/Jones Pierce

Plans for Fritti's revised patio. Courtesy of Dana Armour/Jones Pierce

The two-story facade along Atlantis Avenue. Courtesy of Dana Armour/Jones Pierce

The lower level suite in question. Courtesy of Dana Armour/Jones Pierce

Where Elizabeth Street meets Atlantis Avenue. Courtesy of Dana Armour/Jones Pierce

Subtitle Plans call for modernized look with 1950s complex

Neighborhood Inman Park

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Rambler project begins ascent over Atlanta's signature street Josh Green Mon, 04/29/2024 - 08:18 A project that will introduce hundreds of additional living options for Atlanta students is beginning to make its mark over the city’s signature street.

After starting site work at the end of last summer, vertical construction is now underway at the Rambler Atlanta project by Texas developer LV Collective, lending an idea how ground-level retail space will interact with Peachtree Street.

The 736 Peachtree St. development, which modified its height twice before breaking ground, will stand 19 stories on a former parking lot, two blocks north of the landmark Fox Theatre.

Rambler Atlanta will count 214 apartments and 2,977 square feet of retail space, according to building permit records. The Rambler name echoes another building underway, Rambler ATX, in the developer’s home city of Austin.

Rambler Atlanta's retail section will neighbor the 1960s Circa 730 building (at left), where a renovation several years ago installed porch swings and restaurant space. Josh Green/Urbanize Atlanta

LV Collective/Niles Bolton Associates; courtesy of Midtown Alliance

The project joins three other student towers that delivered in Midtown last year alone, with more in the pipeline. Those include another LV Collective venture, Whistler, the final building in SCAD Atlanta’s recent growth spurt, and Hub Atlanta.

Rambler's 1-acre property had long functioned as surface parking bounded by Peachtree Street, 4th Street, and to the west, Cypress Street. Under construction now are student apartments offering 798 bedrooms total, with amenities on the top floor. 

The Peachtree Street location is less than a quarter-mile from Georgia Tech buildings at Tech Square, developers have noted.

When initially presented to the Midtown Development Review Committee in 2022, LV Collective’s plans for the Peachtree site called for a building standing 37 stories with 480 apartments. That was later reduced to 29 stories and 374 units.

Last summer, the height and unit count were scaled back again. Inquiries to development officials seeking an explanation as to why were not returned at the time. 

Revised facade of the 736 Peachtree St. property. LV Collective; designs, Niles Bolton Associates

Where Rambler Atlanta's pillars and floors that will house retail have taken shape at 736 Peachtree St. Josh Green/Urbanize Atlanta

As for features, renderings indicate a café with outdoor dining will be recessed into the building, facing Peachtree Street, with exposed pillars and garden-like components, as opposed to glass storefronts. These elements are now visible as initial floors come together.

The building’s resident lobby and leasing office will also be placed near Peachtree, at the corner of 4th Street.

Cypress Street, meanwhile, will see no active uses, instead hosting loading and service areas at what will essentially be the tower’s backside.

Building amenities will include coworking spaces, bike lockers, and a pet spa on lower levels, with a pool deck, fitness center, and outdoor terrace positioned on or near the roof, according to architects. Elsewhere, plans call for screening a 134-space, three-level parking garage with a perforated masonry wall, a means to help hide the deck.

Niles Bolton Associates architects, Archie Bolden, and Michael Hsu Architecture have all been listed as partners on the project.

Rambler Atlanta is expected to deliver in 2025, according to LV Collective. In the gallery above, find the latest plans for how this corner of Peachtree Street is being remade.  

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Where Rambler Atlanta's pillars and floors that will house retail have taken shape at 736 Peachtree St. Josh Green/Urbanize Atlanta

Rambler Atlanta's retail section will neighbor the 1960s Circa 730 building (at left), where a renovation several years ago installed porch swings and restaurant space. Josh Green/Urbanize Atlanta

Revised facade of the 736 Peachtree St. property. LV Collective; designs, Niles Bolton Associates

How the project will meet Cypress Street, a block west of Peachtree. LV Collective/Niles Bolton Associates; courtesy of Midtown Alliance

LV Collective/Niles Bolton Associates; courtesy of Midtown Alliance

LV Collective/Niles Bolton Associates; courtesy of Midtown Alliance

LV Collective/Niles Bolton Associates; courtesy of Midtown Alliance

Plans for the retail arrangement fronting Peachtree Street. LV Collective/Niles Bolton Associates; courtesy of Midtown Alliance

Perspectives on the 736 Peachtree site's former condition. LV Collective/Niles Bolton Associates; courtesy of Midtown Alliance

Subtitle 214-unit Peachtree Street building replaces parking lot near Fox Theatre

Neighborhood Midtown

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