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Buckhead drive-thru Starbucks aims for sexy upgrades Josh Green Fri, 04/26/2024 - 15:11 A ho-hum standalone Starbucks could undergo a full aesthetic makeover along a prominent Buckhead corridor that’s experiencing a multitude of changes right now.

Atlanta-based architecture, engineering, and planning firm GDP Group has filed plans to renovate and expand an existing drive-thru Starbucks location at 3330 Piedmont Road with a hip, modernized new look.

The Starbucks is located at the entrance to what’s been rebranded Buckhead Landing—the former Piedmont Peachtree Crossing shopping long anchored by Disco Kroger. Regency Center, the developer and owner, unveiled a fresh roster of tenants for other buildings in the strip center last month.

How the Starbucks in question appeared in 2023 as the husk of Disco Kroger still stood behind it. Google Maps

Planned renovation of the Piedmont Road facade. GDP Group; via Buckhead SPI-9 Development Review Committee

GDP Group is scheduled to formally present its Starbucks plans Wednesday to the Buckhead SPI-9 Development Review Committee.

Designs call for expanding the building, relocating drive-thru equipment from being wall-mounted to freestanding, and updating furniture and fixtures. No ordinance variations are being requested.

In front of the Starbucks, work to create what’s being called a Complete Street project—or what Atlanta urbanists are calling anything but—is ongoing near the Buckhead Landing main entry.

Find more context and images in the gallery above.

GDP Group; via Buckhead SPI-9 Development Review Committee

How the Piedmont Peachtree Crossing/Buckhead Landing shopping center fits with denser development in central Buckhead. Starbucks is located at the Piedmont Road entry. Google Maps

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How the Piedmont Peachtree Crossing/Buckhead Landing shopping center fits with denser development in central Buckhead. Starbucks is located at the Piedmont Road entry. Google Maps

Plans for alternations and expansion, with Piedmont Road shown at right. GDP Group; via Buckhead SPI-9 Development Review Committee

How the Starbucks in question appeared in 2023 as the husk of Disco Kroger still stood behind it. Google Maps

The facade considered the main entry today. Google Maps

Planned renovation of the Piedmont Road facade. GDP Group; via Buckhead SPI-9 Development Review Committee

GDP Group; via Buckhead SPI-9 Development Review Committee

GDP Group; via Buckhead SPI-9 Development Review Committee

GDP Group; via Buckhead SPI-9 Development Review Committee

Subtitle Project to join multitude of changes around Disco Kroger redevelopment

Neighborhood Buckhead

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3 finalists emerge to take awesome, vacant Grant Park Gateway Josh Green Fri, 04/26/2024 - 13:44 Next to Zoo Atlanta, the end could finally be in sight for the Grant Park Gateway building’s long, strange quest to find an actual use besides looking really cool.

For the second time since the City of Atlanta took ownership of the architecturally striking building, the Department of Parks and Recreation issued a Request for Proposals in February to solicit ideas for the large retail space, which overlooks the LEED-certified parking garage’s green roof and downtown beyond.

Now, at last, three potential suitors are on the line.

Atlanta City Council member Jason Winston, whose District 1 covers Grant Park, tells Urbanize Atlanta the parks department has received three official bids from companies. Their concepts could become the first tenants since the structure was completed nearly three and ½ years ago.

The 2.5-acre park space in relation to the restaurant structure. Josh Green/Urbanize Atlanta

According to Winston, the three finalists are listed as:  

1. Savi Provisions, LLC

This bidder is well-known. Started more than a decade ago in the heart of Inman Park, Savi Provisions is a gourmet market and grocery known for its wine selection and organic foods. It now counts locations in North Carolina and 16 stores in metro Atlanta, spanning from the city’s airport to Howell Mill Road, Decatur, and Brookhaven to the Crabapple district up in Milton.

The nearest Savi outpost to Grant Park remains the original one in Inman Park, roughly two and ½ miles away.

2. Terminus Commercial Real Estate Partners, LLC

This is an Atlanta-based CRE firm that focuses on intown real estate, though many of the company’s current retail space listings and projects are north of the city in places like Chamblee and Roswell.

Past deals have included buildings on Krog Street in Inman Park and Old Fourth Ward (the property that became Ammazza Pizza), in addition to the Grant Park retail building on Boulevard that’s home to Ziba’s Restaurant and Wine Bar.  

3. The Rease Group Holdings, Inc.

This company is based in Atlanta, headed by CEO Andy Rease, and was founded in 2010, according to the Georgia Secretary of State’s office. Little else is known. No website or contact information for the company could be located today.

Exactly what each bidder has in mind is not yet clear. Winston says he was prevented from asking colleagues further questions about the concepts by a mandatory blackout period that lasts until a selection has been made.

That selection should come in 45 to 60 days, according to the councilmember.

“It could happen sooner if there are no issues with the received bids,” Winston wrote in an email. “[I’m] curious about the concepts from the bidders myself.”

The spacious interior of the Gateway building, as seen in early 2021, looks largely the same today. Josh Green/Urbanize Atlanta

Aerial of the Gateway illustrating its proximity to the zoo's elephant habitat and downtown. City of Atlanta Parks and Recreation Department; via Epsten Group

The latest RFP was an improved pitch to businesses that could fill such a large space. It provided drone footage and specified how large the shell space is: 7,056 square feet. It also reiterated that a single operator is being sought to fill the entire building. Site visits for prospective tenants were scheduled in February.

The RFP called for an enterprise that will use the Gateway space “to create something” that will “increase the property value of the neighborhood, improve the area’s livability, serve as a convenience to neighborhood residents and visitors, and continue Atlanta's forward progress.” 

The city managed to take ownership of the Gateway space from the Atlanta and Fulton County Recreation Authority early last year, a key first step in getting it leased and occupied. But a similar RFP issued in February 2023 didn’t attract a single bid from prospective tenants.

The city’s Department of Procurement, which is charged with helping lead the tenant search, concluded that rising construction costs spurred by inflation, combined with increased interest rates, contributed to the initial lack of bids. The city has since partnered with Invest Atlanta to offer financial assistance to the right operator during the current solicitation process.

The $48-million Gateway project replaced a parking lot with the park-topped garage. In 2022, it earned the Atlanta Urban Design Commission’s Award of Excellence for sustainable design.

Since officially opening in January 2021, the 2.5-acre greenspace has become a magnet for picnickers, skateboarders, roller skaters, bicyclists, and kids who watch elephants, giraffes, and zebras at the zoo next door. But the retail/restaurant space—designed by Smith Dalia Architects and Winter Johnson Group, situated at the elevated park’s south end—has never been used. 

The underside of the patio's roof comes to life with lighting at night. Josh Green/Urbanize Atlanta

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537 Park Avenue SE Zoo Atlanta Atlanta Parks Grant Park Grant Park Gateway Parks and Recreation HGOR Smith Dalia Architects Epsten Group Winter Johnson Group Boulevard Jason Winston Savi Provision Terminus Commercial Real Estate Partners The Rease Group Holdings

Subtitle Could three long years of vacancy next to Zoo Atlanta be coming to an end?

Neighborhood Grant Park

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At cusp of Amsterdam Walk, party-ready duplex fills vacant lot Josh Green Fri, 04/26/2024 - 08:06 So duplexes aren’t exclusively a Reynoldstown, Old Fourth Ward, and Edgewood thing.

A few feet from the entrance to the tucked-away commercial district that is Amsterdam Walk, this super-sized duplex has recently finished construction and come to market as one of the least expensive (but certainly not cheap) offerings with four bedrooms or more in Virginia-Highland.

It’s asking $1.75 million, as listed a week ago with Compass.

At 569 Amsterdam Ave. (Unit A), that buys a porch facing the street, four bedrooms, four and ½ bathrooms, and a truly immense rooftop party zone with a total of 3,400 square feet.

Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

The kitchen's six-burner Wolf stove and microwave are cited as perks. Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

The modern-style residence, situated between Monroe Drive and Piedmont Park’s incoming BeltLine section, is being marketed as “luxurious,” with finishes described as “exquisite.”

The .23-acre lot in question was previously vacant (following a bungalow’s demolition several years ago), according to Compass listing agent Hal Freeman.  

Perks include an elevator servicing all four levels, an outdoor covered breakfast nook, a waterfall island in the kitchen, and a terrace suite at the base level with its own kitchenette, bathroom, and exterior entrance. The cherry on this cake, though, could be the fourth-floor “sky lounge” with another kitchenette, attached rec room, and lovely Midtown views.  

With Portman’s pending transformation of Amsterdam Walk in the works—a 10-acre redevelopment proposal, which some neighbors are fighting, that could see a 17-story apartment building, 13-story offices, and several other new buildings—those city views might not be set in stone. (Although Portman’s latest renderings suggest some skyline vistas could be spared. Maybe.)

How Unit A (with porch) was positioned on the Amsterdam Avenue lot in Virginia-Highland. Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

Records indicate the lot itself sold for $513,000 in the summer of 2022. The second unit has yet to list.

Swing up to the gallery for a closer look at how this residential infill project turned out.

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569 Amsterdam Avenue NE Compass Just Ruck Creative Atlanta homes Atlanta Homes for Sale Modern modern design Interior Design Duplex Duplexes Atlanta Duplexes Infill Infill Development Amsterdam Walk Northeast Trail Atlanta BeltLine Beltline

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The 569 Amsterdam Ave. duplex's location, in relation to Monroe Drive, Amsterdam Walk, and Piedmont Park.Compass

How Unit A (with porch) was positioned on the Amsterdam Avenue lot in Virginia-Highland. Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

The kitchen's six-burner Wolf stove and microwave are cited as perks. Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

The terrace-level suite includes separate entrances. Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

Photo by Bryan Rucker/Just Ruck Creative; courtesy of Compass

Subtitle Elevator ascends to sprawling roof deck with Atlanta skyline views—at least for now

Neighborhood Virginia-Highland

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Photos: Come along for a tour of new Ponce City Market building Josh Green Thu, 04/25/2024 - 17:04 Heavy on the scent of natural wood, Ponce City Market’s latest building officially debuted Thursday, marking the state’s first Georgia-grown, mass-timber building to use a regional supply chain and the next phase of the Old Fourth Ward campus’ phase-two growth spurt.

Counting a fresh Pottery Barn at ground level and blooming flowers on the roof, Jamestown’s four-story mass timber project 619 Ponce celebrated a ribbon-cutting to showcase its biophilic designs. That includes natural wood columns and ceilings, large windows with operable panels, and unique air filtration.  

Situated at the corner of Ponce de Leon Avenue and Glen Iris Drive, the 115,000-square-foot structure joins two 21-story residential towers that have sprouted around Ponce City Market’s landmark main building. Beyond Pottery Barn, global payroll, HR, and financial company Sage has signed on to lease 57,000 square feet of the building’s upper floors for its North American headquarters.

The second floor, where Thursday’s festivities were held with live music and bubbly, remains unleased.

Interiors smell like an active wood shop—but in an appealing, uniquely earthy way. Josh Green/Urbanize Atlanta

Jamestown is piloting a “micro climate” fresh-air intake in the unfinished area at right, which preconditions air through an intensive green space with a goal of cleaning interior air and reducing filtering costs. Josh Green/Urbanize Atlanta

Fun fact: It takes just 16 minutes to grow the amount of Georgia timber needed to build 619 Ponce, with such a vast swath of 22 million acres of commercially available pine forests in the state. What’s also unique about Georgia is the trees’ relatively quick life-cycle of 25 years from seedling to maturity, versus 80 years in other cases, officials tell Urbanize Atlanta.

The location and sustainability come at a cost. Office rents are roughly $50 per square foot in the building, a relatively high price that reps say is worth it for access to a BeltLine-connected campus brimming with shopping and dining options. Onsite amenities will include daycare and medical facilities.

Now, come along for a 619 Ponce tour in the gallery above. Timber!

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619 Ponce De Leon Ave NE 619 Ponce Office at Ponce City Market Ponce City Market Jamestown Atlanta Offices Cross-Laminated Timber Heavy timber Timber construction Jamestown Properties Ponce Handel Architects Georgia-Pacific SmartLam Dothan CLT StructureCraft J.E. Dunn

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Raw office space on 619 Ponce's second floor, where Thursday's festivities that included Smokey the Bear were held. Josh Green/Urbanize Atlanta

Interiors smell like an active wood shop—but in an appealing, uniquely earthy way. Josh Green/Urbanize Atlanta

Each floor includes outdoor terrace space for employees. Josh Green/Urbanize Atlanta

West-facing terraces on the second floor overlooking new condos and a legendary car wash. Josh Green/Urbanize Atlanta

The building features biophilic design and exposed southern yellow pine timber beams. Josh Green/Urbanize Atlanta

A cutout exhibiting eco-conscious insulation between floors—natural sand—that helps control sound. Josh Green/Urbanize Atlanta

The 619 Ponce rooftop area encompasses about 2,500 square feet that's private to office tenants. Josh Green/Urbanize Atlanta

Rooftop plantings are in bloom. Josh Green/Urbanize Atlanta

Once construction settles, the roof will feature a large mural viewable by tenants in taller buildings, covering all white spaces. Josh Green/Urbanize Atlanta

Views east on Ponce. Josh Green/Urbanize Atlanta

Looking west along Ponce toward Midtown. Josh Green/Urbanize Atlanta

Jamestown is piloting a “micro climate” fresh-air intake in the unfinished area at right, which preconditions air through an intensive green space with a goal of cleaning interior air and reducing filtering costs. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Timber-cladding continues in an office courtyard at the building's southern edge. Josh Green/Urbanize Atlanta

Handel Architects served as 619 Ponce’s design architect and architect of record. Josh Green/Urbanize Atlanta

Pottery Barn opened Friday in a high-ceilinged, 18,000-square-foot space fronting Ponce. Josh Green/Urbanize Atlanta

The showroom includes space for the brand’s complimentary Design Crew services. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Timber elements are echoed on Pottery Barn's floor. Josh Green/Urbanize Atlanta

How 619 Ponce exteriors facing Ponce City Market's main building turned out. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

The main retail entry adds a homey touch to Ponce. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

The corner of Ponce and Glen Iris Drive. Josh Green/Urbanize Atlanta

619 Ponce juxtaposed with the taller Scout Living hospitality tower, another phase-two facet expected to start welcoming residents this fall. Josh Green/Urbanize Atlanta

Subtitle How timber-built 619 Ponce turned out, from retail base to the green roof

Neighborhood Old Fourth Ward

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Ponce City Market - 675 Ponce De Leon Building 2

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Images: Next Portman tower reaches max height over Midtown Josh Green Thu, 04/25/2024 - 13:36 Two years after construction officially kicked off, a rare standalone Atlanta office high-rise has topped out, beefing up the western rim of Midtown’s skyline near the Connector freeway.

The 25-story, Class A office component of longtime Atlanta developer Portman’s Spring Quarter project, 1020 Spring, has reached its max height as a glassy statement piece just north of 10th Street. It's clearly visible from Georgia Tech and other points west and north.

The 528,000-square-foot building forms the western border of Portman’s multifaceted project that’s claimed nearly a full city block, or more than 4 acres, at Midtown’s highest natural elevation.

1020 Spring is taking shape at time when nearly 1/3 of office space in metro Atlanta is sitting vacant—but when the average rents for top-flight, Class A buildings continue to climb, especially in favorable locations.

Portman has yet to announce any major office tenants for 1020 Spring, but a company rep tells Urbanize Atlanta a media event is being put together on site next month.

The building's north face, as viewed this week from the 14th Street bridge over the Connector. Josh Green/Urbanize Atlanta

Closeup of the 25-story 1020 Spring project's parking levels and western facade today. Josh Green/Urbanize Atlanta

In November, the developer revealed that Chef Fuyuhiko Ito, of Buckhead’s MF Sushi and Umi fame, will operate two concepts at the 1020 Spring building, including a flagship restaurant.

Sozou will be a ground-level concept with a robata grill and sushi counter in addition to its main kitchen, with fresh fish sourced from markets around the world. Chef Lisa Ito is also on board for desserts, and the space is being designed by Noriyoshi Muramatsu from Tokyo’s Studio Glitt.

Above the main dining room, on an eighth-floor rooftop space of the office building facing north across Midtown, the same team is planning a concept called Omakase by Ito for a personalized experience catering to private guests. Plans call for opening the restaurants in November.

1020 Spring's construction crane joins several others in surrounding blocks right now. Josh Green/Urbanize Atlanta

Latest rendering depicting the 1020 Spring office's west facade. Courtesy of Portman

Elsewhere at Spring Quarter, Portman began moving in the first residents late last year at the project’s 370-unit residential component, a 30-story tower called Sora. Rents start at $1,807 monthly for studio units with 542 square feet.

Meanwhile, Steve Palmer, an Atlanta native and founder of The Indigo Road Hospitality Group, was revealed in November as the restaurateur who will lease and transform all 24,000 square feet of the historic H.M. Patterson Home and Gardens mortuary into what’s been described as a morning-to-night, food-and-beverage destination with multiple facets. Indigo Road is the Charleston-based company behind local concepts such as West Midtown’s O-KU, Avalon’s Oak Steakhouse, and Colony Square’s Sukoshi.  

Portman officials have maintained that all three facets of Spring Quarter will deliver by the third quarter of this year. We’ve checked with a company rep for updates this week and will update this story with any further information that comes.

A third new-construction component is planned for the northernmost section of Portman’s Spring Street site—initially planned as a hotel, but now more likely residential, officials have told Urbanize Atlanta.

In the meantime, find a closer look at Spring Quarter’s latest topped-out component in the gallery above.

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1000 Spring Street NW Portman Chapel Sora at Spring Quarter 1000 Spring Spring Quarter 1020 Spring Philip Trammell Shutze Portman Holdings Portman Residential National Real Estate Advisors 10th Street Fogarty Finger Cooper Carry JE Dunn H.M. Patterson House Midtown Alliance Connector Atlanta Development Atlanta Construction Spring Hill Chapel H.M. Patterson & Sons-Spring Hill Chapel Atlanta Restaurants Atlanta History Adaptive-Reuse Development Adaptive-Reuse Historical Preservation Historic Atlanta Kimley-Horn Kimley-Horn & Associates Sozou Chef Fuyuhiko Ito Noriyoshi Muramatsu Studio Glitt

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Closeup of the 25-story 1020 Spring project's parking levels and western facade today. Josh Green/Urbanize Atlanta

How the Class-A office tower relates to the dual-branded hotel next door, to the south. Josh Green/Urbanize Atlanta

View of the project's western facade from near 14th Street, just north of Georgia Tech. Josh Green/Urbanize Atlanta

The building's north face, as viewed this week from the 14th Street bridge over the Connector. Josh Green/Urbanize Atlanta

1020 Spring's construction crane joins several others in surrounding blocks right now. Josh Green/Urbanize Atlanta

Broader view of the 1020 Spring building's presence on Midtown's skyline today. Josh Green/Urbanize Atlanta

Latest rendering depicting the 1020 Spring office's west facade. Courtesy of Portman

A fresh perspective on the office building's south terrace.Courtesy of Portman

East facade of the 25-story office building.Courtesy of Portman

Ground-floor arrival area planned for the 1020 Spring building. Courtesy of Portman

The project's planned Spring Street frontages. Courtesy of Portman

Courtesy of Portman

Courtesy of Portman

Newer rendering depicting the 1020 Spring office exteriors. Courtesy of Portman

Subtitle 1020 Spring project neighbors new residential building, downtown Connector

Neighborhood Midtown

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1020 Spring

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‘Truly affordable’ project comes to market in Southwest ATL Josh Green Thu, 04/25/2024 - 08:06 Five years in the making, a unique residential project in Southwest Atlanta is coming to market that’s designed to push back against the ills of gentrification in an area that’s seen an influx of outside investment.

The 36-unit community, Avenue at Oakland City, is located off Murphy Avenue, about four blocks from the BeltLine’s Westside Trail. Formerly called Tucker Avenue Homes, the for-sale townhome venture has been billed as “truly affordable” and “affordable BeltLine living” since its inception.

New Keller Williams Realty listings for the $12.8-million Atlanta Land Trust project have echoed that “truly affordable” phrase in recent days.

GAMLS/Keller Williams Realty

GAMLS/Keller Williams Realty

What’s affordability mean in this case? The least expensive Avenue option currently available is asking $250,000, plus $187 monthly HOA fees.

That buys a two-story townhome unit with two bedrooms and two and ½ bathrooms, with assigned lot parking. Zillow lists the square footage as 1,086.

The 15-unit phase one remains an active construction site, and listing records indicate one similar unit sold for $186,000 earlier this month, while a larger option remains available at $375,000. All townhomes are being reserved for buyers earning at or below 100 percent of the area median income for metro Atlanta, per Keller Williams.

Some Avenue buyers can also qualify for down payment assistance funds through Invest Atlanta, Atlanta Housing, and Atlanta Neighborhood Development Partnership, officials have said. Buyers must finance through one of ALT’s preferred lenders.

Designed by the Xmetrical firm, the Avenue is being developed by ALT and Intown Builders, with $1.7-million in grant financing contributed by Invest Atlanta. 

Brightly colored facades of Avenue at Oakland City's initial phase along Tucker Avenue in Southwest Atlanta. GAMLS/Keller Williams Realty

Proximity to the nearby MARTA line and BeltLine's Westside Trail. GAMLS/Keller Williams Realty

ALT officials have said 29 of the 36 townhomes will be permanently affordable through the use of the community land trust model. That means the trust will own and maintain the land it secured from the real estate market, and when it comes time to move, the homeowner agrees to resell the residence at restricted, affordable pricing to another lower-income buyer, with the price determined by an Atlanta-specific formula.

The project’s broader goal is to help “mitigate gentrification resulting from public investments in the area" by using a "comprehensive, equity-driven approach that connects people, places, and quality of life,” as ALT officials said when construction began in late 2022.

As for location, the BeltLine’s Murphy Crossing redevelopment site—now a planned housing and jobs hub called Murphy Crossing by Culdesac—is located just over the MARTA tracks, and the Oakland City MARTA station is roughly a half-mile south. (The infill MARTA station announced recently for Murphy Crossing, however, would be much closer.) Walkability to the BeltLine’s Westside Trail and the Lee + White retail district is cited as another perk.

Layout of the initial site plan on Tucker Avenue. Avenue at Oakland City; Xmetrical

GAMLS/Keller Williams Realty

Initial community meetings regarding the townhome project were held in early 2019. Site plans indicate five, two-story residential buildings will eventually rise around a surface parking lot when the Avenue is complete. A similar ALT project called The Trust at Oakland City is now also under construction nearby. 

Find a closer look at the Avenue in the gallery above.

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1091 Tucker Avenue Avenue at Oakland City Keller Williams Realty Intown Atlanta Xmetrical Affordable Housing Affordability Beltline Westside Trail Murphy Crossing Atlanta BeltLine Avenue @ Oakland City Atlanta Land Trust Intown Builders Oakland City MARTA station Invest Atlanta Atlanta Housing Atlanta Neighborhood Development Partnership Tucker Avenue Homes Southwest Atlanta Ypiretis Keller Williams

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Brightly colored facades of Avenue at Oakland City's initial phase along Tucker Avenue in Southwest Atlanta. GAMLS/Keller Williams Realty

GAMLS/Keller Williams Realty

GAMLS/Keller Williams Realty

GAMLS/Keller Williams Realty

Each Avenue home is bookended by porches. GAMLS/Keller Williams Realty

GAMLS/Keller Williams Realty

GAMLS/Keller Williams Realty

GAMLS/Keller Williams Realty

Proximity to the nearby MARTA line and BeltLine's Westside Trail. GAMLS/Keller Williams Realty

GAMLS/Keller Williams Realty

Layout of the initial site plan on Tucker Avenue. Avenue at Oakland City; Xmetrical

Subtitle First phase of Avenue at Oakland City cites MARTA, BeltLine, Lee + White proximity as perks

Neighborhood Oakland City

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Avenue at Oakland City The Trust at Oakland City

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Makeover in store for eastside property along Memorial Drive Josh Green Wed, 04/24/2024 - 15:37 More changes are in store near a busy eastside intersection that would continue the Memorial Drive corridor's surge of investment over the past decade.

Atlanta Leasing and Investment and Unreal Capital have partnered to purchase and renovate a retail building spanning addresses from 1191 to 1199 Memorial Drive, just east of the intersection with Moreland Avenue in Edgewood.

The property was most recently occupied by All Things Furniture and Tires, but the new owners are seeking fresh tenants for the standalone retail space.

The property is located just north of Interstate 20, about a ½ mile east of the BeltLine. Sister townhome projects Madison Park and Madison Park South are under construction to the east and west of the site, bringing more than 30 units to surrounding blocks.  

Broader context of the neighborhoods in question, with the Memorial Drive property shown at right. Atlanta Leasing & Investment/Unreal Capital

How new parking and fresh facades are planned to be implemented along the southern boundary of Edgewood. Atlanta Leasing & Investment/Unreal Capital

The building in question is being shrunk to roughly 5,500 square feet to allow for more parking spaces across its ½-acre lot, according to marketing materials.

The property is set for a makeover this year that will include landscaping upgrades, new lighting, and improvements to the building, in addition to the resurfaced and expanded parking lot.

It’s being marketed as a “rare opportunity to secure a standalone retail space” in the neighborhood, where the population has surged by 30 percent over the past decade within a one-mile radius, and the average household income now stands at $142,000, according to the investment firms.

The previous tenant, as shown while undergoing a liquidation sale in October. Google Maps

Atlanta Leasing & Investment/Unreal Capital

The traffic count is tabulated at roughly 55,000 vehicles passing by each day, which is cited, of course, as a bonus for visibility and not an impediment. The building stands “directly in the path of progress along the rapidly developing Memorial Drive and Moreland [Avenue] corridors,” goes the pitch.

According to city code, the property’s C-2 commercial zoning allows for “a broad range of sales, service, and repair activities.”

Any big ideas, ATL?

Modification plans for the Memorial Drive property. Atlanta Leasing & Investment/Unreal Capital

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1191 Memorial Drive Atlanta Leasing & Investment Unreal Capital All Things Furniture and Tires Retail Space Memorial Drive Moreland Avenue Madison Park Reynoldstown Interstate 20

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The previous tenant, as shown while undergoing a liquidation sale in October. Google Maps

Modification plans for the Memorial Drive property. Atlanta Leasing & Investment/Unreal Capital

How new parking and fresh facades are planned to be implemented along the southern boundary of Edgewood. Atlanta Leasing & Investment/Unreal Capital

Broader context of the neighborhoods in question, with the Memorial Drive property shown at right. Atlanta Leasing & Investment/Unreal Capital

Atlanta Leasing & Investment/Unreal Capital

Subtitle Edgewood venture aims to capitalize on new construction, population growth

Neighborhood Edgewood

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Officials vow to finish most of Atlanta BeltLine before World Cup Josh Green Wed, 04/24/2024 - 14:22 The World Cup's effectiveness as a construction deadline appears to be paying dividends again.

Atlanta Mayor Andre Dickens and BeltLine president and CEO Clyde Higgs have announced the last gap of unbuilt Southside Trail—Segments 2 and 3—will begin construction sooner and open faster than previously expected.

The opening is now scheduled for the first quarter of 2026, instead of June that year.

Should that goal be achieved, 17.9 miles of continuous BeltLine would be open in time for Atlanta’s full month of FIFA 2026 World Cup matches. That tally counts more than 16 miles of mainline trail and the Westside BeltLine Connector, a downtown link finished in 2021.

The tightened construction schedule is being called part of the City of Atlanta’s efforts to prep for millions of World Cup visitors, with each of eight matches expected to have an impact comparable to a Super Bowl.

The first section of the BeltLine's Northwest Trail—a link between the Westside and Buckhead—is also expected to be built and open in time for Atlanta's monthlong soccer brouhaha. 

Having so much contiguous BeltLine open for use—just four miles would remain to be built—is forecasted as being a “historic moment” for the city, according to today’s announcement. All 22 miles of the mainline trail are on pace to be finished by 2030, linking together 45 intown neighborhoods.   

Courtesy of Atlanta BeltLine Inc.

“We wanted to announce this construction plan as early as possible so that the neighborhoods and small businesses along the trail can maximize the opportunity that FIFA will bring,” said Higgs in a prepared statement. “This will be a momentous milestone for us. To have more than 16 continuous miles of mainline trail completed of our 22-mile loop will be a gamechanger.”

The Southside Trail’s Segments 2 and 3 span 1.9 miles from, at the western end, Pittsburgh Yards in Southwest Atlanta to Boulevard, just south of Zoo Atlanta.

In between, the trail will provide an off-street route under the 16-lane Connector freeway and an active freight and vehicle intersection at McDonough Boulevard, which is located near Carver High and Slater Elementary schools. One of the first BeltLine greenspaces, D.H. Stanton Park, is located along that route.

With 16.3 miles of the main loop finished, BeltLine officials note that 36 neighborhoods will be linked together via the Northwest, Westside, Southside, Eastside, and Northeast trails.

Getting World Cup visitors onto the BeltLine—and showing it off—sounds like a chief goal of city and project officials. 

The aforementioned Westside BeltLine Connector trail is just a half-mile from Mercedes-Benz Stadium, where World Cup matches will be played. And the Westside Trail’s entry point at Washington Park is 1.6 miles from the stadium, which officials note is one of the nearest BeltLine entry points to downtown.

BeltLine officials recently reported that a low bidder has been approved to build the Southside Trail’s final two segments, and that construction is slated to kick off in late spring this year, backed by millions in federal funding expected to cover 80 percent of construction costs.

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Subtitle How does 18 miles of contiguous trails in two years sound?

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Images: How Science Square’s two-tower first phase turned out Josh Green Wed, 04/24/2024 - 11:07 Less than two years after breaking ground, a Westside project billed as the “premier mixed-use life sciences district in the Southeast” and like nothing else in Atlanta officially opens for business this week.

Global real estate developer Trammell Crow Company and its partner Georgia Advanced Technology Ventures, a Georgia Tech affiliate, have wrapped construction on the first two-tower phase of Science Square, blending cutting-edge lab space and residential offerings where Midtown meets English Avenue.

In the works for more than a decade, Science Square is expected to eventually span 18 acres adjacent to Georgia Tech’s main campus, near an Atlanta BeltLine spoke trail and just north of Mercedes-Benz Stadium.

The initial phase includes a 370,000-square-foot life science building, Science Square Labs, that stands 13 stories with a modern-industrial aesthetic. Next door is a 14-story residential tower (with a smaller, adjacent standalone building) that’s also now open.

A main entry to the solar panel-topped parking garage between both Science Square new buildings. Photos by Garey Gomez; courtesy of Trammell Crow Company

The 16,000-square-foot SkyDeck on the fifth floor delivers skyline views that renderings had promised. Photos by Garey Gomez; courtesy of Trammell Crow Company

The university picked TCC and its multifamily subsidiary, High Street Residential, to build Science Square in 2021.The three buildings in the first phase broke ground in August 2022—and quickly topped out a year later.                               

Science Square Labs, as designed by Perkins + Will, aims to accommodate state-of-the-art lab and clean-room space for companies that appreciate modern amenities. Unique aspects include a 38,000-square-foot solar panel array atop the parking garage, which has infrastructure for 158 EV charging stations and includes 22 such stations today.

Other aspects include a lounge-like, 16,000-square-foot SkyDeck on the fifth floor with sweeping skyline views. Elsewhere is a fitness center, a tenant lounge and event space called The Commons, and a conference space.

Leases announced to date include 33,000 square feet on the 10th floor claimed by Portal Innovations, a life sciences venture development engine. TCC has also built out 33,000 square feet of furnished “graduator” spec office suites and lab space meant for growing life sciences companies.

Science Square Labs features a Konvekta energy recovery system, which extracts energy from exhaust air and returns it to the building’s HVAC system to reduce CO2 emissions and energy costs.Photos by Garey Gomez; courtesy of Trammell Crow Company

“We believe that this property, coupled with Atlanta’s talented and deep labor pool, will continue to help the city attract some of the world’s most innovative companies that are looking to grow their business and expand their footprint in the Southeast,” Katherine Lynch of TCC Atlanta said in an announcement this week for the project’s debut.

Georgia Tech president Ángel Cabrera called Science Square “one of the most exciting developments to come to Atlanta" in recent memory.

“[It] provides our city with its first biomedical research district,” Cabrera continued, “which will help innovators develop and scale their ideas into marketable  solutions… and will lead the development of pioneering medical advances with the power to improve and save lives.”

In addition to Science Square Labs, the district’s initial phase also includes 280-unit multifamily tower The Grace Residences, which began move-ins earlier this month for what project officials describe as both affordable and market-rate renting options.

Developed by TCC’s residential subsidiary, High Street Residential, and designed by Rule Joy Trammell + Rubio architects, The Grace’s main building stands 14 stories, and it’s connected to a six-story mid-rise next door. Across both buildings, 28 units were designated as affordable housing, per the development team.

Views from a corner unit at The Grace Residences next to Science Square Labs. The Grace Residences/High Street Residential

Rendering depicting The Grace building’s zero-entry pool. The Grace Residences/High Street Residential

Market-rate rents for studio units with 520 square feet and up start at $1,825 per month right now.

The priciest Grace options currently listed—three bedrooms and two bathrooms in 1,452 square feet—start at $3,534 monthly.

Amenities include an indoor-outdoor sky lounge with Midtown and downtown views, a zero-entry pool, coworking spaces, a pet spa, bike room, club room, fitness center, and other perks. At street level, a 2,350-square-foot space is being reserved for retail, with SRS Real Estate Partners handling leasing efforts, officials have said.

With Science Square (formerly Technology Enterprise Park), five phases of development will eventually be located where North Avenue meets Northside Drive, just southwest of the institute’s main campus. Plans call for 1.8 million square feet of commercial lab space, roughly 500 apartments, and 25,000 square feet of retail at Science Square overall.

Find a closer look at the district’s initial phase in the gallery above.

Walls open in a Science Square tenant lounge to blur lines between indoors and out. Photos by Garey Gomez; courtesy of Trammell Crow Company

The Science Square Labs building's north face today. Photos by Garey Gomez; courtesy of Trammell Crow Company

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Phase one includes the science building, at left, and The Grace Residences apartments, at right. Photos by Garey Gomez; courtesy of Trammell Crow Company

A main entry to the solar panel-topped parking garage between both Science Square new buildings. Photos by Garey Gomez; courtesy of Trammell Crow Company

Photos by Garey Gomez; courtesy of Trammell Crow Company

Walls open in a Science Square tenant lounge to blur lines between indoors and out. Photos by Garey Gomez; courtesy of Trammell Crow Company

The 16,000-square-foot SkyDeck on the fifth floor delivers skyline views that renderings had promised. Photos by Garey Gomez; courtesy of Trammell Crow Company

A tenant lounge that's part of the building's amenities package. Photos by Garey Gomez; courtesy of Trammell Crow Company

Photos by Garey Gomez; courtesy of Trammell Crow Company

Social spaces allowing for fresh air. Photos by Garey Gomez; courtesy of Trammell Crow Company

Science Square Labs features a Konvekta energy recovery system, which extracts energy from exhaust air and returns it to the building’s HVAC system to reduce CO2 emissions and energy costs.Photos by Garey Gomez; courtesy of Trammell Crow Company

The Science Square Labs building's north face today. Photos by Garey Gomez; courtesy of Trammell Crow Company

Overview of The Grace Residences in relation to the taller office and lab component next door. Courtesy of High Street Residential

Views from a corner unit at The Grace Residences next to Science Square Labs. The Grace Residences/High Street Residential

Balcony views to downtown. The Grace Residences/High Street Residential

The Grace Residences/High Street Residential

The Grace Residences/High Street Residential

Rendering depicting The Grace building’s zero-entry pool. The Grace Residences/High Street Residential

The smallest, least expensive studio floorplan at The Grace Residences. The Grace Residences/High Street Residential

The largest three-bedroom Grace plan currently offered. The Grace Residences/High Street Residential

Subtitle It's billed as Southeast’s “premier mixed-use life sciences district,” unlike anything else in Atlanta

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Metro Atlanta adopts official new slogan. What say you, ATL? Josh Green Tue, 04/23/2024 - 14:55 The annals of Atlanta history include several great, poignant slogans—“Empire City of the South” comes to mind—and also more questionable taglines that aimed to sum up a disparate, ever-changing city and region in just a few words.

Following an extensive testing process, the metro now has an official new four-word brand. Drumroll…

“Atlanta – Where You Belong”

That’s according to the Metro Atlanta Chamber, which unveiled the slogan today as a means of attracting and retaining talented people across the 29-county metro in the face of growing competition among cities and regions.

Whether the branding sticks like “ATL” or comes and goes like “Every Day is an Opening Day” remains to be seen.

Midtown and downtown Atlanta in 2020. Shutterstock

According to MAC officials, a data-driven process of “exhaustive market research” informed the new brand’s selection, each step of its development overseen by an advisory group of senior marketing executives who are part of MAC’s board.

Those individuals—all with local connections—represent some of the largest brands on the planet, including Coca-Cola, Delta Air Lines, and Equifax.

The four-word brand “capitalizes on the region’s momentum as it continues to rise as a global center for innovation and opportunity” and a hub for “career opportunities and community connections,” per MAC’s announcement. “[The metro] provides a customizable life for any life stage, and has a community for everyone.”

MAC is partnering with Dagger, an Atlanta-based creative agency, to help spread the “Atlanta – Where You Belong” message across multiple platforms.

Before we all rush out and buy “Atlanta – Where You Belong” bumper stickers and T-shirts, let’s ask ourselves how the slogan stacks up to others throughout history:

“New York of the South” (late 1800s)

“Chicago of the South” (circa 1906)

“Convention City of Dixie Land” (circa 1917)

“Empire City of the South”

“Atlanta: Opportunity, Optimism, and Openness”

“Atlanta: People Seem to Like it Here”

“Every Day is an Opening Day”

“City in a Forest”

“Atlanta Loves You” (h/tSaporta Report)

“Atlanta: What Happens Here, Stays Here—Stuck in Traffic” (we jest)

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Subtitle "Exhaustive market research" produced four simple words: “Atlanta - Where You Belong"

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First look: Townhouses pitched to replace 'dilapidated' older homes Josh Green Tue, 04/23/2024 - 13:01 Hapeville’s evolution toward denser development is set to continue on one of the main traffic arteries into the southside city’s historic downtown.

Marietta-based McNeal Development recently received city approval to proceed with 58 townhomes at 3335 Dogwood Drive, replacing several older, vacant houses just north of Arches Brewing and Hapeville’s main drag, North Central Avenue.

An application for rezoning filed Feb. 5 describes the single-family homes’ current condition as “dilapidated,” though some were occupied as recently as 2022.  

Conditions of houses in question today along Dogwood Drive, just north of Hapeville's main commercial district. Google Maps

Planned three-story facades along Dogwood Drive in Hapeville. The Hartwin Group/McNeal Development

The properties previously had a split zoning designation of Urban and Urban Village; developers succeeded in consolidating all parcels to Hapeville’s latter zoning designation, which is intended to allow for more density while strengthening walkability.

The project would cover about 3 acres total—and each of the townhomes will be Build-to-Rent, instead of being for sale. The least expensive rental option for a two-bedroom unit will be roughly $2,400, according to a presentation by the development team.

The project's BTR status was a bone of contention among some Hapeville City Council members last week.

Votes were split 2-2 among the city council, which required Hapeville Mayor Alan Hallman to cast a tie-breaking vote Wednesday; Hallman voted "yes," approving the assemblage of properties along Dogwood Drive.

Overview of the 58-unit BTR townhome site plan. The Hartwin Group/McNeal Development; Kimley-Horn

The 3335 Dogwood Drive properties in relation to Arches Brewing and other central Hapeville businesses and landmarks. Google Maps

Meanwhile, a few blocks north of the Dogwood Drive project on the same street, another 28-unit townhome venture called Shirley Estates is taking shape, replacing a vacant car lot. Those townhomes are for sale, with prices starting in the low $500,000s. 

In other recent Hapeville development news, Charlotte-based developer Terwilliger Pappas has introduced plans for a five-building, mixed-use project called Solis Hapeville that would rise at 3558 Elm St., near Porsche’s expanded North American headquarters and the city’s eastern fringes. Those plans call for 310 apartments and a retail strip at ground level, fronting Porsche Avenue.  

Find more context and images for the BTR Dogwood Drive project in the gallery above.

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The 3335 Dogwood Drive properties in relation to Arches Brewing and other central Hapeville businesses and landmarks. Google Maps

Conditions of houses in question today along Dogwood Drive, just north of Hapeville's main commercial district. Google Maps

Google Maps

Overview of the 58-unit BTR townhome site plan. The Hartwin Group/McNeal Development; Kimley-Horn

Planned three-story facades along Dogwood Drive in Hapeville. The Hartwin Group/McNeal Development

The Hartwin Group/McNeal Development

Subtitle Build-to-Rent project approved along main Hapeville artery

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Near Southside BeltLine, Englewood project's first phase a go Josh Green Tue, 04/23/2024 - 08:36 Years in the making, a master-planned community geared toward providing quality, affordable living options is preparing to start construction where public housing was demolished on Atlanta’s southside 15 years ago.

Atlanta-based multifamily and commercial developer The Benoit Group and its partner Atlanta Housing have completed the last financial closing required to move forward with a $72-million, mixed-use project called Englewood Senior. It’s the first piece of a much larger community planned in a BeltLine neighborhood experiencing a groundswell of outside investment.

The 160-unit venture for independent senior living is slated to rise on the northern portion of a 30-acre site in Chosewood Park, about one and ½ miles south of Zoo Atlanta, around the corner from an access point to the BeltLine’s Southside Trail corridor.

“With access to the [BeltLine], residents of Englewood Senior will have the opportunity to enjoy world-class amenities in one of our city's historic neighborhoods,” Terri M. Lee, Atlanta Housing president and CEO, said in a Friday announcement for the project’s closing. “[It] ensures that one of our most vulnerable resident populations can age with dignity in quality communities.”

The project's eastern flank. via Invest Atlanta

The Englewood Avenue location south of Grant Park and Interstate 20, just west of Boulevard. Google Maps

From an affordability standpoint, plans call for 21 units with rents capped at 30 percent of the area median income level or below.

In those cases, rents for two-bedroom apartments with 950 square feet are expected to be $1,261 monthly, or $200 cheaper for one-bedroom options. But residents receiving Atlanta Housing HomeFlex vouchers won’t be required to pay more than 30 percent of their income, meaning monthly costs would be less, according to Invest Atlanta.

The remaining 139 apartments would be capped at 60 percent AMI, and none are expected to rent for market rate. All apartments will be reserved for residents age 62 and older, and more than $2.5 million in rental subsidies for low-income families have been earmarked to help.

Project amenities are listed as movie theaters for residents, a green roof deck, a fitness center, a business and computer center, and a clubhouse with community and meeting rooms, among other perks.

A 213-space parking deck (a reprieve from so much surface parking with new residential projects in the area) is also included in the initial plans, alongside 15,000 square feet of retail space.

The first mixed-use project on the Englewood site is scheduled to take 26 months to build, with an estimated completion sometime in 2026.

Where the Englewood senior component will fit into the broader plan. via Invest Atlanta

But phase one will include more than senior housing.

The second building in the first phase—called Englewood Multifamily—is expected to close and move forward this summer, with more than 300 residences and another 35,000 square feet of retail space. The housing breakdown for that component: 81 for-sale single-family homes and townhomes (16 reserved as affordable), plus another 200 apartments in a mid-rise building, with all but 40 of those reserved at affordable rates, according to Invest Atlanta.  

Englewood’s full first phase will see more than $200 million invested from various private, public, and philanthropic sources, according to project leaders.

For the senior housing component, those sources include federal and state equity tax credit investment from Raymond James and JP Morgan, permanent HUD-insured loan financing from Berkadia, and a Sterling Bank construction loan, as well as BeltLine TAD funding and a secondary priority loan from Atlanta Housing.

The community that formerly stood on site, Englewood Manor, was built in 1970 and eventually housed 324 families. It fell into “severe physical and social distress” and, with HUD’s approval,  was demolished in 2009, as project leaders put it in the Friday announcement.

Atlanta Housing—one of the nation’s largest housing authorities—has described Englewood as being among the biggest planned developments on its docket. About 76 percent of the community will be reserved as affordable for people earning 80 percent of the area median income or less, agency officials have said.

Overall, the 30-acre Englewood project is expected to see more than 900 housing units and retail catered toward neighborhood needs sprout in five multifamily buildings and other, smaller components along Boulevard, just south of the BeltLine’s Southside Trail. 

The project will border the Chosewood Park greenspace and athletic fields, with the first phase of the BeltLine’s Boulevard Crossing Park across the street to the north.

The tiered northern facade that would look toward the BeltLine's Southside Trail and downtown. via Invest Atlanta

Several sizable Chosewood Park residential projects are well underway within a few blocks of the Englewood site.

Those include the 396-apartment Upton complex, 128 townhomes called Maguire at Skylark, and one of the largest southside private developments to date, the 34-acre Empire Zephyr project.

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The Englewood Avenue location south of Grant Park and Interstate 20, just west of Boulevard. Google Maps

Where the Englewood senior component will fit into the broader plan. via Invest Atlanta

Site plan breakdown for the initial section of phase one. via Invest Atlanta

via Invest Atlanta

The project's eastern flank. via Invest Atlanta

The tiered northern facade that would look toward the BeltLine's Southside Trail and downtown. via Invest Atlanta

via Invest Atlanta

Subtitle Plans eventually call for 900 homes across 30 acres in Chosewood Park

Neighborhood Chosewood Park

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