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Eastside homeowner calls BeltLine a scourge on neighborhood Josh Green Wed, 02/07/2024 - 08:08 Editor’s note: Following two weeks of email back-and-forth for a Q&A-style report, the following source asked to remain anonymous just prior to publishing. With such a hot take on such an important Atlanta topic, that would normally be grounds to dismiss a potential story. But this topic, as of last week, suddenly became more timely than ever, per this homeowner.

We’ll call her Emily.

Emily feels a section of the Atlanta BeltLine—Southside Trail Segment 6, completed in an interim state in May 2021—is not a boon to her Glenwood Park neighborhood, but a scourge. She says she’s not alone. Case in point came last week, according to her, in what she describes as the “worst [vehicle] crash we’ve had since the BeltLine came through,” but not the only one.

A vehicle exiting Interstate 20 eastbound on Jan. 31 failed to stop at Bill Kennedy Way and blasted through barriers meant to protect BeltLine patrons on a bridge over the interstate, scattering the area in debris and rendering the interim BeltLine section all but unusable. It happened a few feet from a large encampment, positioned between the BeltLine and interstate, that’s largely tucked away from public view but is very much on the minds of neighbors, according to Emily.

Below is a brief compendium of correspondences sent from Emily asking for news coverage to shine a light on issues she says are plaguing her neighborhood. It paints a contrast to the more typical narrative of the BeltLine being a welcome boon for Atlanta’s urban connectivity and intown economy, despite it being an agent of substantial cost-of-living increases.

…

Dear Urbanize Atlanta:

I hope this story may be of interest as a juxtaposition of a community deeply affected by the BeltLine development.

I have lived in East Atlanta—the Glenwood Park neighborhood—since 2019, right before the BeltLine came through.

Since the Beltline came through, we've had multiple vehicles slam into the BeltLine walkway, we have a huge (and growing) homeless encampment, and a big issue with illegal dumping and littering.

The BeltLine refuses to do anything or work with the city to assist in cleaning the area or keeping it properly kept up.

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The Southside Trail's Segment 6 over I-20 today. Josh Green/Urbanize Atlanta

To no avail, our neighborhood is exasperated with the incredible increase in crime, illegal dumping, littering, and loitering that has been on a steady rise since the BeltLine came through. We’ve had to hire private security (at our HOA expense). The BeltLine turned our section of the BeltLine over to the city to deal with debris, and the city refuses to help. 

Poor design, ineffective oversight, and a lack of ongoing maintenance. It's shocking that the BeltLine got this trail approved with no meaningful safety plans in conjunction with [Georgia Department of Transportation], on a strip of a narrow and busy road, Bill Kennedy Way, that is historically dangerous. 

A Georgia Department of Transportation image provided by Glenwood Park neighbors showing crash sites between 2018 and 2022; the Southside Trail section is marked with an arrow. GDOT; submitted image

Submitted photo

[It’s all] an interesting juxtaposition as Atlanta loves to tout the BeltLine [as being akin] to “riverfront premiums”; as such, property taxes have increased substantially once the BeltLine paved its way through our small neighborhood.

When they are done, retail can no longer afford to stay, neighbors are left footing the bill, dealing with crime, rodents, public dumping, camping, and safety and health hazards.

— “Emily”

…

To update, Emily sends word that city officials have been more responsive to concerns following her reaching out to local media, and that “the city is supposedly going to make an effort” though she’s “not holding my breath.”

And we should be clear that Atlanta BeltLine Inc. sees the Bill Kennedy Way trail section on and near I-20 as very much temporary. The agency’s permanent solution calls for building a separate pedestrian bridge for the BeltLine across I-20 and making improvements to adjacent trails on the northern and southern sides of it.

At last check, BeltLine officials had begun the process of soliciting an engineering design team for the bridge portion, but no construction timeline has been finalized.

The state of the damaged interim BeltLine section in question on Feb. 1, a day after the most recent vehicle crash involving Jersey barriers. Josh Green/Urbanize Atlanta

Decorative BeltLine planters installed in front of Glenwood Park stoops in 2021. Josh Green/Urbanize Atlanta

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Decorative BeltLine planters installed in front of Glenwood Park stoops in 2021. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

The state of the damaged interim BeltLine section in question on Feb. 1, a day after the most recent vehicle crash involving Jersey barriers. Josh Green/Urbanize Atlanta

The Southside Trail's Segment 6 over I-20 today. Josh Green/Urbanize Atlanta

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A Georgia Department of Transportation image provided by Glenwood Park neighbors showing crash sites between 2018 and 2022; the Southside Trail section is marked with an arrow. GDOT; submitted image

Submitted photo

Subtitle Wait—what?!?

Neighborhood Glenwood Park

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What happened to those planned 17th Street bike lanes in Midtown? Josh Green Tue, 02/06/2024 - 14:13 Three years ago this month, a 10-block Midtown initiative called the Spring Street bike lane project was chronicled on these pages. At the time, the initial phase spanning from 13th Street down to 3rd Street was experiencing issues with illegally parked drivers but had succeeded in helping create a transportation alternative through some of Midtown’s most quickly developing blocks.

The good news for Atlanta bicyclists and scooter users, at the time, continued on 17th Street to the north. That’s where Midtown Alliance officials predicted bike lines would be built once the massive Midtown Union mixed-use project finished construction and removed its lane closures.

But now, as anyone traveling 17th Street between Atlantic Station and Peachtree Street can see, that biking infrastructure has yet to be installed. Despite the fact Midtown Union was declared finished by its developers a year and ½ ago.

What gives?

Brian Carr, Midtown Alliance marketing and communications director, tells Urbanize Atlanta plans for 17th Street have changed and grown more complex, though potentially for the better. The ETA on improvements, however, remains up in the air.

Looking east, 17th Street is pictured in Midtown last fall at the base of Midtown Union's tallest building, a 26-story office tower sheathed in glass. Google Maps

In short, the 17th Street bike lane initiative—a link between planned biking infrastructure on both West Peachtree and Spring streets that’s eventually expected to reach Midtown’s northernmost blocks—has morphed into something more comprehensive, according to Carr.

That would be the 17th Street Corridor Enhancements project unveiled in late 2023 that includes a safer bicycling facility.

Midtown Alliance is working on a two-phase approach toward remaking the 17th Street corridor into a more inviting place where people might actually be tempted to leave vehicles behind, creating better access to the major retail hub that is Atlantic Station.

Initial efforts will focus on improving what the 17th Street corridor is today: a serpentine roadway with up to six traffic lanes and expansive sidewalks.

The street does mix multiple modes of transportation (dedicated bus, bike lanes) in places, but those could be safer, more welcoming, and more environmentally conscious, per Midtown Alliance.

More comprehensive changes could include optimizing 17th Street’s existing bus transit infrastructure, and extending and upgrading current bike lanes for more comfortable, safer rides that better connect to Atlanta’s growing network for bicyclists and micromobility users.

Complete Street plans for 17th Street. Midtown Alliance

Rendering of the 17th Street bridge heading into Atlantic Station. Midtown Alliance

But for now, the project remains in the initial planning phase, and Carr says funding has yet to be identified for construction.

On the bright side, as Carr noted via email: “Midtown Alliance will implement small improvements to the 17th Street corridor in 2024, mainly to soften the corridor with greenery and art.”  

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Looking east, 17th Street is pictured in Midtown last fall at the base of Midtown Union's tallest building, a 26-story office tower sheathed in glass. Google Maps

Complete Street plans for 17th Street. Midtown Alliance

Rendering of the 17th Street bridge heading into Atlantic Station. Midtown Alliance

Subtitle Link between two busy north-south corridors was supposed to be part of larger biking network

Neighborhood Midtown

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Outside Atlanta, 'Walking Dead' star's sweet modern estate for sale Josh Green Tue, 02/06/2024 - 10:01 Back in 2013, at the height of Georgia-filmed Walking Dead hysteria, actor Norman Reedus told TV Guide: “I have become superfond of Georgiaand the South to the point where I’m thinking about selling my [Manhattan] apartment and moving to the country.” 

Reedus, 55, who still plays crossbow-wielding zombie slayer Daryl Dixon on the AMC series’ most recent spinoff, eventually landed in Serenbe, the growing, biophilic community set among rolling woodlands and pastures about 35 miles southwest of Atlanta. 

And his residence of choice? This tastefully spartan, concrete-encased modern estate spanning more than 4,100 square feet near Serenbe’s northern edge.

An angular exterior of stone, concrete, and stucco is meant to pay homage to Frank Lloyd Wright at the contemporary compound. Courtesy of Compass Greater Atlanta

But like a zombie apocalypse, time marches on, and Reedus has decided to sell the Serenbe property, listing it last week with Addie Bartlett of Compass Greater Atlanta for $3.85 million.

What’s that kind of cash buy in the south OTP sticks these days?

The Flynn Ridge property, set on .25 acres, is surrounded by virgin land for connections to nature and privacy but still walkable to restaurants and shops. It counts four bedrooms and four and ½ bathrooms—with an elevated walkway connecting to a detached home component in the backyard—and no shortage of limestone and granite.

Interiors were designed by New York City’s Shamir Shah Design, and the original architecture was influenced by the geometry and Usonian principles of Frank Lloyd Wright, with an emphasis on distinctive angles and connections to organic surroundings.

With its (very) wide-plank oak flooring and minimalist restraint, the house “carries a California vibe” and “warm feeling throughout,” according to Compass reps.

The house is marketed as being "one with nature," a nod to organic materials throughout and windows designed to let natural light pour in. Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Outside, and opposite the two-car garage, the courtyard counts a babbling stream, outdoor kitchen with a dining area, and a plunge pool that functions as a spa.

As sellers note, Serenbe has become a magnet for celebrities and other industry types—counting both privacy and proximity to major film studios and Atlanta’s airport—as Georgia’s tax-credit-fueled TV and film business booms.

Have a closer look at what Reedus is trying to offload here in the gallery above.

The Flynn Ridge property's location (in red) in relation to the rest of bucolic, master-planned Serenbe. Google Maps

Courtesy of Compass Greater Atlanta

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The Flynn Ridge property's location (in red) in relation to the rest of bucolic, master-planned Serenbe. Google Maps

An angular exterior of stone, concrete, and stucco is meant to pay homage to Frank Lloyd Wright at the contemporary compound. Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

The house is marketed as being "one with nature," a nod to organic materials throughout and windows designed to let natural light pour in. Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Off the living room is this screened porch with a stone fireplace. Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

The primary bedroom includes a walk-in closet and dressing area with additional clothes storage.Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Courtesy of Compass Greater Atlanta

Subtitle Norman Reedus’ stone-built, Frank Lloyd Wright-inspired compound could probably ward off zombies

Neighborhood Serenbe

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Atlanta City Council votes to axe parking minimums near BeltLine Josh Green Tue, 02/06/2024 - 08:14 Following the lead of U.S. cities such as Austin, San Jose, Gainesville, Fla., and dozens of others, the Atlanta City Council approved legislation Monday that will remove parking minimums for new projects located in a vast loop near the city-altering BeltLine project. 

Widely applauded (and long lobbied for) by Atlanta urbanists, the legislation is being called by its backers a progressive step toward smarter urban planning, safer streets, and inclusivity.

Introduced last month by District 4 Councilmember Jason Dozier, the approved legislation will modify zoning around the BeltLine Overlay District—a zone of roughly ½ mile on either side of the 22-mile loop’s corridor.

The rules will ban new gas stations and drive-thrus in that area, while removing Atlanta’s requirement to build a minimum amount of parking with both residential and commercial projects. (The rules will exclude some restaurants and bars, which rely on parking for delivery and customer service.)

Parking minimums imposed by cities dictate the amount of off-street parking—oftentimes a costly component of new projects—that developers must build, based on certain formulas, such as one parking space per bedroom. The theory goes that less space (and less upfront money from builders) devoted to parking will allow more room for less expensive housing, restaurants, shops, offices, and other vibrant uses, while encouraging neighborhood planning focused on pedestrians, not drivers.

“By eliminating parking minimums, we’re embracing a more progressive approach to urban planning and prioritizing the needs of our communities,” Dozier wrote on Twitter/X, following Monday’s vote. “This move aligns with our vision of a more walkable, bikeable, and transit-friendly Atlanta… [It’s] a monumental victory for mobility and sustainability.”

Dozier argues that Atlanta’s former “excessive parking requirements” have held back development potential near the BeltLine corridor and spawned worse traffic congestion.

The ordinance passed this week includes grim statistics. Since 2015, 14 pedestrians have been killed in collisions with cars within the BeltLine overlay zone—and eight of those incidents happened within the past two years. In the same time period, 47 pedestrians were seriously injured, and more than half of those instances also happened within the past two years. (Is it a coincidence the City of Atlanta's population has swelled in post-pandemic times, packing on an additional 14,300 people over the year ending last April alone—a growth rate the Atlanta Regional Commission called "surprising"?) 

Across Georgia, according to the ordinance, the number of pedestrian fatalities has reached a 40-year high, earning the Peach State the dubious distinction of being one of the 10 deadliest for pedestrian deaths.

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Subtitle Legislation called forward-thinking to also exclude new gas stations, drive-thrus

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Plans to revive historic Westside Atlanta theater take step forward Josh Green Mon, 02/05/2024 - 14:32 An adaptive-reuse preservation project that could help breathe life into a Westside neighborhood’s historic commercial core continues to show signs of progress.

Developers aiming to turn the former Grove Theatre building into a mixed-use hub of art and activity are asking city officials to rezone the 1576 Donald Lee Hollowell Parkway property to MRC-2, or a Mixed Residential Commercial designation.

That doesn’t mean anyone will be living at the shuttered, circa-1941 Westside landmark following renovations.

The zoning change is necessary because the property’s current zoning—MRC-1—doesn’t allow nonresidential floor area to be located above street level, according to paperwork recently filed on behalf of property owner Rekeep Investments Inc. with the City of Atlanta’s Office of Buildings.

via Invest Atlanta

Renovation plans call for adding add offices, storage space, and a break room on the second floor while retaining the theater use at ground level. The building’s throwback façade will be restored, according to project renderings. 

Elsewhere around the interior will be flexible performance and studio spaces for arts and culture partners, along with a slot for a café or other retail, project officials have said. Plans call for 10,400 square feet of total leasable space.

The project’s rezoning hearing with the city is scheduled April 4.

Grove Park Performing and Cultural Arts Center; via Invest Atlanta

Six years ago, the Grove Park Foundation acquired the former Grove Theatre in hopes of rebirthing the space into a local marketplace and center for education programming and multigenerational cultural arts.

Invest Atlanta, the city’s economic development arm, committed $830,000 to help make that happen last year. The funding for what’s officially called the Grove Park Performing and Cultural Arts Center will be sourced from the Perry Bolton Tax Allocation District Resurgens Fund, officials said. 

That follows $2 million in private financial commitments in April from Bank of America and Chick-fil-A—$1 million from each company—for the project.

The 1576 Donald Lee Hollowell NW property's condition today. via Invest Atlanta

The theater is located about three miles west of Georgia Tech, just south of Westside Park, the city’s largest greenspace. Across the street is the KIPP Woodson Park Academy, a K-8 school founded in 2019 in partnership with Atlanta Public Schools.

Grove Park Foundation has partnered with local nonprofit Urban Perform Wellness and Atlanta’s Resource for Entertainment and Arts to provide dance, health, and fitness programs.

The renovation project is expected to cost $4.5 million overall and take 12 months to complete, according to Invest Atlanta. No construction timeline has been specified.

It’s not the only signs of commercial investment coming to this section of Grove Park.

Roughly a block west of the theater site, Atlanta rappers Killer Mike (now a Grammy winner) and T.I. have partnered to bring back legendary seafood restaurant Bankhead Seafood, which had closed in 2018. A banner hung on that project’s roof deck in late 2023 proclaimed that it’s coming soon.  

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Proximity to the KIPP Academy (center) and forthcoming Bankhead Seafood (at left). via Invest Atlanta

The 1576 Donald Lee Hollowell NW property's condition today. via Invest Atlanta

via Invest Atlanta

Grove Park Performing and Cultural Arts Center; via Invest Atlanta

Plans for the performing arts center's ground level. Grove Park Performing and Cultural Arts Center; via Invest Atlanta

Blueprint planned for the upstairs mezzanine level. Grove Park Performing and Cultural Arts Center; via Invest Atlanta

Subtitle Zoning change sought for turning former Grove Park theater into mix of uses

Neighborhood Grove Park

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The Lodge project is fully underway near EAV. Here's the scoop Josh Green Mon, 02/05/2024 - 12:24 It hasn’t been the easiest path toward groundbreaking, but a unique eastside project with a repurposed Masonic Lodge at its core is now fully under construction—and tallying pre-leasing successes where Ormewood Park meets East Atlanta Village.

Mixed-use venture The Lodge initially broke ground with demolition work in 2021 at the southwest corner of Glenwood and Moreland avenue’s intersection, combining eight parcels that previously housed individual homes, a parking lot, and ancillary buildings.

Then came funding delays caused by ballooning construction costs in the wake of the COVID-19 pandemic. The site went idle for well over a year.

According to the development team, affordable housing specialists Rea Ventures more recently closed on development financing with the Georgia Department of Community Affairs to build 42 units of affordable housing on site.

That’s allowed the broader project to proceed, too, and infrastructure work and vertical construction now covers the block-sized site. Two residential pieces—including a four-story multifamily building over Glenwood Avenue—have topped out.

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

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

Rea Ventures is developing The Lodge’s separate residential component, called The Abbington at Ormewood Park. Prior to demolition work, the development team held communal design meetings and collected more than 600 surveys from residents to help determine what the community wanted built.

One nonnegotiable component for most survey respondents: affordable housing.

Across the site, plans call for the new four-story structure and two smaller buildings to include a mix of studios up to three-bedroom rentals. All 42 units are set to qualify as affordable housing to some degree, per developers.  

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

That means the largest units, those three-bedroom options, are expected to rent from between $583 and $1,500, the development team has previously said.

Funding from the federal Low-Income Housing Tax Credit program, Invest Atlanta, and Partners for Home is helping to make the project financially feasible.

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

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

The project’s 33,000 square feet of office, retail, restaurant, and event space is currently 67 percent pre-leased via King Properties. Tenant announcements are expected to be coming soon, and local businesses are being sought to fill the few remaining commercial spaces, per developers.

“Given that over half of the commercial space consists of adaptive-reuse of the existing Masonic Lodge and a historic house, this piece will take less time to construct and will be sequenced to break ground late spring of this year,” according to a statement from developers provided to Urbanize Atlanta.

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

Where new construction and the former Masonic Lodge (at left) will meet Moreland Avenue. Josh Green/Urbanize Atlanta

Neighboring the construction site, the Atlanta Department of Transportation realigned Glenwood Avenue to the south to eliminate a 70-foot offset that required drivers and cyclists to zigzag in the middle of the roadway while crossing between the two neighborhoods. (That city-planning goof was odd enough to make one artist’s book chronicling whacky city intersections.)

Project leaders say The Lodge is on pace to be finished by the end of 2024.

Find a closer look at where things stand, and what’s to come, in the gallery above.

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

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

Where another low-rise residential piece is expected to be built along Portland Avenue this year. Josh Green/Urbanize Atlanta

Where new construction and the former Masonic Lodge (at left) will meet Moreland Avenue. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

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

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

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

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

Subtitle Details on affordable housing and pre-leasing momentum where Ormewood Park meets East Atlanta

Neighborhood Ormewood Park

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Images: Historic Coca-Cola plant redo ready for closeup Josh Green Mon, 02/05/2024 - 08:11 Four years after it was purchased by an active intown development firm, a landmark Old Fourth Ward building has been transformed into its next incarnation and is seeking tenants.

One of Coca-Cola’s first bottling plants at 560 Edgewood Avenue—more recently known as the Atlanta Belting Building—has been remade into Class A offices that meld historic character with modern amenities, according to a Capital Real Estate Group listing posted last week.

Charlotte-based Asana Partners turned the two-story, brick-built structure into a spec creative office project first announced amid pandemic doldrums in October 2020. It’s been rebranded as simply 560 Edgewood to reflect the address.

The 1920s Coke plant was also formerly occupied by leather products manufacturer Atlanta Belting Company. Asana paid $12 million for the 1.7-acre property in 2019, according to property records.

The renovation aimed to preserve much of the building's original character. Asana Partners/Capital City Real Estate Group

The revised two-story facade at 560 Edgewood Ave. today. Capital Real Estate Group

Asana and Capital City revealed plans in 2020 to transform the plant into spec offices with up to 100,000 square feet, adding stories atop the main facility and opening the full project sometime in 2022. Those expansion plans, like the timeline, were later scrapped.

Today the building is a blank palette of 62,400 square feet, spread evenly across two floors.

Office floorplans can range from 5,000 to the full 31,200 square feet per floor, according to Capital City.

Perks of the building include a 4,500-square-foot rooftop terrace with views to downtown and Midtown, walkability to MARTA rail, and 178 parking spaces, according to marketing materials. The BeltLine’s popular Eastside Trail is located about two blocks east, with Asana-owned Krog Street Market just beyond that.

The building's roof terrace with downtown and Midtown views. Capital Real Estate Group

A first-level space fronting Edgewood Avenue that could accommodate a floorplan of up to 31,200 square feet. Capital Real Estate Group

Beyond 560 Edgewood, Asana has remade several buildings along Edgewood Avenue and the BeltLine, including the commercial row formerly anchored by Biggerstaff Brewing Company across the street from the Coke plant and BrewDog Atlanta’s new home in the Krog District.

The company has also reconfigured the Midtown Promenade shopping center on the Eastside Trail near Piedmont Park.

The 560 Edgewood project's location in relation to the BeltLine's Eastside Trail (at right). Capital Real Estate Group/Google Maps

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The 560 Edgewood project's location in relation to the BeltLine's Eastside Trail (at right). Capital Real Estate Group/Google Maps

The revised two-story facade at 560 Edgewood Ave. today. Capital Real Estate Group

The renovation aimed to preserve much of the building's original character. Asana Partners/Capital City Real Estate Group

A first-level space fronting Edgewood Avenue that could accommodate a floorplan of up to 31,200 square feet. Capital Real Estate Group

The building's roof terrace with downtown and Midtown views. Capital Real Estate Group

Capital Real Estate Group

Capital Real Estate Group

Subtitle Edgewood Avenue office venture remade one of Coke’s first bottling plants

Neighborhood Old Fourth Ward

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Kirkwood's Pullman Yards district to host major Atlanta music festival Josh Green Thu, 02/01/2024 - 14:38 A longstanding, laidback Atlanta music festival will be toking—err, taking—place this year at a new venue with what organizers are calling a return to full force.

SweetWater 420 Fest will be held April 20 and 21 at Pullman Yards, with a return to “full festival glory for the first time since 2022” at the Kirkwood district, where hundreds of new housing units, two restaurants, and a boozy food-hall concept called AlcoHall have taken shape in recent years, according to organizers.

Put on by SweetWater Brewing, the Southeast’s largest craft brewer, in conjunction with Pullman Yards, the festival’s “grand comeback” is expected to see more than 25 artists on three stages—both indoors and outdoors—spread across the grounds.

Early tickets have gone on sale—starting at $196 for two-day general admission—though the artist lineup has yet to be revealed.

Where a temporary white dome hosted Fan Controlled Football a new events and concert space called the Transfer Table has taken shape. Josh Green/Urbanize Atlanta

In addition to music, the fest will feature an artist market, workshops, food trucks, local vendors, and more, according to organizers.

Ty Gilmore, President of U.S. Beers for Tilray Brands, predicted the festival will be “one of the biggest parties yet” for SweetWater in what he called “the perfect venue for this beloved event.”

SweetWater 420 Fest was held for years in Candler Park’s main greenspace before uprooting—and upsizing—to Centennial Olympic Park downtown.

Last year, the 17th incarnation of the music fest was a smaller affair held at SweetWater’s brewery near Lindbergh.

Pullman Yards has periodically hosted music events in the past, include the Highball rock festival last fall, which USAToday ranked among the Top 10 best new music fests nationwide.

SweetWater organizers say the lineup and other details will be announced in coming weeks.  

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Where a temporary white dome hosted Fan Controlled Football a new events and concert space called the Transfer Table has taken shape. Josh Green/Urbanize Atlanta

The Transfer Table stage during October's Highball music festival. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Inside one of the property's recognizable, sawtooth-roof structures renovated this year into an event space. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

How Fishmonger (bottom right) and the rest of the mixed-use district relates to Rogers Street.

Subtitle After hiatus, SweetWater 420 Fest returning to full format at historic redevelopment

Neighborhood Kirkwood

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Townhome build sniffs sellout on Atlanta's 'Upper Westside' Josh Green Thu, 02/01/2024 - 13:12 Though the buildout phase continues, a new townhome community in Atlanta’s so-called “Upper Westside” has sold the majority of its units, offering prices considerably lower—but not necessarily low—than similar product closer to the city’s core.  

Three years after site work began, Brock Built Homes' Riverline has taken shape in northwest Atlanta’s Riverside community. It’s named in homage to the city’s historic (and long-extinct) streetcar system, and it’s billed as a relatively cheap entrée into Buckhead schools in an underdeveloped area.

Plans call for 52 townhomes to ultimately be built where West Hollywood Road meets Spink Street, between Atlanta’s sprawling Westside Park, the Chattahoochee River, and beyond that, OTP attractions that include The Battery Atlanta. 

According to Brock Built’s website, 36 of the townhomes have sold to date, with two more under contract now.  

A flank of Riverline facades in Riverside, which MSN pegged as No. 5 of its "hottest" 20 neighborhoods in the U.S. in 2021. Brock Built Homes/Riverline; New Home Star Georgia

Rendering overview of the Riverside site, with Midtown and downtown in the distance. Brock Built Homes/Riverline

All Riverline homes have three bedrooms and three and ½ bathrooms in about 2,175 square feet, each standing three stories with two-car garages at ground level.  

When Riverline marketing efforts ramped up in 2021, prices started in the $490,000s.

The lone available townhouse on the market right now (Unit 3) costs $549,000, with a $200 monthly HOA fee, as listed with New Home Star Georgia.

Like quartz countertops, maple vanity cabinets, and roomy walk-in closets, $20,000 in closing costs paid by the builder (with approved lenders) is being dangled as a buyer perk right now.

According to promotional materials, the Riverside community “has seen a great transformation in the last several years” but still “sports charm, luxury, a local garden, five parks, and minimal traffic.” (Woodsy, tucked-away Spink-Collins Park is just around the corner, for instance.)

Riverline's location along Hollywood Road, due west of Buckhead in Atlanta's Riverside neighborhood. Google Maps

Sample interiors at Riverline for the lone new home on the market today. Brock Built Homes/Riverline; New Home Star Georgia

However, the chief draw to the area—for families, at least—could be districting that allows kids to attend highly rated Buckhead schools, such as Bolton Academy and North Atlanta High School. 

Find more context and a closer look at Riverline in the gallery above.

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Riverline's location along Hollywood Road, due west of Buckhead in Atlanta's Riverside neighborhood. Google Maps

A flank of Riverline facades in Riverside, which MSN pegged as No. 5 of its "hottest" 20 neighborhoods in the U.S. in 2021. Brock Built Homes/Riverline; New Home Star Georgia

Example of balconies over Hollywood Road. Brock Built Homes/Riverline; New Home Star Georgia

Brock Built Homes/Riverline; New Home Star Georgia

Brock Built Homes/Riverline; New Home Star Georgia

Brock Built Homes/Riverline; New Home Star Georgia

Sample interiors at Riverline for the lone new home on the market today. Brock Built Homes/Riverline; New Home Star Georgia

Brock Built Homes/Riverline; New Home Star Georgia

Brock Built Homes/Riverline; New Home Star Georgia

Rendering overview of the Riverside site, with Midtown and downtown in the distance. Brock Built Homes/Riverline

The 52-home project's site plan. Brock Built Homes/Riverline

A typical Riverline floorplan. Perks include a Whirlpool stainless-steel appliance package, maple cabinets, granite countertops, and a spacious walk-in closet in the "Owners retreat," per listings. Brock Built Homes/Riverline

Subtitle Brock Built's Riverline dangles entry to Buckhead schools as selling point

Neighborhood Riverside

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Is NHL hockey in north Atlanta suburbs worth nearly $400M? Josh Green Thu, 02/01/2024 - 08:05 For the first time since the mega-proposal was unveiled in April, the team behind the potentially $2-billion Gathering at South Forsyth project made clear Wednesday they’re gunning to bring the National Hockey League back to Georgia—and that it’s going to take a monumental public investment to make that happen, should the league decide to expand.

The Forsyth County Board of Commissioners approved an agreement on principal terms and authorization to continue during a specially called meeting Wednesday that green-lights developer Krause Sports and Entertainment to move forward with what’s envisioned as the Stanley Cup of mixed-use entertainment districts in the northern suburbs.

Led by car dealership mogul Vernon Krause, the development group is asking for $390 million in taxpayer assistance—down from $500 million, the starting point negotiated behind closed doors beginning last year—with the stipulation the Gathering would indeed land an NHL franchise for one of Georgia’s most rapidly growing and wealthiest counties. As plans stand now, the Gathering would be built in four phases and finished in 2033, per developer projections, as the AJC reports.

The Gathering at South Forsyth; designs, SCI Architects

Krause, a longtime Forsyth resident, called the 4-1 nod from commissioners “a giant step forward to bring this vision and dream to life for this community,” though the NHL is not currently working to expand its league beyond the current 32 teams.

“[We] are committed to creating a gathering place that will cater to diverse interests and provide an unparalleled world-class experience for all,” Krause said in a prepared statement provided to Urbanize Atlanta. “The prospect of bringing the National Hockey League back to Georgia adds another layer of excitement to this venture, and we are eager to pursue that potential.”

The deal goes that Forsyth’s public investment wouldn’t commence until the NHL decides to award an expansion team to metro Atlanta. As bait, Krause and company have drawn up plans for a 700,000-square-foot arena with seating capacity slightly larger than State Farm Arena’s 16,888.

With the public-private agreement on principal in place, Krause Sports and Entertainment officials say work on more detailed and definitive documents will kick off immediately, to include meetings with community members and key stakeholders.

Some county officials are singing the partnership’s praises.

David McKee, Forsyth County Manager, said in a Wednesday evening announcement the Gathering project has potential to “redefine the landscape of entertainment and sports in the region” and become a “cultural and economic epicenter." Added Laura Semanson, Forsyth County District 4 Commissioner: “[The proposal] aligns perfectly with our vision for a dynamic and thriving community, and we believe this development will elevate our local economy and also position Forsyth County as a prime destination for sports and entertainment enthusiasts and businesses looking to locate in the region."

According to the development team’s most recent numbers, the rest of the 80-acre mixed-use district would see a whopping 1,800 multifamily units, 150 standalone homes, and 1.6 million square feet of buildings devoted to retail, office, and hotel uses. Public perks would include a 15,000-square-foot building that houses a Forsyth County Fire Department station and Forsyth County Sheriff’s Office precinct, while a 1.2-mile addition to the area’s Big Creek Greenway trail system would be built elsewhere.

Krause also specified this week his group wants to build a community ice center—for hockey and skating—at a location that hasn’t been determined.

The Gathering at South Forsyth; designs, Nelson

That would all take shape along Ga. Highway 400, where Ronald Reagan Boulevard meets Union Hill Road. The site—located just south of Halcyon, about 30 miles north of downtown Atlanta—was originally rezoned for a regional mall development 15 years ago that didn’t take off. Should Krause’s vision materialize, the Gathering would qualify as one of the largest private developments in suburban Atlanta history.

For metro Atlanta pro hockey proponents, some positive, potential overtures came to light in the final months of 2023. According to NHL news source Hockey Feed, NHL deputy commissioner Bill Daly stated during a media tour he believes an expansion team in Atlanta “would yield better results than two previous failed expansion teams in the market.”

The city’s Flames relocated to Calgary in 1980, and following a dozen years in downtown Atlanta, the Thrashers decamped to Winnipeg in 2011.

Metro Atlanta’s population has swollen by another 1.4 million people since the Thrashers flapped off to Canada, making it the second largest U.S. market without a pro hockey team right now, following only Houston.

But is Forsyth County—at this potential price for taxpayers—the right place for another shot at NHL success? 

How the 100-acre project would be positioned where Ronald Reagan Boulevard meets Union Hill Road along Ga. Highway 400.The Gathering at South Forsyth; designs, Nelson

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Union Hill Road at Ronald Reagan Boulevard The Gathering at South Forsyth NHL Hockey Professional Hockey Cumming South Forsyth Forsyth County Stafford Sports Vernon Krause Carl Hirsch The Battery Atlanta Nelson Architects Kimley-Horn Kimley-Horn & Associates SCI Architects Stone Planning Dovin Ficken Greenberg Traurig Arizona State University Sun Devil Athletics JLL Novus Innovation Corridor Atlanta Regional Commission

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How the 100-acre project would be positioned where Ronald Reagan Boulevard meets Union Hill Road along Ga. Highway 400.The Gathering at South Forsyth; designs, Nelson

Where the Gathering at South Forsyth arena and other buildings would be located next to Ga. Highway 400. The Gathering at South Forsyth; designs, Nelson

A main street and retail corridor in the multi-billion-dollar proposal. The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

Closer look at a planned Gathering greenspace that would act as a centralized social hub. The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The future location of pregame (or it is pre-match) hoopla? The Gathering at South Forsyth; designs, SCI Architects

The Gathering at South Forsyth; designs, SCI Architects

The Gathering at South Forsyth; designs, SCI Architects

The Gathering at South Forsyth; designs, SCI Architects

Subtitle Forsyth County approves terms aimed at “bringing National Hockey League back to Georgia,” developer confirms

Neighborhood Forsyth County

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Appetite for space swells Buckhead pocket neighborhood floorplans Josh Green Wed, 01/31/2024 - 14:14 Billed as “a serene urban oasis” that’s “a world away in the heart of Buckhead,” a unique pocket neighborhood by one of intown’s most active homebuilders has had to pivot during construction to satiate buyer demand for truly mondo dwellings, sellers tell Urbanize Atlanta.

Tucked off Peachtree Road in Buckhead’s Garden Hills neighborhood, the first phase of the Delmont project by Hedgewood Homes wrapped vertical construction last year—back when the community was expected to include 35 standalone houses and duplexes total.

That’s been tweaked to 32 residences to allow for larger homes to meet square-footage appetites.

“[We] started off with smaller homes priced around $1.3 million and quickly learned our buyers wanted more space,” said Pauline Miller, a Compass Development Marketing Group managing director. “So the homes got larger,” with current prices starting at $1.6 million for four-bedroom options with just shy of 3,000 square feet.

On the flipside is 104 Sheridan Drive, a 4,443-square-foot sprawler priced at $2.69 million with three terraces, a three-car garage, and like most Delmont homes, an elevator.

The floorplan for 104 Sheridan Drive, the largest among finished homes at Delmont. It includes four bedrooms and four and 1/2 bathrooms in more than 4,400 square feet—for an asking price of $2.68 million. Hedgewood Homes/Delmont; via Compass

Sample exteriors of completed Delmont residences. Joshua Bartolotti, Bartolotti Media; Preston Cohen, VantagePoint 3D

Marketed as “architecturally distinguished,” Delmont is replacing an older condo community with village-style homes arranged around a central saltwater pool, plaza, and pool house. The site is tucked a couple of blocks east of Peachtree Road (about a block from The Phoenix on Peachtree condo tower), overlooking the playing fields of Philip Shutze-designed Atlanta International School and Garden Hills Elementary.

Designed by noted New Urbanism architect Lew Oliver, the project joins other recent Hedgewood builds across Atlanta in places like Lindridge-Martin Manor, Summerhill, and Lake Claire. Perks include personal gardens and large covered porches and rooftop terraces with Buckhead skyline views.

Pam Sessions, Hedgewood Homes

Site plan for the boutique Delmont community showing amenities and units claimed to date. Delmont by Hedgewood

According to Miller, 11 Delmont homes have closed to date, with nine under construction and 12 more yet to start. The target completion date has been bumped from sometime this year to late 2025.

So who’s buying?

The neighborhood “is attracting Buckhead neighbors who are seeking low-maintenance new homes after raising their kids and not ready for the condo building lifestyle,” Miller wrote via email. “Additionally we’re serving Atlanta International School families seeking to be within walking distance to the school.”

In the gallery above, find more context and photos showing how Delmont plans are coming together.

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The Delmont site's location in Garden Hills. Google Maps

Delmont's location in relation to Peachtree Road, at left, and central Buckhead. Joshua Bartolotti, Bartolotti Media

Site plan for the boutique Delmont community showing amenities and units claimed to date. Delmont by Hedgewood

Sample exteriors of completed Delmont residences. Joshua Bartolotti, Bartolotti Media; Preston Cohen, VantagePoint 3D

The floorplan for 104 Sheridan Drive, the largest among finished homes at Delmont. It includes four bedrooms and four and 1/2 bathrooms in more than 4,400 square feet—for an asking price of $2.68 million. Hedgewood Homes/Delmont; via Compass

Preston Cohen, VantagePoint 3D

Preston Cohen, VantagePoint 3D

Joshua Bartolotti, Bartolotti Media

Joshua Bartolotti, Bartolotti Media

Joshua Bartolotti, Bartolotti Media

Pam Sessions, Hedgewood Homes

Pam Sessions, Hedgewood Homes

Subtitle Lew Oliver-designed Delmont now targets completion next year in Garden Hills, sellers report

Neighborhood Garden Hills

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Old Fourth Ward affordable housing build barrels ahead Josh Green Wed, 01/31/2024 - 12:37 The redevelopment of affordable housing along Atlanta’s Boulevard is moving forward in a significant way this month, continuing the decade-long quest to transform Boulevard’s reputation as a rundown corridor saddled with dilapidated public housing and vacant lots into that of a more vibrant, but still accessible, intown community.

Wingate Multifamily—a newly formed affiliate of Massachusetts-based Wingate Companies, a longtime major property owner on Boulevard—has kicked off demolition efforts for a project called Boulevard North in Old Fourth Ward.

Spanning from 579 Boulevard to 495 Boulevard Place, roughly two blocks from Ponce City Market, the site was previously occupied by four apartment buildings, each standing two stories, that have been razed. It’s located immediately south of an Amoco gas station at the southeast corner of Boulevard and North Avenue.

Wingate recently closed on the property in question and declared construction underway.  

The four buildings Boulevard North is replacing. Courtesy of Invest Atlanta

Where Boulevard's latest City Lights project is replacing four apartment buildings. Courtesy of Invest Atlanta

For Wingate, Boulevard North marks the fourth phase of its redevelopment efforts along Boulevard—and part of the company’s broader “City Lights” masterplan for the neighborhood.

Plans call for a five-story building with 88 new units that Wingate calls “secure and well-appointed” for families previously residing in Bedford Pines, or what’s commonly described as the Southeast’s largest Section 8 housing project.

According to Invest Atlanta, which approved a $40-million lease purchase bond for Boulevard North in 2022, the new apartments will all be rented at rates attainable for households earning 60 percent of the area median income or less.

That translates to the smallest studio units (549 square feet) going for $1,275 monthly and the largest three-bedroom options (1,143 square feet) for $1,900, according to Invest Atlanta’s tabulations in 2022.

The 88-unit proposal's Boulevard frontage, just south of North Avenue. Courtesy of Invest Atlanta; designs, GLA

The City Lights Boulevard North site plan. Courtesy of Invest Atlanta

The development will be supported by HUD housing assistance, meaning residents won’t pay more than 30 percent of their income in rent, Invest Atlanta officials said at the time.

Boulevard North amenities will include a central laundry facility on each floor, a fitness center, private courtyard, after-school programs, and a business center with computer stations. The location is also convenient to bus transportation, officials have noted.

Wingate is forecasting construction on Boulevard North to be finished in July 2025. When that happens, 387 of the total 733 units that comprise Bedford Pines will have undergone redevelopment, according to the company.  

Meanwhile, Wingate expects to close on the property for a subsequent phase of development called North Block in December.

The developer is also applying for 4 percent tax credits through the Georgia Department of Community Affairs for the final phase, City Lights South.

All told, roughly 700 more units of affordable and market-rate housing are in the City Lights pipeline along the Boulevard corridor, according to Wingate.

Courtesy of Invest Atlanta; designs, GLA

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The 88-unit proposal's Boulevard frontage, just south of North Avenue. Courtesy of Invest Atlanta; designs, GLA

Where Boulevard's latest City Lights project is replacing four apartment buildings. Courtesy of Invest Atlanta

The City Lights Boulevard North site plan. Courtesy of Invest Atlanta

Courtesy of Invest Atlanta; designs, GLA

The four buildings Boulevard North is replacing. Courtesy of Invest Atlanta

Subtitle Wingate project is replacing four apartment buildings along Boulevard

Neighborhood Old Fourth Ward

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