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Images: Award-winning University of Georgia locker room is slick indeed Josh Green Thu, 09/28/2023 - 15:49 Apparently, you need not be the nation’s No. 1-ranked college football program for a top-flight Dawg house these days.

This week the University of Georgia’s Butts-Mehre Track and Field project took home the top prize in the “Education under 50,000 square feet category” at the 16th Annual Design Awards for the New England Chapter of the International Interior Design Association.

UGA’s Butts-Mehre upgrade was designed by the SLAM architecture firm, the same company that helped design Georgia State’s new basketball arena and forthcoming baseball facilities in Atlanta’s Summerhill neighborhood.

IIDA New England represents more than 12,000 members, and its awards ceremony was held this week in Boston’s historic South End neighborhood.

Photos by Rick Myers Photography

Photos by Rick Myers Photography

SLAM officials said in an announcement today the goal of UGA’s new track and field locker room was to complement the school’s “outstanding program” that boasts “some of the best track and field athletes in the country, many of whom represent the U.S. in the Olympic games.”

Heavy on Nike branding, sleek modern aesthetics, and symbolic track lanes across virtually every surface, the locker room’s section of the building previously housed football facilities. Now it’s meant to function as a “showpiece” during track-and-field, cross country, and field sports recruiting tours while protecting gear and strengthening athletes’ bodies and minds, according to SLAM reps.

What’s that mean exactly?

Located directly off track venues, a new “mudroom” section includes high-end shoe dryers and what’s described as “branded super graphics.” Another section includes a corridor filled with memorabilia and UGA branding that aims to reinforce “a legacy of excellence with each passage.” The visitor suite entry could double as an upscale shoe store.

What's considered the facility's mudroom. Photos by Rick Myers Photography

Photos by Rick Myers Photography

The kicker could be a beauty bar for the women’s section that’s meant to prove the “look good, play good” adage true in sports of mostly individual events.

“The strength and character of Coach [Caryl Smith Gilbert] and her team was epitomized in this highly branded environment that supports nutrition, preparation, downtime, historical inspiration, and current super stars,” SLAM senior associate Tracy Herzer said in a prepared statement.

The visitor suite entrance of what's considered a "showpiece" for UGA recruiting. Photos by Rick Myers Photography

The onsite beautification station. Photos by Rick Myers Photography

For a deeper dive, here’s a video of UGA athletes jubilantly seeing the facility for the first time earlier this year.

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Rick Myers Photography International Interior Design Association SLAM University of Georgia UGA Athens Track and Field Butts-Mehre Track & Field project SoWa Power Station South End Butts-Mehre Heritage Hall OTP Georgia College Towns College Towns

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The visitor suite entrance of what's considered a "showpiece" for UGA recruiting. Photos by Rick Myers Photography

Photos by Rick Myers Photography

Photos by Rick Myers Photography

The onsite beautification station. Photos by Rick Myers Photography

Photos by Rick Myers Photography

What's considered the facility's mudroom. Photos by Rick Myers Photography

Subtitle UGA’s Butts-Mehre Track and Field project includes modern lounge, legacy hall, and yes, a beauty bar

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Timeline emerges for next phase of Herndon Square development Josh Green Thu, 09/28/2023 - 13:27 The next phase of a multi-pronged development that aims to boost Westside communities is expected to break ground in coming months, officials tell Urbanize Atlanta.

The second and largest piece of the Herndon Square project along Northside Drive is set to include 204 apartments in a mid-rise building, joining a 97-unit senior housing component that’s been fully leased on site today. 

It's part of Atlanta Housing’s effort to redevelopment more than 12 acres—situated about a mile north of Mercedes-Benz Stadium—where Herndon Homes public housing formerly stood.

Herndon Homes Developer LLC is listed as the project owner, while developers Hunt Companies and Pennrose have teamed up to build the community.

Herndon Homes Developer LLC; via Invest Atlanta

Looking south across phase one, Herndon Square Senior, last winter. The waitlist for the 97-unit building is currently closed, per developers. Hunt/Pennrose

A rough timeline calls for breaking ground on phase two in January, barring any obstacles such as a government shutdown, a Pennrose representative said this week. The schedule calls for completing the next phase by January the following year, with a dedication coming sometime later that year.

Invest Atlanta approved $41.5 million in tax-exempt bond financing to develop the apartments earlier this year.

Beyond the senior housing building, Herndon Square’s full scope calls for 379 units of multifamily residential (spread across two mid-rise buildings), 32 townhomes, and a 30,000-square-foot retail space on a section fronting Northside Drive.

That commercial component is expected to bring a neighborhood grocery option with fresh food access to English Avenue.

“The development, as envisioned, will be a viable, healthy, and sustainable mixed-use and mixed-income community,” as Herndon Square’s website summarizes, “which will serve as a catalyst to spur future development opportunities in the surrounding area.”

How the full scope of Herndon Square plans, including the grocery component at bottom left, would be situated along Northside Drive, due west of Midtown and downtown. Herndon Homes Developer LLC; via Invest Atlanta

To help spur Herndon Square’s remaining phases, Invest Atlanta’s board recently approved a resolution for a Westside Tax Allocation District grant of up to $2.5 million to assist with building infrastructure. That includes connections to the broader Westside community—including the growing Science Square campus next door—in addition to street upgrades and public-safety enhancements for pedestrians. The infrastructure upgrades are expected to cost $8 million across all phases.

According to Invest Atlanta officials, ongoing negotiations with an unnamed grocer suggest the infrastructure buildout will be crucial to ensuring the grocery project is viable.

Another 10,000 square feet of commercial space planned on site is expected to become a STEAM workforce development hub, per Invest Atlanta.

Beyond Georgia Power lighting upgrades and new pedestrian pathways throughout the site, plans call for extending all interior streets, closing access to a portion of John Street, and installing a deceleration lane on Northside Drive. The latter project is being designed to work in concert with a new entrance and exit where Northside meets Herndon Square Avenue.

Site conditions shown in recent years where Herndon Homes public housing formerly stood. Herndon Homes Developer LLC; via Invest Atlanta

Immediately to the north of Herndon Square, the Georgia Tech-led Science Square district has topped out each of its buildings in its first phase of expansion, adding hundreds of forthcoming apartment options and a research tower to the area.

Herndon Square’s pedestrian pathways, as Invest Atlanta notes, are planned to directly connect to Science Square.

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510 Cameron Madison Alexander Boulevard NW Herndon Square Science Square Affordable Housing senior housing Invest Atlanta Herndon Homes Developer LLC Hunt Companies Pennrose LLC Atlanta Housing Westside TAD Herndon Homes

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Herndon Homes Developer LLC; via Invest Atlanta

Aerial of the Herndon Square site today (middle left), with the completed senior housing component shown off Northside Drive. Herndon Homes Developer LLC; via Invest Atlanta/Google

How the full scope of Herndon Square plans, including the grocery component at bottom left, would be situated along Northside Drive, due west of Midtown and downtown. Herndon Homes Developer LLC; via Invest Atlanta

Site conditions shown in recent years where Herndon Homes public housing formerly stood. Herndon Homes Developer LLC; via Invest Atlanta

Looking south across phase one, Herndon Square Senior, last winter. The waitlist for the 97-unit building is currently closed, per developers. Hunt/Pennrose

Subtitle Full scope calls for nearly 400 rentals, grocery store, townhomes, more in English Avenue

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Report: Savannah housing market is surging right now Josh Green Thu, 09/28/2023 - 08:29 Anyone who’s been to Savannah lately, especially in those charming, moss-draped blocks near River Street, knows the historic coastal city is changing. Fast.

Buoyed by a booming jobs market, growing port-related industries, and record tourism (visitors spent an estimated $4.4 billion last year alone in Savannah), the Hostess City is on so much of a roll it’s caused growing pains—and gripes among locals. A new nationwide analysis shows the growth trajectory applies to Savannah’s residential market, too.

Across the first half of 2023, Savannah has bucked a national trend that’s seen new housing permits dip by 17.5 percent versus the same time period last year, according to researchers with Point2, an international real estate search portal and division of Yardi Systems. (Even booming metro Atlanta has seen permit activity slide backwards this year, per the report.)

Savanah’s total of 2,090 new housing permits in the first six months of 2023 pointed to what Point2 analysts described as a “resilient local economy.”

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Permits for units in new multifamily buildings across Savannah drove the spike, with a year-over-year climb of 63 percent.

The rate of increase for single-family home permits was tamer but still strong at 7.5 percent across the first six months of 2023, according to Point2 analysts.

Permits for boutique buildings with two to four units, however, saw a precipitous drop of 90 percent in Savannah, which researchers posited might be a reaction to population growth.

“[It] could be a sign that smaller multifamily residences are going out of style,” Point2 reps wrote in an email to Urbanize Atlanta. “Given the surge in permits for units in five-plus unit buildings, it seems that Savannah is leaning towards larger housing complexes.”

Courtesy of Point2

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Overall, just 90 of nearly 400 U.S. metros studied have logged building permit increases this year, per Point2’s findings.

Metro Atlanta, meanwhile, recorded a 6.5 percent drop in building permit activity across the first half of 2023, according to Point2. The same can be said for most—43 of 56—metros the company considers “large” (with populations higher than 1 million) around the U.S.

Across Georgia, the research showed building permit filings have dropped by 10.4 percent versus last year—a rate described as not drastic, as activity in 36 other states has slowed more.

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Point2 OTP City of Savannah Savannah Apartments Savannah Georgia Best Georgia Cities Savannah Housing

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Subtitle Hostess City bucks national slowdown trend, especially for dense projects, analysis finds

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First look: Shipping-container grocery stores bound for Atlanta Josh Green Wed, 09/27/2023 - 16:42 Across Atlanta, former shipping containers have been reborn as single-family dwellings, and, soon, temporary homeless housing.

According to Invest Atlanta, the repurposing trend is set to include pint-sized grocery store locations, too.

Invest Atlanta, the city’s economic development arm, recently announced its board has approved a grant to help fund two new container-built grocery stores from Nourish + Bloom Market, a concept by husband-wife duo Jamie Michael Hemmings and Jilea Hemmings considered the world’s first Black-owned autonomous grocery store.

Earlier this month, Invest Atlanta’s board green-lighted an Economic Opportunity Fund Food Access Grant for up to $600,000 to help Nourish + Bloom’s container stores come together.

Nourish + Bloom; via Invest Atlanta

Nourish + Bloom; via Invest Atlanta

The first contactless Nourish + Bloom location opened in early 2022 at Trilith’s town center, offering “frictionless shopping with no checkout lines” where customers can use smart phone apps to select hot and cold items and pay for them 24/7.   

The shipping-container grocers are planned for the BeltLine-adjacent Pittsburgh Yards jobs hub south of downtown and a site along Campbellton Road. Renderings indicate at least one location will include a cafe-like setting on the roof.   

Nourish + Bloom; via Invest Atlanta

Example of the cafe-style rooftop arrangement. Nourish + Bloom; via Invest Atlanta

We’ve reached out to Nourish + Bloom for more details on where the Campbellton Road store will be located, and for a timeline of when both stores might open. We’ll update this story with any additional details that come.

Atlanta Beltline leadership made headlines last month by closing on the purchase of 13.7 acres of vacant land next to Pittsburgh Yards. That site will be used to build affordable housing, job centers, and more affordable commercial opportunities along the eventual 22-mile loop, officials said at the time.

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Nourish + Bloom Market Atlanta Grocery Stores Autonomous Grocery Pittsburgh Yards Campbellton Road Southwest Atlanta Shipping Containers

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Nourish + Bloom; via Invest Atlanta

Nourish + Bloom; via Invest Atlanta

Nourish + Bloom; via Invest Atlanta

Example of the cafe-style rooftop arrangement. Nourish + Bloom; via Invest Atlanta

Subtitle Nourish + Bloom concepts receive financial boost from Invest Atlanta

Neighborhood Pittsburgh

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Echo Street West project unveils first slate of retailers in English Ave. Josh Green Wed, 09/27/2023 - 14:10 The section of the Westside BeltLine Connector trail near Donald Lee Hollowell Parkway should be more lively come next spring.

That’s where Echo Street West developer Lincoln Property Company announced today its first roster of retailers will operate, all them expected to open in spring 2024 with jobs and new food options the English Avenue neighborhood has lacked for decades.

El Gordo Taqueria, Fresh Squeezed Mini Bar, and dessert specialists Le Macaron will be the first retailers to open at the 19-acre project, which so far has delivered new offices, an artist community and event space, the Westside Motor Lounge, and the 292-unit Vibe apartments in its first phase.

Lincoln officials noted that each food-and-beverage concept is locally and minority-owned.

“We’re curating a welcoming environment on Atlanta’s Westside by bringing in diverse shop and restaurant owners and unique offerings,” Tony Bartlett, Lincoln’s senior vice president, said in today’s announcement.

How retail slots are expected to meet the Westside BeltLine Connector when fully open. Courtesy of Lincoln Property Company; Dwell Design Studio

BeltLine-fronting retail spaces beneath Echo Street West's Vibe apartments while under construction last spring. Josh Green/Urbanize Atlanta

El Gordo Taqueria by Fuego Tortilla will be taking the largest retail chunk—a 2,430-square-foot space with an outdoor patio located just off the Westside BeltLine Connector, at the southernmost corner of Echo Street.

That retail slot is across the street from and facing Westside Motor Lounge, the adaptive-reuse food, beverage, and entertainment hub spread across 3 acres that opened last fall along Donald Lee Hollowell Parkway.

Expect a genuinely Mexican, seafood-infused taqueria open for lunch, dinner, and brunch on weekends, serving items ranging from fish tacos and fresh ceviche to gourmet street food, plus agave nectar margaritas, mezcal, and Mexican beers. Chef-owner Mario Garcia immigrated to the U.S. from Guanajuato, Mexico in 2004 and has built menus as several restaurants in the south OTP suburbs. Lincoln officials say Garcia is currently finalizing his menu for Echo Street West and sourcing seafood from Georgia port cities.

Fresh Squeezed Juice Bar is a family-owned smoothie and juice concept that will operate in a 1,917-square-foot space with a patio fronting the BeltLine connecting trail between downtown and the Westside Trail. Owners Destiny and Anthony Hampton opened their first concept during the pandemic in 2020 in Cobb County, and another location popped up at Phipps Plaza last year.

Expect smoothie bowls and fresh juices served during the day, with tapas and cold-pressed, agave-infused cocktails (and zero-proof options) on the menu during dinners and weekend brunches. Small-plate menu items will include lobster pasta, jackfruit nachos, tofu curry, sweet potato biscuits, and other dishes.

Planned look of a retail cove at the Vibe apartments off the BeltLine along Echo Street. Courtesy of Lincoln Property Company; Dwell Design Studio

Last but not least, Le Macaron will take an 895-square-foot space at Echo Street West, marking one of six Georgia locations from local franchise owner Kerwin Glasgow.

It will serve authentic French macarons, European-style beverages, gourmet chocolates, French gelato, classic French pastries, and homemade candies, according to Lincoln officials.

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765 Echo Street NW Vibe Atlanta apartments Affordable Housing Guardian Works 708 Jefferson Street NW Georgia Tech Bankhead Echo Street West Lincoln Property Company Bridge Investment Group Beltline Atlanta BeltLine Westside BeltLine Connector PATH Foundation RIOS Architecture DPR Construction Kimley-Horn & Associates Dwell Design Studio Nelson Architects Westside Motor Lounge Texas Truck Yard Northside Drive Donald Lee Hollowell Parkway Juneau Construction Company El Gordo Taqueria Fresh Squeezed Mini Bar Le Macaron

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BeltLine-fronting retail spaces beneath Echo Street West's Vibe apartments while under construction last spring. Josh Green/Urbanize Atlanta

Planned look of a retail cove at the Vibe apartments off the BeltLine along Echo Street. Courtesy of Lincoln Property Company; Dwell Design Studio

Courtesy of Lincoln Property Company; Dwell Design Studio

How retail slots are expected to meet the Westside BeltLine Connector when fully open. Courtesy of Lincoln Property Company; Dwell Design Studio

Subtitle Three food-and-beverage concepts on tap along Atlanta BeltLine connector trail

Neighborhood English Avenue

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Largest development near Southside BeltLine rumbles to life Josh Green Wed, 09/27/2023 - 08:29 More than five years after a gritty, expansive southside property was initially floated for redevelopment, plans for injecting it with hundreds of housing units and more are starting to move forward.

Filings submitted last month to Atlanta’s Department of City Planning indicate veteran developer Kaplan Residential is gearing up to develop a section of its industrial site in Chosewood Park for a project called Sawtell, named for its 500 Sawtell Avenue address.

Kaplan’s vision calls for an infill project with more than 2,000 multifamily residences, up to 150,000 square feet of commercial space described as “diversified,” and a range of greenspaces such as pocket parks—eventually.

Kaplan officials have predicted Sawtell will grow to become the largest mixed-use destination around the BeltLine’s expanding Southside Trail corridor, in the vein of a southside version of Atlanta Dairies, Echo Street West in English Avenue, or Inman Park’s commercial core, only larger.

Spanning nearly 40 acres, the property is just 10 acres smaller than downtown’s Gulch, where Centennial Yards is underway.

The 40-acre Sawtell Avenue site in question on the southern edge of Chosewood Park. Google Maps

The site is located about a half-mile south of the BeltLine corridor, across the street from Atlanta’s U.S. Penitentiary and just east of the downtown Connector. The property first came to market under the name “The Sawtell” in early 2019, when marketers issued a call for bids from developers.

For starters, Kaplan’s plans call for developing 14 acres of the 39.7-acre industrial site. That will see buildings one to five stories tall, housing 734 apartments and nearly 48,000 square feet of restaurant, retail, and amenity space. Parking in decks and elsewhere around the property will be able to accommodate 1,238 vehicles, per recent paperwork filed with the city.

Kaplan plans to demolish at least some existing buildings on site before beginning infrastructure work that will include private roads and street lighting, according to permit applications.

Overview of uses planned a half-mile south of the BeltLine. The Chosewood Park industrial property on Sawtell Avenue will eventually see 2,000 homes—and much more—across 40 acres, the development team says.Courtesy of Origin Investments, Kaplan Residential

Kaplan officials partnered with private real estate fund manager Origin Investments to buy the Sawtell parcel for $31.5 million in early 2022, forecasting a master-planned “village” would take shape across multiple phases. Project officials predicted at the time a groundbreaking would happen before the end of last year.

We’ve reached out this week for more information on a Sawtell construction timeline and other details, and we’ll post any additional intel that comes. When we last checked with project reps in May, we were told Sawtell was still in design phases and that materials weren’t ready to be released.

Kaplan officials have predicted the Sawtell infill venture “will create a vibrant neighborhood weaving in adaptive-reuse components to provide charm, preservation, and originality on the site.” The goal is to “provide a catalytic destination a half-mile from the BeltLine, supporting continued growth along the corridor and unparalleled connectivity,” according to an update on Kaplan's projects around the Southeast from earlier this year. 

In blocks south of the BeltLine corridor, the only project to rival Sawtell in terms of scope is Empire Communities’ under-construction Zephyr project, also in Chosewood Park. That calls for a mix of 359 townhomes and condos to eventually rise across 34 acres along Boulevard.

Illustration of the 40-acre site when it was marketed for sale in 2019. LoopNet

Elsewhere in the metro, Kaplan is partnering with Brock Built Homes to build more than 230 rental townhomes across 20 acres next to MARTA’s last stop on the Blue Line. The developer also set a record for downtown multifamily building sales by offloading its 17-story Generation Atlanta complex for $126.9 million in 2021.

Origin has been involved with five multifamily projects around Atlanta over the past decade totaling more than 1,500 units, including the development of Olmsted Chamblee on the flipside of Atlanta.

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500 Sawtell Avenue SE Origin Investments Kaplan Residential Revel HGOR The Beck Group Club Sawtell Lancaster Associates Dentons Law Firm George Bank Cushman & Wakefield Atlanta Development Sawtell Mixed-Use Development Atlanta Construction Infill Development

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The 500 Sawtell Avenue site in relation to downtown Atlanta. Google Maps

The 40-acre Sawtell Avenue site in question on the southern edge of Chosewood Park. Google Maps

Overview of uses planned a half-mile south of the BeltLine. The Chosewood Park industrial property on Sawtell Avenue will eventually see 2,000 homes—and much more—across 40 acres, the development team says.Courtesy of Origin Investments, Kaplan Residential

Illustration of the 40-acre site when it was marketed for sale in 2019. LoopNet

Subtitle Filings indicate Sawtell project aims to build more than 730 residences—for starters

Neighborhood Chosewood Park

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Images: Decatur block bulldozed for large-scale project near transit Josh Green Tue, 09/26/2023 - 15:26 Two years after tweaked designs came to light, a North Carolina-based developer is moving forward with the latest mixed-use proposal within steps of MARTA’s east-west rail transit line.

Northwood Ravin is planning to build 370 apartments plus retail and plaza space in a mid-rise, transit-oriented development formerly called East Decatur Station, now retitled “Halo East Decatur.”

As a site visit proved this week, demolition crews have mostly completed razing a low-rise row of commercial buildings on East College Avenue where the Halo project is planned, spanning between New Street to the west and Sam Street at the eastern boundary.

The low-rise row of commercial buildings in question on College Avenue, as seen in February this year. The former pet-adoption facility iWag is shown at right. Google Maps

Demolition this week along East College Avenue. Josh Green/Urbanize Atlanta

Over the years, the buildings formerly housed pet adoption agency iWag, Jazzercise Decatur, Project Slide workout studio, a clothing store, BlueTarp Brewing, and La Calavera Bakery, along with offices and other businesses. Three Taverns Craft Brewery is located on the block next door, just to the west.

As drawn up by Dwell Design Studio, the Halo venture would rise on 7.5 acres near the Avondale MARTA station—joining roughly 1,000 new apartments that have materialized nearby since 2018, with more in the pipeline—as Decatur seeks to refashion its light-industrial eastern fringe into a more walkable district with transit access.

Renderings and other plans for the Halo project show a grocery and retail component at ground level (part of 15,000 square feet of commercial space), coworking space, an interior public plaza leading to a new 1-acre Freeman Street greenspace, and a 468-space parking deck shielded almost entirely from view.

How Halo East Decatur is planned to meet East College Avenue, just west of MARTA's Avondale station. Northwood Ravin; designs, Dwell Design Studio

Tweaked designs for the project's west facade at New Street, currently an open field. Northwood Ravin; designs, Dwell Design Studio

Northwood Ravin’s initial plans called for more than 400 rentals. The changes were meant allow for slightly larger units and more room to add public greenspace, plus enough retail space to attract a neighborhood grocer, according to documents Northwood Ravin submitted to the city.

The development team previously said the project will take between two years and 30 months to complete. Approved plans also call for more than 40 apartments to be reserved as affordable housing for tenants earning 80 percent of the area’s median income or less.

The project's 715 East College Avenue location between downtown Decatur, left, and Avondale Estates. Google Maps

How an interior plaza—configurable for special events—is expected to look and function. Northwood Ravin; designs, Dwell Design Studio

Northwood Ravin officials previously told Decaturish the Halo project will include artist-in-residence studios and potentially a tasting room meant to complement Three Taverns' space next door. Previous retail tenants in the area have expressed interest in coming back in new commercial spaces, and the developer is open to that, per the website.

Find more context, recent photos, and project plans in the gallery above.  

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715 East College Avenue Halo East Decatur Northwood Ravin Avondale MARTA College Avenue Avondale Estates Dwell Design Studio Avondale MARTA Station Decatur Downtown Development Authority Atlanta Development Atlanta Construction Mixed-Use Development iWag Demolition Three Taverns Craft Brewery Jazzercise Decatur La Calavera Bakery TOD Transit-Oriented Development

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The project's 715 East College Avenue location between downtown Decatur, left, and Avondale Estates. Google Maps

The low-rise row of commercial buildings in question on College Avenue, as seen in February this year. The former pet-adoption facility iWag is shown at right. Google Maps

Demolition this week along East College Avenue. Josh Green/Urbanize Atlanta

Demolition progress Monday along Sam Street, marking the project's eastern boundary. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Tweaked designs for the project's west facade at New Street, currently an open field. Northwood Ravin; designs, Dwell Design Studio

Northwood Ravin; designs, Dwell Design Studio

How an interior plaza—configurable for special events—is expected to look and function. Northwood Ravin; designs, Dwell Design Studio

How Halo East Decatur is planned to meet East College Avenue, just west of MARTA's Avondale station. Northwood Ravin; designs, Dwell Design Studio

The side opposite College Avenue at New Street. Northwood Ravin; designs, Dwell Design Studio

Northwood Ravin; designs, Dwell Design Studio

Northwood Ravin; designs, Dwell Design Studio

Plans for the south facade opposite East College Avenue. Northwood Ravin; designs, Dwell Design Studio

Northwood Ravin; designs, Dwell Design Studio

Subtitle Mixed-use development with planned grocery, retail, plaza sections now called “Halo East Decatur”

Neighborhood Decatur

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Photos: Old Fourth Ward's most distinctive new build declared finished Josh Green Tue, 09/26/2023 - 13:18 A BeltLine-adjacent project envisioned as the antidote to stick-built midrise apartments and ubiquitous glass boxes has officially arrived.

The first residential component at New City Properties’ potentially billion-dollar, multiphase Fourth Ward Project, Overline Residences, began moving in its first residents over the summer and is now considered complete, officials tell Urbanize Atlanta in a project update that includes new photography.

The 359-unit, stair-stepped apartment stack—designed to echo Brooklyn brownstones with its red brick—is more than 40 percent leased, following a pre-leasing campaign that project leaders are calling successful.

Throwback vibes continue inside with this Overline Residences common area. Photography by Douglas Friedman; courtesy of New City Properties

Example of an interior living space and balcony with views to the park, Ponce City Market's growing campus, and Midtown. Photography by Douglas Friedman; courtesy of New City Properties

The 18-story building, a joint venture between New City and Chicago-based LAMB Properties, marks the first in Atlanta designed by New York City’s Morris Adjmi Architects. That firm’s portfolio includes well-known works like Williamsburg’s Wythe Hotel and DUMBO’s Front & York. (Read our Q&A picking the lead architect's brain here.)

The largest Overline apartments are two and three-story “maisonettes” with private entrances that open to Historic Fourth Ward Park, some with private balconies and terraces. In-unit perks for each apartment include floor-to-ceiling windows, custom cabinetry, oversized closets, and hardwood floors.

Apartments will also include pool and spa access at the under-construction Social Club & Hotel—the lodging component of Fourth Ward Project’s initial phase—next door. Project officials say a skybridge is being installed to link the apartments with the hotel in time for its opening sometime in 2024.

Market-rate rents at the 18-story, brick-clad building start at $1,868 monthly right now. Photography by Douglas Friedman; courtesy of New City Properties

Juxtaposition of different geometries at the building's southernmost point. Photography by Douglas Friedman; courtesy of New City Properties

Other Overline perks are listed as valet parking, a terrace overlooking Historic Fourth Ward Park, walkability to the BeltLine and Ponce City Market, a fitness center and 24/7 rec room with a multi-sport simulator, and a subterranean parking garage with EV charging stations.

Remaining market-rate apartments at Overline Residences start at $1,868 per month. That rents a studio unit with just over 500 square feet.

The largest three-bedroom, two-bathroom options currently available cost $8,606 monthly for 2,560 square feet across four stories, including the outdoor rooftop. 

That's a tall ask as Atlanta rents go—and more than the priciest but smaller units at Ponce City Market's new Signal House tower—but it's far from the neighborhood's most expensive new apartments. 

Find a closer look at how Overline Residences came together—now in photos, not project renderings—in the gallery above.

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700 Rankin Street NE Overline Residences Fourth Ward Project New City Properties Atlanta apartments Atlanta Construction Atlanta Architecture Historic Fourth Ward Park Overline Social Club & Hotel LAMB Properties Morris Adjmi Architects RangeWater Real Estate M18 Campfire Social Beltline Atlanta BeltLine Eastside Trail Bozzuto Group

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The building's terrace level overlooks the Historic Fourth Ward Park pond. Photography by Douglas Friedman; courtesy of New City Properties

Juxtaposition of different geometries at the building's southernmost point. Photography by Douglas Friedman; courtesy of New City Properties

Blonde flooring and cabinetry in a sample kitchen. Photography by Douglas Friedman; courtesy of New City Properties

Facade detailing at a main Overline Residences entry. Photography by Douglas Friedman; courtesy of New City Properties

Throwback vibes continue inside with this Overline Residences common area. Photography by Douglas Friedman; courtesy of New City Properties

Example of an interior living space and balcony with views to the park, Ponce City Market's growing campus, and Midtown. Photography by Douglas Friedman; courtesy of New City Properties

Photography by Douglas Friedman; courtesy of New City Properties

Sample bathroom finishes. Photography by Douglas Friedman; courtesy of New City Properties

Market-rate rents at the 18-story, brick-clad building start at $1,868 monthly right now. Photography by Douglas Friedman; courtesy of New City Properties

The apartments include access to the Overline Social Club & Hotel, which is under construction next door. Overline Residences; designs, Morris Adjmi Architects

This three-bedroom floorplan with three levels of living space and a roof deck is renting for $8,620 monthly. Courtesy of Overline Residences

Subtitle Overline Residences has also reached a leasing milestone, project officials report

Neighborhood Old Fourth Ward

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Fourth Ward Project

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ARC praises, passes massive Forsyth County proposal to county level Josh Green Tue, 09/26/2023 - 08:12 In a move that project leaders are calling a “resounding validation of progress,” the Atlanta Regional Commission has analyzed a massive mixed-use proposal in the southern reaches of Forsyth County and determined it checks many boxes in terms of dense, desirable, urban-style growth in a far-flung OTP locale.

The ARC, metro Atlanta’s regional planning and intergovernmental coordination agency, praised the multi-billion-dollar The Gathering at South Forsyth project as part of a recent Development of Regional Impact report. That’s an evaluation required by state law for master-planned projects in ARC’s 13-county jurisdiction large enough to significantly impact transportation and infrastructure.

As one of the largest private development proposals in suburban Atlanta history, The Gathering would certainly seem to qualify.   

The ARC’s report applauds various aspects of The Gathering, including its relative density, plans to build less parking than what’s allowed, its prospects as an engine for job growth, and nearby roadway upgrades the Georgia Department of Transportation is implementing that could accommodate visitors and new residents. 

The ARC’s favorable review allows The Gathering to proceed to the county level, where Forsyth County officials can now take action on the project, according to the development team.

“We’re pleased with the report’s findings, and we believe they underscore the potential transformative and positive impact of The Gathering at South Forsyth on the region,” Frank Ferrara, the development’s senior project executive installed last month, said in a prepared statement. “We’re eager to continue working with [Forsyth County officials] to move the project forward.”

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

Ferrara said the development team plans to refine its plans based on the ARC report’s findings as the process moves forward. Exactly what the project might cost—and what incentives developers might seek from the county—hasn’t been specified.

The Gathering’s leadership pointed to four areas of praise in the DRI report. Those included the intent to “strongly [align] with regional transportation policies” by limiting shared parking space and to boost housing stock along the Ga. Highway 400 corridor and jobs in office, retail, entertainment, and recreation industries on a compact site that’s “highly supportive of regional placemaking and multi-modal transportation policies.”

The ARC also applauded plans to include a large stream buffer on the site’s northern edge, and to build an “extensive internal sidewalk network” in addition to a 12-foot-wide extension of the Big Creek Greenway along Ronald Reagan Boulevard, per developers.

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

Expected to cost in the ballpark of $2 billion, The Gathering is being pitched as a top-flight, live-work-play hub that would double as a gateway to Forsyth County for anyone headed north. The project’s site—located along Ga. Highway 400, where Ronald Reagan Boulevard meets Union Hill Road—was originally rezoned for a regional mall development 15 years ago that didn’t take off.

Project heads are expected to attempt to lure an NHL hockey franchise back to Atlanta for The Gathering’s arena component. It would mark the metro’s first pro hockey team since the Thrashers decamped to Canada in 2011.

Prior to his recent move to metro Atlanta, Ferrara was chief financial officer and senior associate athletic director for Arizona State University’s Sun Devil Athletics. There, it should be noted, he also spearheaded ASU’s ice hockey program, leading the school’s efforts to select the development team for the 5,000-seat, on-campus Mullet Arena and the Mountain America Community Iceplex. (At 750,000 square feet, however, The Gathering’s planned arena would be nearly four times larger.)

The Gathering is the brainchild of car dealership mogul Krause, president and CEO of Krause Auto Group and a longtime resident of the growing suburb. U.S. Census data show Forsyth’s current 260,000-resident population exploded by 132 percent between 2000 and 2019, making it Georgia’s fastest-growing county this century.

The Gathering at South Forsyth; designs, SCI Architects

Forsyth officials say upgrades to nearby roadways—including a new interchange on Ga. Highway 400 and a widened McGinnis Ferry Road—will be in place to help manage greater traffic volumes, should The Gathering come together as planned. But MARTA’s planned extension of services up Ga. Highway 400 would stop short of the area, in Fulton County.

Beyond Krause and Ferrara, the development team includes civil engineers Kimley-Horn, economic impact researchers Stone Planning, real estate advisors JLL, SCI Architects for arena design, and the Nelson firm for land planning, among others.

In this week’s DRI announcement, Krause seemed pleased with the pace of The Gathering’s progress so far.

“We’re extremely appreciative for the thoroughness and responsiveness of the Forsyth County and State of Georgia leaders and the ARC during the planning phase of this project,” said Krause. “We look forward to continued progress.”

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

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

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 Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

The Gathering at South Forsyth; designs, Nelson

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 Atlanta Regional Commission evaluation of Gathering at South Forsyth project called “resounding validation of progress”

Neighborhood Forsyth County

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Fresh renderings, details emerge for Science Square's residential facet Josh Green Mon, 09/25/2023 - 15:05 A month after the tallest components of Georgia Tech’s 18-acre, master-planned new district topped out, details are coming into clearer focus as to what living there will look like.

Developers High Street Residential announced today the first residential facet at Science Square will be called The Grace Residences. Its 280 apartments and smidgen of retail are on pace to fully deliver next spring, designed to complement new lab and research-and-development space next door, officials said.

The Science Square district—an initiative by Georgia Tech and its development partners in the works for more than a decade—will eventually cover 18 acres on the Westside, offering a blend of uses project leaders say is unlike anything else in Atlanta. The university picked national developer Trammell Crow Company and its multifamily subsidiary, High Street Residential, to build Science Square in 2021.

Three buildings in the first phase broke ground in August last year—and quickly topped out a year later.

As designed by Rule Joy Trammell + Rubio, 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 will be designated as affordable housing, per the development team.

Plans for the building's main entry. Courtesy of High Street Residential

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

Floorplans will include a mix of one to three-bedroom units with features such as smart lock systems, quartz countertops, built-in desks, and LVT wood-style flooring. Amenities on tap include a pet spa, coworking space, resort-style pool, and a “sky lounge” with indoor and outdoor sections overlooking Midtown and downtown.

Project heads say The Grace will begin pre-leasing in early 2024, with first move-ins expected by late March.

The building is scheduled for completion in May. Rent prices haven't been specified. 

At street level, a 2,350-square-foot space is being reserved for retail. SRS Real Estate Partners is handling leasing efforts.

How the residential tower's retail section is expected to meet the street. Courtesy of High Street Residential

The Science Square location between Midtown and English Avenue. Google Maps

HSR and TCC partnered with Georgia Tech affiliate Georgia Advanced Technology Ventures on Science Square. Beyond apartments, the first phase includes a 13-story, 364,740-square-foot commercial component called Science Square Labs. That building’s first tenant, Portal Innovations, signed on last month to lease 33,000 square feet.

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 in the district overall.

View of construction progress toward downtown across the multi-building site, as seen in late August. Aerial Innovations Southeast; courtesy of Trammell Crow Company

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The Science Square location between Midtown and English Avenue. Google Maps

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

How the residential tower's retail section is expected to meet the street. Courtesy of High Street Residential

Plans for the building's main entry. Courtesy of High Street Residential

Exterior of phase one's largest component, Science Square Labs, a spec 368,000-square-foot Class A lab and office tower. Courtesy of TCC/Georgia Tech; designs, Perkins + Will

View of construction progress toward downtown across the multi-building site, as seen in late August. Aerial Innovations Southeast; courtesy of Trammell Crow Company

Subtitle Expect nearly 300 more apartments, retail next to Georgia Tech's growing campus

Neighborhood Georgia Tech

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Images: View-rific Atlanta student housing tower named best in U.S. Josh Green Mon, 09/25/2023 - 13:22 Atlanta’s renting landscape and several city streets have been altered in recent years by a crop of new off-campus, highly amenitized student housing towers, including four that have opened in Midtown and downtown this semester alone.

Now, one of those projects has been named tops in the U.S.

Inspire Atlanta, a 239-unit student housing complex situated just south of Georgia Tech’s campus, has been known since its 2021 opening for having exceptional skyline views across the city, in addition to a full slate of amenities today’s scholars in Atlanta have come to expect.

The downtown project will also soon be nationally recognized as Multifamily Executive’s “2023 Student Project of the Year.”

Rooftop pool and north views to Atlantic Station and Midtown. Photography by Chris Luker; via Niles Bolton Associates

Looking south over Inspire Atlanta's rooftop amenities to downtown. Photography by Chris Luker; via Niles Bolton Associates

The Centennial Olympic Park Drive complex—designed by Atlanta-based Niles Bolton Associates and developed by Birmingham-based Capstone Communities—competed with nearly 240 nominations to win the honor.  

Inspire Atlanta reps credited the building’s “endless amenities, innovative design, and high resident satisfaction” rating with helping to “secure the grand prize for the student housing development,” per a recent announcement.

As the closest off-campus student housing option for Georgia Tech students, the 750-bed Inspire Atlanta has been 100 percent leased since it opened in August 2021, according to project officials.

The development team, including contractors Hoar Construction, will be honored this week at the Multifamily Executive Conference in Dallas.

With two sections standing seven and 12 stories, the building includes a rooftop pool with rare 360-degree views. Other amenities include a large gym, game room, common areas with individual and group study rooms, courtyards with grills and fire pits, and other perks.

Photography by Chris Luker; via Niles Bolton Associates

The building's main facade and stance just south of campus. Photography by Chris Luker; via Niles Bolton Associates

All units come fully furnished. Monthly rents, when apartments are available, start at $1,869 for one-bedroom, one-bathroom options.

Per-person rates in the largest apartments—five-bedroom, three-bathroom units—start at $1,399 monthly.

And here’s some interesting trivia, as provided by Niles Bolton Associates:

“To protect views of downtown Atlanta from Georgia Tech’s historic Tech Tower and other surrounding buildings, [architects] intentionally designed Inspire Atlanta with a split mid-rise and high-rise design featuring a glass and masonry façade to align with nearby architecture.”

“The concept’s primary focus was to respect the existing urban fabric by carefully considering massing, proportion, and scale,” noted Mohamed Mohsen, a Niles Bolton Associates principal. “To achieve a contemporary yet timeless aesthetic, we utilized a traditional material palette in tandem with modern design principles.” 

Inspire Atlanta does lean more traditional that any of the four student-housing towers that have opened in recent weeks on the other side of the Connector. Those are downtown’s The Legacy and Midtown’s Hub Atlanta, the SCAD Forty Four project, and the Whistler tower.

In the gallery above, find the closest look at award-winning Inspire Atlanta that we’ve received to date.

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Looking south over Inspire Atlanta's rooftop amenities to downtown. Photography by Chris Luker; via Niles Bolton Associates

The 239-unit building's facade off North Avenue. Photography by Chris Luker; via Niles Bolton Associates

Inspire Atlanta's sizable interior courtyard. Photography by Chris Luker; via Niles Bolton Associates

The multifunctional lobby area. Photography by Chris Luker; via Niles Bolton Associates

Rooftop pool and north views to Atlantic Station and Midtown. Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

Photography by Chris Luker; via Niles Bolton Associates

The building's main facade and stance just south of campus. Photography by Chris Luker; via Niles Bolton Associates

Subtitle Inspire Atlanta to be nationally recognized as “2023 Student Project of the Year”

Neighborhood Downtown

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Inspire Atlanta - 564 Centennial Olympic Park Drive

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80 photos: Atlanta Streets Alive is finally born again! Josh Green Mon, 09/25/2023 - 08:09 Question: What do you get when you make Peachtree Street off-limits to cars and add thousands of pedestrians, bicyclists, skateboarders, roller-skaters, hover-boarders, musicians, stationary revelers, artists, dogs, and every other manner of Atlantan on a pristine September day?

Answer: 2.8 miles of good vibes.

After a long four-year hiatus, the city’s signature open-streets program, Atlanta Streets Alive, made a lively return Sunday, consuming Peachtree’s traffic lanes and sidewalks from south of Underground Atlanta up to 15th Street in Midtown.

Josh Green/Urbanize Atlanta

The Peachtree route was among the most attended and frequently staged of the events over the years, with crowds often topping 100,000, as estimated by volunteer counters.

Atlanta Bicycle Coalition (now Propel ATL) originated Streets Alive, inspired by ciclovíaevents in Bogotá, Colombia and other cities. The Atlanta phenomenon began meagerly one day in 2010 when a stretch of Edgewood Avenue opened to bicyclists, skaters, walkers, and anyone else not driving a car.

Over the course of a decade, organizers say Streets Alive staged 29 events and covered some 83 miles of city streets, drawing an estimated 1.7 million people total.

The final pre-hiatus event was also held on Peachtree in 2019, before going dormant through pandemic years as logistics for a more frequent Streets Alive were worked out with the Atlanta Department of Transportation and other city leaders.

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

In the gallery above, find more than 80 photos cataloguing Sunday’s action along the entire route.

And mark your calendars: Streets Alive will return for two more Sunday installments this year—from 1 to 5 p.m. on Oct. 22 and Nov. 12.

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We start by heading south in the 3 p.m. hour Sunday on Peachtree Street near Trinity Avenue. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Heading north near Martin Luther King Jr. Drive. Josh Green/Urbanize Atlanta

DJ fittingly playing "Happy" at Underground Atlanta, near MARTA's Five Points station. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

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Josh Green/Urbanize Atlanta

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Performance at Woodruff Park. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Performance at Peachtree Center's The Hub. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

One of several Propel ATL stations along the 2.8-mile route. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Dance party on the Peachtree bridge over the Connector. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Many attendees caught a Buzz on Sunday. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

The Human DJ performs at Midtown's new Commercial Row Commons. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

The "Rub 'n' Tug Cheshire Bridge" vessel. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Crossing official feeling the bass line of a nearby concert at Peachtree and 14th Street. Josh Green/Urbanize Atlanta

Performance at Pour Taproom in Midtown. Josh Green/Urbanize Atlanta

Colony Square crowds.Josh Green/Urbanize Atlanta

Colony Square's popular bike valet on Sunday afternoon.Josh Green/Urbanize Atlanta

Customized bicycles (and tricycles) were on display. Josh Green/Urbanize Atlanta

This ride's sound system was enough to impress authorities. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Street-side solo performance in Midtown. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

The end of the line (15th Street) during ASA's glorious return to Atlanta. Josh Green/Urbanize Atlanta

Subtitle Thousands flock to Peachtree Street for first car-free bonanza in four long years

Neighborhood Downtown

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