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Price slices spotted at nearly finished The Berkeleys project Josh Green Tue, 09/17/2024 - 08:07 Unlike most things in this post-pandemic, inflation-prone world, the asking prices at a stylish infill townhome project west of Atlantic Station have been trending downward in recent months.

Just don’t expect a fire sale, necessarily. 

Tucked on hillside off Northside Drive, just south of Interstate 75, the 622 Bellemeade Ave. project is called The Berkeleys as a nod to its neighborhood, Berkeley Park. It’s set to include 11 homes total.

When The Berkeleys’ first units began coming to market a year ago, prices started at $845,000 and climbed to $880,000.

With construction on the last townhomes now finishing, the entry point at The Berkeleys is substantially less ($765,000), while high-end prices now top out at $835,000, with the majority of unsold options priced in between. (Monthly HOA fees of $350 are another consideration.)

The Berkeleys' proximity to Northside Drive, at bottom right, shown during an earlier phase of construction. Atlanta Fine Homes Sotheby's International Realty; Virtual Studio Innovations

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Listings records indicate three of the townhomes have closed sales throughout the spring and summer, and another is under contract. Incentives of between $7,000 and $15,000 in paid closing costs are also being offered.

All townhomes have four-story floorplans, with between 2,560 and 2,590 square feet, according to sellers Atlanta Fine Homes Sotheby’s International Realty.

The Long Real Estate Developers venture replaced a brick bungalow and small, neighboring parking lot. A shopping-center cove that includes food options Little Azio, Ginja Izakaya, and Grecian Gyro is located across the street, to the north. 

All townhomes at The Berkeleys count three bedrooms and two and ½ bathrooms, with fenced-in courtyards off the kitchen and family room level. Other perks are listed as two-car garages, skylights over stairwells, quartz countertops, and soft-close cabinetry.

Each home is topped with a roof terrace facing the city, but outdoor kitchens with gas grills and refrigerators are optional.

The largest four-story floorplan for Unit 5, which is currently under contract. Atlanta Fine Homes Sotheby's International Realty Developer Services

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

The project’s location is a few blocks from the Atlanta Beltline’s Northwest Trail corridor, as sellers have pointed out. Beltline and PATH Foundation leadership finalized the route that trail will take in 2022, and the first segment to begin construction broke ground in June. Construction is expected to take 14 months.

Even before the Beltline is accessible in the area, The Berkeleys’ Walk Score qualifies as a “very walkable” 75, while the Bike Score is a “bikeable” 54 (warning: monstrous hills) and the Transit Score a less-impressive 32, or what’s considered “some transit.”

Example of the smaller The Berkeleys floorplan for Units 2,3,6,9, and 10.Atlanta Fine Homes Sotheby's International Realty Developer Services

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Head up to the gallery for a closer look at what listings call “the most desirable townhome community in West Midtown's Berkeley Park.” 

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622 Bellemeade Avenue NW The Berkeleys Long Real Estate Developers Atlanta Fine Homes Sotheby's International Realty Atlanta Townhomes Atlanta Construction Atlanta Homes for Sale For sale in Atlanta Atlanta Development Northwest Trail Northside Drive exterior design Interior Design Atlanta Architecture Interior Designs

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The project's Bellemeade Avenue location just south of Interstate 75. Atlanta Fine Homes Sotheby's International Realty

The Berkeleys' proximity to Northside Drive, at bottom right, shown during an earlier phase of construction. Atlanta Fine Homes Sotheby's International Realty; Virtual Studio Innovations

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

Projected look of finished facades off Bellemeade Avenue. Long Real Estate Developers; Atlanta Fine Homes Sotheby's International Realty

Virtual Studio Innovations; courtesy of Atlanta Fine Homes Sotheby's International Realty

The largest four-story floorplan for Unit 5, which is currently under contract. Atlanta Fine Homes Sotheby's International Realty Developer Services

Example of the smaller The Berkeleys floorplan for Units 2,3,6,9, and 10.Atlanta Fine Homes Sotheby's International Realty Developer Services

Subtitle Modern townhome enclave replaces bungalow, parking lot off Northside Drive

Neighborhood Berkeley Park

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Details come to light for Bowen Homes redevelopment's first stages Josh Green Mon, 09/16/2024 - 16:07 Plans are coming into clearer focus for the redevelopment of a long-vacant public housing site on Atlanta’s Westside that secured a significant boost of federal funding last year.

Invest Atlanta officials recently relayed phase-one development plans and a rendering for what’s called “Bowen Homes I,” the initial phase of a mixed-income community with more than 150 residences and a greenspace component included.

Fifteen years ago, Bowen Homes became the last of Atlanta’s major family housing projects to be razed, and the site has been abandoned since. The 74 acres in question are located just inside the Interstate 285 Perimeter, near the intersection of James Jackson Parkway and Donald Lee Hollowell Parkway.

Invest Atlanta’s Board of Directors has authorized a $1.5 million Hollowell/M.L. King Tax Allocation District grant, in addition to $1.5 million in Series 2021 Housing Opportunity Bonds, to help finance the Bowen Homes development.

Planned look of two buildings totaling 114 units in Bowen Homes' initial phase. McCormack Baron Salazar, via Invest Atlanta

Agency leaders predict the project will transform the surrounding Brookview Heights neighborhood and revitalize “a historically neglected and environmentally stressed area… into a place of natural, social, and economic regeneration,” according to an Invest Atlanta project update.  

Multi-building plans at Bowen Homes I call for 151 apartments total. Of those, 48 will be reserved for households earning 30 percent of the area median income, while 49 will be capped at 60 percent AMI. The rest will rent at market-rate, according to Invest Atlanta.

The Bowen Homes initiative was one of five affordable housing resolutions Invest Atlanta’s Board approved last month. So far in 2024, the agency has closed on financing for 735 affordable housing units, with expectations of that number exceeding 2,000 units by year’s end, according to agency leaders.

In summer 2023, theU.S. Department of Housing and Urban Development announced a $40 million federal grant to kickstart Atlanta’s Bowen Choice Neighborhood program, a revitalization effort for the former Bowen Homes and surrounding Westside properties. The HUD grant aims to help the City of Atlanta eventually transform the bones of Bowen Homes into more than 2,000 housing units for renters and homebuyers, officials said at the time.

The acreage in question in relation to Interstate 285, at left, and Donald Lee Hollowell Parkway. Google Maps

Other aspects of the redevelopment call for a Community Resources Center and Innovation Hub that will offer Bowen Homes’ residents job-training opportunities and affordable commercial space. In late 2022, Atlanta Housing selected a redevelopment team called Bowen District Developers—led by The Benoit Group and McCormack Baron Salazar real estate companies—to bring the area back to life.

Backed by U.S. Senators Jon Ossoff and Rev. Raphael Warnock and Congresswoman Nikema Williams (GA-05), Atlanta Housing and officials with Mayor Andre Dickens administration formally applied in early 2023 for HUD’s Choice Neighborhoods Implementation Grant. The project’s scope calls for rebuilding the Bowen Homes site and next-door neighborhood Carey Park, along with a section of Almond Park.

An Atlanta Housing presentation from 2021 showing the former Bowen Homes site in relation to housing deemed in good condition (green) and poor condition (red), with color-coded variations between. Atlanta Housing

Bowen Homes was built in the early 1960s as a model multifamily community in what was then considered Atlanta’s western suburbs, counting its own library, school, and eventually some 4,000 residents.

By 2008, the 650 apartments spread across 102 buildings had devolved into a sore spot of crime and a magnet for the drug trade—typifying the ills of the American public housing experiment. According to Atlanta Housing, Bowen Homes experienced 168 violent crimes in just a six-month period that year, including five murders.

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James Jackson Pkwy NW & Donald Lee Hollowell Pkwy NW Bowen Homes U.S. Department of Housing and Urban Development Almond Park Carey Park Andre Dickens U.S. Sen. Jon Ossoff U.S. Sen. Raphael Warnock U.S. Rep. Nikema Williams Atlanta Housing Federal funds Brookview Heights Affordable Housing The Benoit Group McCormack Baron Salazar Councilmember Dustin Hillis Invest Atlanta Board of Directors

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Planned look of two buildings totaling 114 units in Bowen Homes' initial phase. McCormack Baron Salazar, via Invest Atlanta

The acreage in question in relation to Interstate 285, at left, and Donald Lee Hollowell Parkway. Google Maps

The 74-acre site's proximity to Westside neighborhoods. Atlanta Housing

An Atlanta Housing presentation from 2021 showing the former Bowen Homes site in relation to housing deemed in good condition (green) and poor condition (red), with color-coded variations between. Atlanta Housing

Subtitle Initial phase at long-abandoned Westside site calls for 150 residences, most reserved as affordable

Neighborhood Westside

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Exclusive: Beltline mountain bike park scores $8M gift, refines plans Josh Green Mon, 09/16/2024 - 13:33 A mountain bike park with connectivity to the Atlanta Beltline that’s being called world-class, remarkably inclusive, and a “game-changer” for the city’s Westside is several million steps closer to happening today, as project leaders exclusively tell Urbanize Atlanta.

Atlanta Beltline Partnership has secured an $8 million donation for the Westside Park project from the Chestnut Family Foundation, a charitable organization led by billionaire Mailchimp cofounder and former CEO Ben Chestnut and his wife Teresa.  

Chestnut, a noted mountain biking enthusiast, stepped down as CEO of Intuit Mailchimp for a business advisory position two years ago, following Intuit’s acquisition of the Atlanta-based e-marketing giant.

Atlanta Beltline Partnership leaders are calling the $8 million pledge "transformative" and a significant milestone toward creating “one of the most unique and inclusive biking facilities in Atlanta,” which will offer a new recreation experience like nothing else in the metro today, according to an announcement.

The official name of the project is now Bike Park at Westside Park.

An overview of Bike Park at Westside Park with a legend. Courtesy of Atlanta Beltline Partnership

The Chestnut Family Foundation partners with nonprofits that strive to improve access and choices for children—and the Chestnuts envision the bike park as an entrée into the world of mountain biking for numerous Atlanta communities.

“Westside Park is the perfect place to create new opportunities for residents to explore and enjoy the outdoors,” said Ben Chestnut in a prepared statement, “fostering a love for biking in communities that previously didn’t include unique trails like this.”

Beltline designers relayed in a planning meeting in August last year the mountain bike park will be installed across roughly 45 wooded acres at the northeast corner of Westside Park. The 280-acre greenspace—considered the largest in Atlanta—opened its first phase three years ago.

The design process has been ongoing throughout the past year, and exactly what the park will offer once fully funded and built has come into sharper focus.  

The bulk of the project will see 2.25 miles of mountain biking trails that designers say will be catered to all skill levels—all minutes from the urban settings of Midtown and downtown.

Those will include beginner and intermediate routes with bridges, boardwalks, natural obstacles, rollers, berms, and switchback trails.

For more experienced (and daring) riders, a steeper gravity trail will be designed to challenge, with large rocks, tight switchbacks, technical rock gardens, steep drops, and other natural and built obstacles, according to the partnership.

That section will also see more serene hiking trails weaving through the forest at various levels of difficulty. Designs call for protecting the area’s mature tree canopy, minimizing environmental impact, and keeping bikers and hikers separate for safety, Beltline officials have said.

Other planned features of the park are described as follows:

• Start area and overlook: The park will feature a dual-purpose start area integrated with an overlook, providing a stunning view of the bike park and surrounding landscape. This area will serve as a starting point for adventures and a spot for relaxation and social interaction.
• Bicycle playground: Tailored for beginners, particularly children, this area will feature low-risk elements such as balance beams, small rollers, and gentle turns to help new riders build confidence and basic bike handling skills.
• Jump lines: A range of jump lines will be available, from beginner-friendly to advanced, featuring clear signage for difficulty levels and safe landing zones to encourage progression and skill development.
• Skills course: This area will present technical challenges such as narrow bridges, rock gardens, and tight switchbacks, designed to simulate real trail conditions and help riders of all levels improve their technical skills.
• Pump track: Available for a variety of wheeled sports, this state-of-the-art asphalt pump track is designed for riders of all skill levels to practice momentum, balance, and agility. The track includes berms and rollers, allowing riders to refine their technique and bike control without pedaling.

The Atlanta Beltline Partnership has taken on the role of raising money for the bike park, while Atlanta Beltline Inc. will build it.

Zooming in to plans for the park's bike playground and other sections. Courtesy of Atlanta Beltline Partnership

Design work remains in progress now, and according to current schedules, the initial phase of bike park construction is expected to begin at the end of 2025. Exactly how large that first phase will be is contingent on more funding coming in (additional fundraising measures are ongoing).

We’ve asked Beltline reps for information on the total project cost of the park as envisioned, and we’ll update this story with any additional details that come.

Atlanta Beltline Partnership executive director Rob Brawner said in the announcement an additional $6 million is being sought to “fully bring this ambitious design to life,” and that the Chestnut Family Foundation gift “serves as a powerful call to action for other donors.”

MTB Atlanta, the Atlanta Chapter of Southern Off-Road Bicycle Association, is also a partner in the bike park’s development.

Brett Davidson, MTB Atlanta executive director, called the Westside Park location ideal “due to its central location, bike connectivity, outstanding amenities, forest canopy, and unique topography,” he said. “This park will serve as a crucial hub for learning, inclusivity in cycling, and passive outdoor recreation right in the heart of the city.”

The scope of the Westside Park corner in question, situated between a hilltop greenspace (left) and the park's reservoir. Atlanta BeltLine Inc.

For inspiration, Beltline designers have looked to Bentonville, Arkansas—aka, the “Mountain Biking Capital of the World”—where Walmart heirs who are mountain-biking enthusiasts have helped turn the city into something of a mecca for the sport.

Beltline president and CEO Clyde Higgs predicted the bike park will be “game-changer” for the Westside and critical component of the Beltline’s overall mission to boost the city's health by way of inclusive recreation opportunities.

“It’s not just about physical activity,” said Higgs, “but about creating a community hub that will create a passion for a sport that many people will enjoy for decades.”

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Bike Park at Westside Park Westside Park Westside Mountain Biking Pump Track Mystery Donors Atlanta BeltLine Inc. Atlanta Mountain Biking Atlanta Bicycling Bicycling Bentonville HGOR Sherwood Engineering Ben Chestnut Chestnut Family Foundation Atlanta Mountain Bike Park Atlanta Pump Track Atlanta BeltLine Partnership MTB Atlanta Parks and Rec Atlanta Parks Parks and Recreation Southern Off-Road Bicycle Association

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An overview of Bike Park at Westside Park with a legend. Courtesy of Atlanta Beltline Partnership

Zooming in to plans for the park's bike playground and other sections. Courtesy of Atlanta Beltline Partnership

Subtitle With donation from Mailchimp cofounder and former CEO, Westside Park project to break ground next year

Neighborhood Grove Park

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Major component of Georgia Tech growth spurt inches forward Josh Green Mon, 09/16/2024 - 08:12 After its development slate was wiped almost fully clean last year (to the chagrin of Atlanta armchair preservationists), a mixed-use project that would continue Georgia Tech’s westward expansion is showing signs of life.

Plans were recently filed with the Atlanta City Council Zoning Committee for the redevelopment of the former Randall Brothers Construction Materials headquarters, a century-old complex located near the western fringes of campus between 665 and 693 Marietta Street.

According to city filings, Georgia Tech is seeking a Special Use Permit to build a hotel and dormitory on the 7.3-acre site, which also counts 294 feet of frontage on North Avenue near Coca-Cola’s headquarters. But first the property needs to be rezoned from a classification for light industrial uses to mixed-use residential and commercial.  

Exactly what the site’s redevelopment could look like isn’t yet clear. A Georgia Tech representative wrote via email, “There’s really nothing new on this yet,” when asked for specifics.

How the 7-acre property long owned by Randall Brothers Construction Materials related to Marietta Street, Coca-Cola's complex, and campus.Google Maps

Eastward views from the site to Midtown. Josh Green/Urbanize Atlanta

The property is located where North Avenue meets Marietta Street, a few steps north of downtown and directly west of Bobby Dodd Stadium. Georgia Tech officials previously said an arts-focused redevelopment will replace the longstanding building supply company, and earlier filings described those plans generally as “multifamily, dormitory, hotel, office, and commercial uses.”

For now, the site is idle and vacant, apart from large concrete slabs and one old brick structure that was mothballed, as project leaders put it in demolition permit paperwork, for future adaptive-reuse purposes. Eight commercial buildings totaling 101,000 square feet were razed last year.

The redevelopment would continue Georgia Tech’s growth spurt on the western rim of campus and beyond, where the university’s first new student housing since 2005 is planned and the Science Square project debuted earlier this year.

Brickwork on a main warehouse structure along Marietta Street that was demolished last year. Google Maps

Looking north, the lone century-old structure that remains standing at the former Randall Brothers Construction Materials headquarters. Josh Green/Urbanize Atlanta

Randall Brothers initially put the Marietta Street property up for sale in early 2018, citing the area’s post-Olympics boom and rise in property value during the current long development cycle. In November that year, Georgia Tech Foundation paid $36 million for the property, noting that its bones and adaptive-reuse potential echoed two success stories on the flipside of downtown: Ponce City Market and Krog Street Market.

After selling the Marietta Street property, Randall Brothers relocated its Atlanta facility to an overhauled headquarters building overlooking Atlanta Road near Interstate 285.

Find more context and current site photos in the gallery above.

General overview of how ongoing redevelopment projects in the area west of Georgia Tech's main campus could come together over the next few years. Georgia Tech

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665 Marietta Street NW Randall Brothers Construction Materials Randall Brothers Development Georgia Tech Georgia Institute of Technology Adaptive-Reuse Adaptive-Reuse Development Adaptive Reuse Marietta Street Downtown Atlanta Hotels Atlanta Development Troutman Pepper Troutman Pepper Hamilton Atlanta Mixed-Use Mixed-Use Development

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The 665 Marietta St. warehouse site in relation to Georgia Tech, the downtown Connector, and other landmarks. Google Maps

How the 7-acre property long owned by Randall Brothers Construction Materials related to Marietta Street, Coca-Cola's complex, and campus.Google Maps

Prior to demolition, the 7-acre cluster of warehouses, at left, with downtown ahead in the distance. Google Maps

Brickwork on a main warehouse structure along Marietta Street that was demolished last year. Google Maps

Looking north, the lone century-old structure that remains standing at the former Randall Brothers Construction Materials headquarters. Josh Green/Urbanize Atlanta

Northernmost section of the 665 Marietta St. site today. Josh Green/Urbanize Atlanta

Eastward views from the site to Midtown. Josh Green/Urbanize Atlanta

Frontage along Marietta Street today. Josh Green/Urbanize Atlanta

General overview of how ongoing redevelopment projects in the area west of Georgia Tech's main campus could come together over the next few years. Georgia Tech

Subtitle Zoning efforts underway for new mixed-use district on western fringes of campus

Neighborhood Georgia Tech

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665 Marietta Street

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Images: Serenbe's Victorian-inspired section ready for closeup Josh Green Fri, 09/13/2024 - 15:45 A year and ½ after breaking ground, Serenbe’s nod to the classic homes of Inman Park and San Francisco’s Painted Ladies is rounding into shape.

Serenbe’s Overlook Hamlet is the first district at the growing New Urbanist community outside Atlanta to incorporate Victorian-inspired architecture, a popular Southern vernacular with its gingerbread detailing and functional, wraparound porches.  

The 40-home Overlook community, named for its views across nearby Cedar Creek, is taking shape between existing mixed-use hamlet Mado and a future one called Spela.

Twenty-nine of Overlook’s 40 houses will have custom designs, while 11 lots are being made available for people to create “dream homes” from the ground up, per Serenbe officials.

Arrangement of Overlook's 40-home site plan. The Cottage featured here is Lot 727, and the larger home lot 713.Serenbe Real Estate

A recent aerial of Overlook's construction progress at Serenbe. Serenbe Real Estate

Serenbe Real Estate listings indicate a half-dozen Overlook properties are under contract today, and a Serenbe rep described the project as “a great success” in an email to Urbanize Atlanta.

Two Overlook houses ready for move-ins now illustrate a variety in sizes and style. Both are advertised as being within walking distance of every amenity at Serenbe—including more than 24 miles of soft-surface nature trails in protected forests.

The larger of the two—a three-level offering called the “Overlook Victorian”—is asking $1.79 million for four bedrooms and five and ½ bathrooms in 3,850 square feet, with a sprawling porch raised off the street on the main level. On the opposite end of that level is a two-car garage.

It was designed by Serenbe Planning and Design and built by South Haven Builders, with interior finishes by Mister + Mrs. Sharp.

Example of an Overlook Victorian-style listing. 11509 Serenbe Lane is asking $1.79 million for a four-bedroom floorplan with 3,850 square feet across three levels. Photography by Daniel Stabler; courtesy of Serenbe

Photography by Daniel Stabler; courtesy of Serenbe

Meanwhile, a smaller offering called “Victorian Cottage” by McKinney Builders is asking $1.14 million in Overlook. That buys five bedrooms and five bathrooms across 2,700 square feet, with multiple porches, a finished loft, and pad parking behind the house.

“As you approach,” reads the listing, “the cottage’s exterior exudes Victorian grace with intricate detailing, ornate trim, and a welcoming front porch adorned with delicate railings.”

As for the color schemes, Serenbe founder Steve Nygren told Urbanize last year that having neutral exterior tones for the community’s first example of the Victorian vernacular was important. Like another nearby neighborhood called Crossroads, all Overlook homes will be painted white, as opposed to colorful schemes typically associated with Victorian dwellings.

This Overlook “Victorian Cottage” seeks $1.14 million for a five-bedroom plan in 2,700 square feet. Photography by Daniel Stabler; courtesy of Serenbe

Photography by Daniel Stabler; courtesy of Serenbe

But Overlook’s aesthetic isn’t lacking variety. The Victorian-style residences are being clustered around eight large, modern townhomes—denser properties that aim to provide visual contrast to the district and a contemporary-traditional mashup found on many of Serenbe’s streets.  

Serenbe is located about 35 miles southwest of Atlanta, set among rolling woodlands and pastures.

After erecting its first house in 2004, Serenbe now counts several neighborhoods and well north of 700 homes—ranging from industrial-style apartments to distinctive houses priced at more than $2 million—and hundreds of full-time residents, mostly in southern Fulton County’s Chattahoochee Hills.

Another notable aspect of Overlook is that it marks Serenbe’s first homes actually located in Coweta County. That provides access to public school options, plus services from the nearby City of Chattahoochee Hills.

Swing up to the gallery for a quick tour of the two finished Victorian-inspired Overlook homes and more context.  

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11509 Serenbe Lane South Haven Builders Mr & Mrs. Sharp Serenbe Planning & Design Daniel Stabler Overlook Overlook Hamlet OTP Serenbe Homes Serenbe Construction Coweta County Atlanta Suburbs New Urbanism Planned Communities Victorian Victorian Architecture Interior Design Atlanta homes Atlanta Homes for Sale Atlanta Architecture exterior design Serenbe Palmetto Chattahoochee Hills Serenbe Real Estate McKinney Builders Mister + Mrs. Sharp

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Arrangement of Overlook's 40-home site plan. The Cottage featured here is Lot 727, and the larger home lot 713.Serenbe Real Estate

A recent aerial of Overlook's construction progress at Serenbe. Serenbe Real Estate

Example of an Overlook Victorian-style listing. 11509 Serenbe Lane is asking $1.79 million for a four-bedroom floorplan with 3,850 square feet across three levels. Photography by Daniel Stabler; courtesy of Serenbe

Photography by Daniel Stabler; courtesy of Serenbe

Inside the finished terrace level at 11509 Serenbe Lane.Photography by Daniel Stabler; courtesy of Serenbe

Photography by Daniel Stabler; courtesy of Serenbe

Photography by Daniel Stabler; courtesy of Serenbe

Photography by Daniel Stabler; courtesy of Serenbe

Photography by Daniel Stabler; courtesy of Serenbe

Rear two-car garage entry at 11509 Serenbe Lane. Photography by Daniel Stabler; courtesy of Serenbe

This Overlook “Victorian Cottage” seeks $1.14 million for a five-bedroom plan in 2,700 square feet. Photography by Daniel Stabler; courtesy of Serenbe

Photography by Daniel Stabler; courtesy of Serenbe

Photography by Daniel Stabler; courtesy of Serenbe

Photography by Daniel Stabler; courtesy of Serenbe

Parking arrangement behind the Cottage offering at Overlook. Photography by Daniel Stabler; courtesy of Serenbe

Subtitle Finished homes hit market in Serenbe’s 40-lot, “picturesque” Overlook Hamlet

Neighborhood Serenbe

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Photographer Daniel Stabler

Photographer Link https://www.danielstabler.com/

How $1K in supplies and 2 hours made this Atlanta street safer Josh Green Fri, 09/13/2024 - 13:39 Editor's note: Anyone with a passing interest in today’s urban environments has probably heard the phrase “tactical urbanism.” But what is that—and what's it look like in a practical application?

In the following Letter to the Editor, Hugh Malkin, an Atlanta tech entrepreneur, lays out how two hours of volunteer efforts and $1,000 worth of paint and flex posts from Home Depot calmed down a Midtown “drag strip.” The changes were installed a month ago, and they're working—at least for now.

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Atlantais covered with “crosswalks” across multi-lane roads. SUVs race by with no concern for timid pedestrians who are unwilling to play chicken with speeding 4,000-pound vehicles. A particularly dangerous crosswalk is the Monroe Drive crossing at Greenwood Avenue in Midtown.

This 44-foot crosswalk is in the middle of Midtown’s longest section of road between stoplights. Car parts and smashed telephone poles regularly decorate the sides of this half-mile drag strip.

Making matters worse, drivers in both directions know that on the other side of the crosswalk, the road transitions from one to two lanes. So if a lucky pedestrian gets a driver to stop for them to cross, a driver approaching the stopped car would regularly speed up, illegally cross over the double yellow and aim for the free lane on the other side of the crosswalk.

The pedestrian would never know what hit them. 

A car crash along the stretch of Monroe Drive in question prior to grassroots changes. Contributed

Conditions at the Monroe Drive intersection before. Contributed

This obvious safety concern is why this crossing tops the Midtown Neighbors’ Association’s infrastructure priority list. In 2017, the Atlanta Department of Transportation also recognized this hazard and shared a safer design of the crosswalk with a lane reduction to one lane in either direction and a concrete pedestrian haven in the middle of the crossing. That was part of the Monroe Complete Street Project.

This new design reduces pedestrians’ exposure to cars by 50 percent (22 feet) without impacting cars traveling on Monroe. Since then, MNA has worked with city councilmembers (Alex Wan and Amir Farokhi) and ATLDOT to further increase the safety of this design with a Pedestrian Hybrid Beacon, or PHB, that creates a temporary traffic stoplight.

Unfortunately, this much safer crosswalk along with the Monroe Complete Street Project are still in the design phase, set to be complete in September 2028. 

Atlanta Department of Transportation's 2017 plan. Contributed

Revised plans for making the stretch of Monroe Drive safer to cross. Contributed

Instead of waiting many years for the pre-construction, procurement, and construction to be completed, MNA proposed a short-term fix that simulates ATLDOT’s design using just $1,000 worth of flex posts and paint from Home Depot that could be installed in less than two hours. 

This kind of low-cost, short-term project was not possible before 2020, when (after being pushed by PropelATL) ATLDOT and the Department of City Planning created the Tactical Urbanism Program to empower neighborhood groups like MNA to lead, fund, and implement design changes on our streets through project review and approval from the city.

Through the tactical urbanism initiative, MNA worked with ATLDOT for five months to:

1. Refine designs
2. Create safe installation and maintenance plans
3. Find and secure the unique commercial liability insurance required (only one company has this insurance)
4. Gain support from immediately adjacent neighbors through direct outreach
5. Gain support from the neighborhood at large through open committee and community meetings culminating in a vote by the MNA Board, and
6. Convince city councilmembers, who provided letters of support.

Through this process, concerns were shared about increasing car traffic and the ability of drivers, particularly those of large vehicles like school buses, to make turns at the intersection. These concerns were eased because tactical urbanism projects are only temporary and could be removed at any time if they don't work out.

The result, quite simply, is one of the ATLDOT Tactical Urbanism Program’s most impactful projects.

The tactical Monroe Drive crew in action this past summer.Contributed

Contributed

The 50 percent reduction in pedestrian exposure to cars is still achieved and vehicle travel is not negatively impacted. Pedestrians only have to look for a break in traffic in the nearest lane then cross to the pedestrian haven in the middle of the road and wait for a break in traffic in the opposite direction. No more surprise vehicles coming on the wrong side of the road.

Drivers are also more willing to stop because both the pedestrian and the crosswalk are more visible. 

This project is a great example of how ATLDOT’s Tactical Urbanism Program allows communities to come together to enhance the safety and livability of their streets, and not necessarily have to wait years to see improvements from larger infrastructure projects. ATLDOT and the community can experience a version of the future design and make modifications if needed. 

The revised stretch of Monroe Drive in action today. Contributed

MNA raised enough money from the community to purchase the required commercial liability insurance and buy the materials needed. This insurance covers MNA for any tactical urbanism project which will greatly reduce the cost of future projects.

Learn more about the Midtown project detailed above in this document—and how to support similar efforts here.

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• Writer: Despite changes, Krog Street Tunnel traffic still screwed (Urbanize Atlanta)

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Tactical Urbanism Letter to the Editor Letters to Editor Letters to the Editor Midtown Atlanta Monroe Drive Propel ATL Home Depot Safe Streets Atlanta Department of Transportation ATLDOT Alex Wan Amir Farokhi Tactical Urbanism Program

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The tactical Monroe Drive crew in action this past summer.Contributed

A car crash along the stretch of Monroe Drive in question prior to grassroots changes. Contributed

Atlanta Department of Transportation's 2017 plan. Contributed

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Revised plans for making the stretch of Monroe Drive safer to cross. Contributed

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The revised stretch of Monroe Drive in action today. Contributed

Conditions at the Monroe Drive intersection before. Contributed

Subtitle Writer: Grassroots project on Midtown "drag strip" is easy, impactful “tactical urbanism"

Guest Author(s) Hugh Malkin

Neighborhood Midtown

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In south Decatur, 125 affordable rentals bound for old YMCA site Josh Green Fri, 09/13/2024 - 08:18 On a DeKalb County property where people have worked out and worshipped for decades, an affordable housing initiative is set to move forward as a means of helping lift up households struggling to pay rent in one of America’s fastest-growing cities.

Project leaders have scheduled a groundbreaking Saturday morning for a $37-million senior housing venture called Solace Grove on 2nd Avenue in unincorporated Decatur. 

The corner lot in question, situated where Second Avenue meets Tilson Road, is the site of a former YMCA that’s more recently served as a place of worship. The property is just north of Interstate 20 and a Walmart Supercenter, about two miles directly south of East Lake Golf Club.

Solace Grove plans call for 125 new affordable housing options total, plus greenspace, walking paths, and raised-bed gardens.

Plans for parking and Solace Grove's three-story main building, as shown in the lone available rendering. Courtesy of Vecino Group

The 2318 2nd Ave. location in unincorporated Decatur, southeast of Atlanta.Google Maps

The main structure will be a three-story new building with 89 apartments, plus amenities that include a fitness area, community room, computer room, and spaces for arts and crafts.

Elsewhere on site, six single-story triplexes with six units each are in the works. All rentals will have either one or two bedrooms.

The development team includes Missouri-based national developer Vecino Group, healthcare and wellbeing partner UnitedHealth Group, and community partners Gresham Park CDC and First Baptist Church Gresham Road.

All of Solace Grove’s 125 units will be reserved for seniors (ages 62 and older) whose income is at or below 60 percent of the area median income, according to project officials.

Funding the project is a $15 million investment via Low-Income Housing Investment Tax Credits from UnitedHealth Group, plus other tax credit support from the Georgia Department of Community Affairs and Dekalb County, per its leadership.

Former YMCA on the 2nd Avenue site in question, at right, in 2022. Google Maps

Elsewhere in metro Atlanta, Vecino Group’s recent projects have included an affordable housing complex in Grove Park built in partnership with Atlanta rapper T.I., along with the $24-million renovation of the Aya Tower, a formerly vacant nine-story building near East Point’s MARTA transit station.

According to company officials, the developer has built more than 3,000 units of affordable housing to date—including 600 units of permanent supportive housing—across a dozen states.

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• Decatur news, discussion (Urbanize Atlanta)

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2318 2nd Avenue Solace Grove senior housing Affordable Housing Vecino Group Gresham Park CDC First Baptist Church Gresham Road Gresham Road Decatur Eastside Atlanta Churches Low-Income Housing Investment Tax Credits UnitedHealth Group Georgia Department of Community Affairs DeKalb County Gresham Park

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The 2318 2nd Ave. location in unincorporated Decatur, southeast of Atlanta.Google Maps

Plans for parking and Solace Grove's three-story main building, as shown in the lone available rendering. Courtesy of Vecino Group

Former YMCA on the 2nd Avenue site in question, at right, in 2022. Google Maps

Subtitle $37M Solace Grove senior complex to include greenspace, trails

Neighborhood DeKalb County

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Images: Buckhead Village tower's vertical climb fully underway Josh Green Thu, 09/12/2024 - 16:53 The Crane Watch development tracker takes us this week to the streets of Buckhead (not that Streets of Buckhead), where vertical construction is making real progress along East Paces Ferry Road on a project that’s been more than half a decade in the making.  

After razing a low-rise commercial building and condo complex last year, Chicago-based CA Ventures is remaking a corner site in Buckhead Village for its next Atlanta high-rise at 340 East Paces Ferry Road.

Plans call for a 22-story building containing 483 luxury apartments, with amenities placed on the 10th floor and a valet-style drop-off area for residents below. The project has risen about 1/3 of its eventual height today.  

The site is immediately west of the Kimpton Sylvan hotel at the corner of East Paces Ferry Road and Grandview Avenue, about a block northeast of the Buckhead Village retail and dining district.

Where the 22-story building's retail is expected to meet East Paces Ferry. Josh Green/Urbanize Atlanta

View along Grandview Avenue, with Peachtree Road at left. Submitted/YouTube

According to architectural plans submitted back in 2019, the building will top out at 225 feet, the maximum height allowed in the village.

CA Ventures initially brought blueprints before Buckhead design review committees in 2018 for an upscale complex at the northeast corner of East Paces Ferry Road and Grandview Avenue, before years of delays ensued.

In the meantime, the company completed two towers in Midtown, the 903 Peachtree luxury apartments and HERE Atlanta student housing building.

Also in the works is 17,000 square feet of retail space along East Paces Ferry Road, according to the project’s designers, Atlanta architecture firm Niles Bolton Associates. One unique component is more than 100 parking spaces for electric vehicles in the building, including some specially designed and reserved for Tesla models, per the architecture firm.

Broader view of the project's positioning at East Paces Ferry Road and Grandview Avenue, where two smaller buildings previously stood. Josh Green/Urbanize Atlanta

The tower's planned retail component along East Paces Ferry Road. Niles Bolton Associates

Directly across East Paces Ferry Road, another company based in greater Chicago, Harbor Bay Ventures, advanced plans last year for an eye-catching, 20-story mixed-use tower that would be partially constructed of mass timber.

As a site visit proved this week, that fenced-off property is still being used as surface parking, with no signs of active construction. That's also the case with other high-rise proposals in nearby blocks.

Find updated construction pics and more context for the 340 East Paces Ferry Road project in the gallery above.

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• Buckhead news, discussion (Urbanize Atlanta) 

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340 East Paces Ferry Road NE 340 East Paces CA Ventures Buckhead Village Atlanta Construction Atlanta Development Atlanta apartments Buckhead Development Retail High-Rise Construction Buckhead Construction Buckhead Village Development Grandview Avenue Crane Watch

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The corner in question in relation to Jamestown's Buckhead Village district and other landmarks. Google Maps

The CA Ventures project (at right) in relation to a parking lot where a 20-story tower with timber construction is planned. Josh Green/Urbanize Atlanta

Where ground-floor retail spaces and building entries will meet Grandview Avenue. Josh Green/Urbanize Atlanta

Vertical construction progress along East Paces Ferry Road in Buckhead Village this week. Josh Green/Urbanize Atlanta

The project's stance along East Paces Ferry Road today. Josh Green/Urbanize Atlanta

Where the 22-story building's retail is expected to meet East Paces Ferry. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Broader view of the project's positioning at East Paces Ferry Road and Grandview Avenue, where two smaller buildings previously stood. Josh Green/Urbanize Atlanta

The corner properties in question, as seen in January 2023 along East Paces Ferry Road, prior to demolition. Google Maps

The tower's planned retail component along East Paces Ferry Road. Niles Bolton Associates

View along Grandview Avenue, with Peachtree Road at left. Submitted/YouTube

How the building's expected to rise next to the Kimpton Sylvan hotel, at right. Submitted/YouTube

Subtitle Chicago developer's apartment, retail venture replaces low-rise commercial, condo buildings

Neighborhood Buckhead

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Study: Atlanta national leader in return-to-office growth. Really? Josh Green Thu, 09/12/2024 - 13:39 Does it seem like your neighbors and their neighbors and the cousins of all those neighbors now work from home at least part of the week? In Atlanta’s case, looks might be deceiving, according to a new analysis of top U.S. office markets.  

Office foot traffic has remained near post-pandemic highs in major markets during the final weeks of summer, and Atlanta is leading the charge in terms of year-over-year office visit growth among the largest cities in the country, according to location analytics company Placer.ai.

Since August 2023, visits to offices in Atlanta (with some suburban job centers included) have grown by 7.3 percent. If that number seems unimpressive, consider that nationwide the growth was just 1.8 percent over the same time period, according to the Placer.ai Office Index: August 2024 Recap.

Why so? Analysts noted that major Atlanta employers including UPS and the Centers for Disease Control and Prevention have helped the city’s ranking by enforcing stricter in-office policies in 2024, four years after pandemic lockdowns and the WFH zeitgeist took hold.

Another factor, as analysts noted, is several large deals that led to a surge in office leasing activity in the early months of 2024; those leases totaled 2.4 million square feet in metro Atlanta—or 71 percent more than the first quarter of 2023.

Overall, Atlanta’s office visits in August were nearly 76 percent of what they were in August 2019—good for third place among 11 cities studied.

Only Miami and New York, respectively, have seen stronger return-to-office numbers.

Placer.ai Office Index: August 2024

Of course, the outlook isn’t entirely rosy.

Office visits nationwide remain down more than 31 percent over what they were five years ago, per Placer.ai data. According to Colliers, many office occupiers in Atlanta continue to give back space, leading to six consecutive quarters of negative net absorption in the market, with the overall vacancy rate ending the second quarter of 2024 at a new high of 20 percent.

Placer.ai analyzed major markets spread across the country—Miami, New York City, Atlanta, Dallas, Washington D.C., Boston, Chicago, Denver, Los Angeles, Houston, and San Francisco—and included foot traffic data at roughly 1,000 office buildings. (Mixed-use buildings with both commercial and residential uses were excluded, for obvious reasons.)

Placer.ai Office Index: August 2024

In terms of who is heading back to offices, the data point to a dip in the number of households with children with RTO schedules, as flexibility remains at a premium for those groups.

Conversely, the share of one-person households and young professionals returning to offices has spiked. “Whether driven by a desire to embrace in-office career growth and mentorship opportunities,” notes the Placer.ai recap, “or by a craving for more social interaction, these employees are returning to the office in ever greater numbers.” 

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• Atlanta declared No. 2 most livable city in U.S. for 2024 (Urbanize Atlanta) 

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Placer.ai Office Index Placer.ai Market Studies Urban Studies Atlanta Trends Office Trends Trends Atlanta Studies Office Space Atlanta Office Market Atlanta Office Space Market Analysis Colliers

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Placer.ai Office Index: August 2024

Placer.ai Office Index: August 2024

Subtitle Georgia’s capital led year-over-year analysis as office visit levels edge back toward 2019 numbers

Neighborhood Citywide

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Rent prices unveiled at Midtown's newest deluxe apartment tower Josh Green Thu, 09/12/2024 - 08:09 After breaking ground with a substantial demolition project in early summer 2022, Midtown’s newest high-rise community is revealing what it will cost to live there when apartments start delivering in coming weeks.

Standing 28 stories with a flat-fronted, rectangular façade near the High Museum of Art, the Loria Ansley project marks the last of three luxury residential towers that have recently injected nearly 1,000 non-student apartments into Midtown’s northern blocks.

Officials with the 1441 Peachtree St. project say Loria Ansley will offer 23 different floorplans, with two distinctive interior finish collections.

None of the 350 apartments are reserved as affordable or workforce housing, as the Midtown location is exempt from Beltline inclusionary zoning rules or any other measures that mandate such units be included. Two months of free rent, however, is being offered with leases of 14 months or longer

Getting a foot in the door at Loria Ansley costs $1,546 monthly right now. That rents a studio unit with 470 square feet and a single bathroom.

The least expensive two-bedroom, one-bathroom floorplan currently available (976 square feet) is $2,963 monthly.

The least expensive one-bedroom (at left) and two-bedroom options currently leasing at Loria Ansley. Loria Ansley

How the apartment building's retail component is expected to meet Peachtree Street. Loria Ansley

Moving up the scale, available three-bedroom, two-bathroom apartments are renting from $3,696 monthly for 1,277 square feet.

And the largest and priciest option listed to date—asking $6,849 monthly—has three bedrooms (one marketed as a possible den) and two bathrooms in 1,738 square feet. That includes a home office space attached to the primary suite.

The building is described as offering “unparalleled elegance and lavish amenities” and “a sanctuary where every detail has been thoughtfully curated,” with finishes such as gourmet kitchens and LED lighting packages found in high-end condo buildings, per developers. Some apartments will include under-counter wine coolers and customizable closets, while all have wall-mounted range hoods in kitchens, washers and dryers, and “hardwood-inspired luxury plank flooring,” per the project’s website.

Loria Ansley's largest floorplan listed to date, asking $6,849 monthly. Loria Ansley

The building's stair-stepped eastern face, overlooking Ansley Park. Courtesy of Atlantic Residential

Amenity levels have been placed among a stair-stepped design leading down toward residential Ansley Park on the backside of the building. Two restaurant spaces at the lobby level will include large glass windows and tall ceilings. Elsewhere, an internal sky bridge will lead to collaborative and private coworking spaces, a gym, wine bar, pool with sundeck and cabanas, a rooftop bar and lounge with views from Buckhead to Midtown, and now, yes, pickleball, according to developers.

Other perks include a 24/7 concierge, a yoga lawn, and an Impulsify “Grab & Go” market. A rather unique draw is the building’s complimentary coffee bar, which will serve cold brew and kombucha on tap for residents.

Loria Ansley replaced internet company EarthLink’s former low-rise offices. The multi-firm project—formerly known as Rhapsody—was initially expected to include for-sale condos but switched to apartments before construction took off.

Capital City Real Estate bought the 1.5-acre property from EarthLink in 2019 for $15.2 million. The Washington, D.C.-based developer is partnering with Atlantic Residential, FIDES Development, and Mitsui Fudosan America, the U.S. subsidiary of Japan's largest real estate company, on the project.

Beyond apartments, the project will include 463 parking spaces and 3,000 square feet of retail space at street level, according to Midtown Alliance. No tenants for retail spaces have been announced.

Marketing materials promise a location where renters can draw inspiration from “both the modern energy of Atlanta’s iconic Arts District and the roots that run deep throughout historic Ansley Park.”

Loria Ansley marks the third luxury rental tower to rise within a few blocks over the past two years, following Greystar’s Nomia building and JPX Works’ new Emmi Midtown project.

All told, those projects are introducing 957 market-rate rentals near Midtown’s northern border.

Find a closer look at plans for the (almost) finished Peachtree Street tower in the gallery above.

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• Midtown news, discussion (Urbanize Atlanta) 

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1441 Peachtree Street NE Loria Ansley Atlantic Residential FIDES Development Capital City Real Estate Mitsui Fudosan America Atlanta Development Atlanta Construction High Museum of Art Piedmont Park Ansley Park Atlanta apartments Rhapsody Earthlink Midtown Skyline Atlanta Skyline Atlanta Renting Atlanta Rents Renting in Atlanta New Apartments New Atlanta Rentals Impulsify

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Loria Ansley's 1441 Peachtree location in the northern blocks of Midtown. Google Maps

How the apartment building's retail component is expected to meet Peachtree Street. Loria Ansley

How Loria Ansley's west-facing facade turned out, as seen in June over Peachtree Street. Josh Green/Urbanize Atlanta

Loria branding at the tower's upper floors over Peachtree Street. Atlantic Residential

The property's planned pool and sundeck above parking levels. Courtesy of Atlantic Residential

The building's stair-stepped eastern face, overlooking Ansley Park. Courtesy of Atlantic Residential

Retail and lobby arrangement along Peachtree Street. Courtesy of Atlantic Residential

Planned lighting scheme of the flat-fronted 1441 Peachtree Street building. Courtesy of Atlantic Residential

Location where demolition started in spring 2022 for the 1441 Peachtree apartment building. Google Maps

Loria Ansley's largest floorplan listed to date, asking $6,849 monthly. Loria Ansley

The least expensive one-bedroom (at left) and two-bedroom options currently leasing at Loria Ansley. Loria Ansley

Subtitle At amenity-packed Loria Ansley, $1,546 monthly gets a foot in the door

Neighborhood Midtown

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Developer: Southwest of Atlanta, 600-home 'Cascade' is coming Josh Green Wed, 09/11/2024 - 15:17 Another large-scale example of developer optimism for new communities and open land on the southwest side of metro Atlanta has come to light.

Walton Global, an Arizona-based developer and land asset manager with a huge international portfolio, has acquired 327 acres near the southwestern tip of Fulton County to build hundreds of homes near job centers and other draws in the area, per company officials.

The project, dubbed “Cascade,” will eventually see roughly 600 residences built across multiple phases where Ridge Road meets Cascade Palmetto Highway (also known as Ga. Highway 154).

The site is located northeast of Serenbe, near Cochran Mill Park. The City of South Fulton’s Fire Station No. 8 stands adjacent to one corner of the site.

Proximity of the Fulton County site in relation to Atlanta and the city's airport, located directly east. Google Maps

According to Walton Global officials, selling points for the location include less than 30-minute commutes to downtown Atlanta and Hartsfield-Jackson Atlanta International Airport.

Proximity to West Fulton Commerce Park and other employment centers, plus shopping centers, transportation hubs, healthcare facilities, and education centers near Cascade Palmetto Highway are additional perks, per the company.

The real estate play aims to meet demand for housing in Atlanta’s suburbs and reflects Walton Global’s broader strategy to invest in places primed development and growth, according to project leaders.    

“As we continue to expand our portfolio, we’re excited about the Cascade project as it embodies our commitment to quality and sustainability,” Shane Doherty, Walton Global’s senior vice president, said in a project announcement. “We’re dedicated to ensuring the project is seamlessly integrated into the local landscape and provides a boost to the housing market.” 

We’ve asked project reps for Cascade renderings and other details, and we’ll update this story with any additional information that comes.

Scope of the Cascade project across 327 acres along Cascade Palmetto Highway. Courtesy of Walton Global

Walton Global bills itself as a leading global real estate investment and land asset management firm with more than 90,000 acres in its portfolio across the U.S. and Canada, valued at more than $4.3 billion.

Elsewhere in metro Atlanta, the company has acquired massive tracts of land in recent years for a project called Pinehills Trail in Paulding County (later sold) and another 1,000-home development called Adamson near Peachtree City.  

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• South Fulton news, discussion (Urbanize Atlanta) 

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Ridge Road at Cascade Fulton County Walton Global OTP Major Developments Cascade Palmetto Highway Ridge Road Ga. Highway 154

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Proximity of the Fulton County site in relation to Atlanta and the city's airport, located directly east. Google Maps

Scope of the Cascade project across 327 acres along Cascade Palmetto Highway. Courtesy of Walton Global

Subtitle Walton Global has purchased more than 300 acres in Fulton County to meet housing demand

Neighborhood South Fulton

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Big multi-tower project enters pipeline near Braves Stadium, Battery Josh Green Wed, 09/11/2024 - 13:29 A development proposal once envisioned as a new gateway into the City of Smyrna near the Atlanta Braves’ mixed-use mecca has grown significantly larger behind the scenes—to the tune of nearly a half-billion dollars in expected project costs.

That’s according to filings made this week by Roswell-based developer RASS Associates with the Georgia Department of Community Affairs that outline what’s now called “South Spring,” a proposed multi-building hub within walking distance of The Battery Atlanta.

South Spring would rise from vacant land the city has long eyed for economic development at 2800 and 2810 Spring Road in Smyrna, where another, smaller project called The Emerson Center was put together by the same developer as the pandemic ebbed in 2021.

The main two structures at South Spring would rise up to 20 stories and include 650 multifamily units. That would be surrounded by a 10 to 12-story structure with a mix of 250 hotel rooms and roughly 200,000 square feet of offices.

Elsewhere, plans call for two buildings standing two stories with 175,000 square feet of commercial space, in addition to a public plaza and park area, according to the DRI filing.

Beneath all of it would be a 1,700-space, underground parking garage that one development official described to the AJC this week as being like “Atlantic Station on steroids."

Proposed location of the South Spring site in relation to Truist Park's mixed-use district and other Cobb County landmarks. Google Maps

The DRI filing, submitted Monday, is an initial step required by the state for developments large enough in scale to potentially impact local governments. Tentative plans call for finishing the project in 2028, per that paperwork.

The 8.7-acre site is near the point where U.S. Highway 41 crosses under Interstate 285, about a mile southwest of Truist Park’s gates. The property has been cleared of low-rise buildings between Holiday Inn Express Atlanta Galleria and the iFly Indoor Skydiving facility, near the Cumberland/Galleria district.

As the AJC reports, RASS Associates’ more vertical plans are projected to cost $492 million just down the road from the mixed-use growth spurt underway outside the walls of the Braves’ ballpark. Developers told the newspaper their goal is to complement and not compete with The Battery, while also capitalizing on buzz and investment in the broader Cumberland area.

Smyrna city officials have annexed most of the property in hopes of creating a new front door and would need to approve zoning to allow for buildings over 95 feet tall—a process that isn’t expected to start until early 2025, once the DRI application is vetted by the state, according to the AJC. (The publication has posted preliminary renderings for South Spring here.) 

The 8.7-acre property in August, as seen looking north on Spring Road toward The Battery Atlanta. Google Maps

Should the South Spring project move forward as planned, it would be significantly more ambitious than the $125-million vision put forward in 2021.

Back then, RASS Associates’ scope called for an eight-story Hilton with 188 rooms, one five-story apartment complex, about 37,000 square feet of space for shops and restaurants, and a 546-space parking garage to service it all.          

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2810 Spring Road Smyrna South Spring Development of Regional Impact City of Smyrna 2800 Properties LLC Georgia Department of Community Affairs Perimeter I-285 Interstate 285 Rass Associates Cobb County Atlanta Suburbs Cobb County Development Truist Park The Battery iFly Indoor Skydiving Holiday Inn Express Atlanta Galleria Smyrna Development OTP

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Proposed location of the South Spring site in relation to Truist Park's mixed-use district and other Cobb County landmarks. Google Maps

The 8.7-acre property in August, as seen looking north on Spring Road toward The Battery Atlanta. Google Maps

Subtitle Revised, half-billion-dollar “South Spring” proposal calls for towers up to 20 stories, offices, hotel, more

Neighborhood Smyrna/Vinings

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