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Fresh renderings, official name unveiled for Midtown's latest high-rise Josh Green Mon, 08/28/2023 - 14:42 A swanky new intown high-rise marketing itself as “the crown jewel of Midtown” is gearing up for its public debut after two and ½ years of construction.

The 33-story apartment venture at the corner of Peachtree and 17th streets by Charleston-based Greystar—one of Midtown’s taller buildings actively in development—has been christened “Nomia,” according to project officials. Having topped top early this year, the green-clad structure is especially visible from the downtown Connector and Atlantic Station.

Greystar officials today released fresh renderings for the “ultra-modern apartment building” where “beauty meets balance”—and where some floorplans wouldn’t be out of place in the densest parts of New York City. Leasing efforts for the first phase of units have also begun in preparation for Nomia’s planned opening this fall.

John Roberson, Greystar managing director, described the building as the “epitome of modern urban lifestyle” in today’s announcement.

Life at the top, not surprisingly, will cost ya’.

Design of the Peachtree tower's rooftop pool deck. Courtesy of Greystar

For a foot in the door at Nomia, Manhattan-esque studio units with just 382 square feet start at $1,670.

To date, the highest rents listed are for three-bedroom, two-bathroom units in 1,456 square feet that start at $4,670 monthly. 

But rent prices here, it’s safe to say, climb much higher.

Penthouse rents are currently unlisted, but the largest options span nearly 2,200 square feet (comparable to many three and four-bedroom houses intown), with three bedrooms and two and ½ bathrooms. Any guesses what those’ll go for?

The largest penthouse floorplan (rents unlisted) currently available, with 2,192 square feet. Greystar/Nomia

Interior design of a Nomia penthouse unit. Courtesy of Greystar

The pet-friendly apartments will include keyless access and other smart features, kitchens described as ready to entertain, and finishes such as “luxe wood-style plank floors,” according to Greystar.

Building amenities include a rooftop pool, a terrace with fireside lounges, a room called the Serenity Spa, TULU luxury vending services, and a concierge with white-glove service, per developers.

Also in the works is 5,000 square feet of retail space at street level.

Beyond the retail component, base levels of the building will include roughly 300 parking spaces in a podium structure.

Situated a block north of the High Museum of Art, the project was initially unveiled in March 2020, just before pandemic lockdowns; it eventually broke ground in May the following year. Razed structures at the 1382 Peachtree Street site included the former Big Brothers Big Sisters of Metro Atlanta headquarters and an adjacent residential building that records indicate was more than a century old. (Big Brothers Big Sisters has moved its operations to The Met industrial warehouse complex in Southwest Atlanta.)

Planned look of the 281-unit Nomia tower's lobby, which incorporates a spiral staircase. Courtesy of Greystar

Greystar’s multifamily portfolio in Atlanta includes Station R apartments in Reynoldstown, Elan Lindbergh, and Elan Westside on 14th Street at Howell Mill Road. More recently, the developer finished upscale Ascent Peachtree downtown in 2021, which sprouted from a longstanding parking deck.

Beyond Greystar’s Peachtree Street apartments, two other large-scale projects are in various states of construction in Midtown’s northern blocks. They are: JPX Works’ 31-story Spring Street apartments, and a 28-story rental stack led by Capital City Real Estate near the High Museum.  

Swing up to the gallery for more glimpses at what Nomia will entail—and what the tower’s replacing. Below is a full view of the finished façade, pictured at the southwest corner of Peachtree and 17th streets.

Looking southwest over Peachtree, a rendering view of the tower at dusk. Courtesy of Greystar

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The Nomia tower's location at the southwest corner of Peachtree and 17th streets. Google Maps

Planned look of the 281-unit Nomia tower's lobby, which incorporates a spiral staircase. Courtesy of Greystar

Design of the Peachtree tower's rooftop pool deck. Courtesy of Greystar

Nomia's coworking spaces. Courtesy of Greystar

A space called the "grand room" at Nomia in Midtown. Courtesy of Greystar

Interior design of a Nomia penthouse unit. Courtesy of Greystar

An outdoor event terrace space. Courtesy of Greystar

Looking southwest over Peachtree, a rendering view of the tower at dusk. Courtesy of Greystar

Courtesy of Greystar

Courtesy of Greystar

The site prior to construction at 1382 Peachtree Street NE.Google Maps

The property's two former structures—including a residential building that dated to 1900, per Zillow, at left—as seen along 17th Street. Google Maps

Floorplan for Nomia's micro-sized, 382-square-foot apartments. Greystar/Nomia

The largest penthouse floorplan (rents unlisted) currently available, with 2,192 square feet. Greystar/Nomia

Subtitle Meet Nomia, the "crown jewel of Midtown"

Neighborhood Midtown

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Images: Stella at Star Metals tower begins vertical construction Josh Green Mon, 08/28/2023 - 13:24 A mixed-use building designed to noticeably alter Atlanta’s new skyline west of Georgia Tech has begun its vertical climb.

After breaking ground in March, the Star Metals District’s next phase has erected a tower crane and, more recently, begun piecing together the first sections of its base along 11th Street, tucked off Northside Drive, just south of the growing Interlock district. 

Florida-based real estate firm The Allen Morris Company announced earlier this year it had secured a $100-million construction loan and officially started construction on Stella at Star Metals, the third phase of the evolving district.

A crane towering over the beginnings of vertical construction at Allen Morris Company's Stella at Star Metals project this past weekend. Josh Green/Urbanize Atlanta

Allen Morris officials say the Stella tower—dotted with green elements—will reshape the Marietta Street Artery neighborhood’s skyline in unique ways. Eventually, it’s expected to work in conjunction with a cluster of new high-rises with an “urban forest” feel across three additional phases. Project leaders have said the next two phases could break ground as early as late 2024.

As for the under-construction Stella piece, it’ll stand 21 stories, with delivery scheduled in the first quarter of 2025. (For context, the Stella tower, positioned on a slope, will almost double the height of Interlock phase two’s tallest new structure next door.)

The Stella project's proximity to the second phase of The Interlock project, at left, along Northside Drive. Josh Green/Urbanize Atlanta

As shown during demolition in April, this angle lends a general idea of what views from Stella's upper floors toward Midtown will be.

Stella’s plans call for 327 luxury apartments (most of them higher than level six) designed to capitalize on skyline views largely protected (for now) by neighboring mid-rise development. Swanky in-unit features will include Italian cabinetry, imported stone countertops, 10-foot ceilings, and some balconies up to 14-feet deep with gardens, project officials have said.

At Stella’s ground floor, plans call for 25,000 square feet of retail anchored by two early tenant singings: restaurant concepts by Grass Fed Culture and Fishmonger, which is operating a temporary location in the former La Fonda space nearby. Above that, amenities will be topped with what’s described as “expansive rolling green roofs” and “curated terrace gardens.”

Green elements are depicted on the Stella at Star Metals building's east facade, toward Midtown. Courtesy of Allen Morris Company; designs, Oppenheim Architecture

A two-story, east-facing common area at the Stella building with Midtown and downtown views. Courtesy of Allen Morris Company; designs, Oppenheim Architecture/Square Feet Studio

Other perks will include an infinity pool on the seventh floor, an indoor/outdoor gym with city views, onsite dog park, and a theater-style movie room. A two-story bar is also on tap for the 17th floor, with eastward views across the city, according to Allen Morris reps.

The developer in December closed on an additional 3.3 acres where phases four, five, and six are planned.Collectively, Allen Morris expects to build roughly 3 million square feet of development in West Midtown, eventually costing around $1.5 billion.

Have a closer look at where things stand with Stella, and where they’re headed, in the gallery above.

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A crane towering over the beginnings of vertical construction at Allen Morris Company's Stella at Star Metals project this past weekend. Josh Green/Urbanize Atlanta

The Stella project's proximity to the second phase of The Interlock project, at left, along Northside Drive. Josh Green/Urbanize Atlanta

View looking northeast across the construction site today. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

As shown during demolition in April, this angle lends a general idea of what views from Stella's upper floors toward Midtown will be.

Green elements are depicted on the Stella at Star Metals building's east facade, toward Midtown. Courtesy of Allen Morris Company; designs, Oppenheim Architecture

Planned interior aesthetic for Stella apartments. Courtesy of Allen Morris Company; designs, Oppenheim Architecture

A two-story, east-facing common area at the Stella building with Midtown and downtown views. Courtesy of Allen Morris Company; designs, Oppenheim Architecture/Square Feet Studio

Courtesy of Allen Morris Company; designs, Oppenheim Architecture

What's described as a resort-style pool on the seventh floor. Courtesy of Allen Morris Company; designs, Oppenheim Architecture

Courtesy of Allen Morris Company; designs, Oppenheim Architecture

Courtesy of Allen Morris Company; designs, Oppenheim Architecture

Courtesy of Allen Morris Company; designs, Oppenheim Architecture

Plans for the Stella project's west (left) and south facades. Courtesy of Allen Morris Company; designs, Oppenheim Architecture; architect of record, Dwell Design Studio

Subtitle Next section of West Midtown district to reshape block off Northside Drive

Neighborhood Marietta Street Artery

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BREAKING: Portman shrinks plans for dramatic Ponce overhaul Josh Green Fri, 08/25/2023 - 13:42 Powerhouse Atlanta developer Portman Holdings is shaking up plans for its dramatic remake of a commercial never center on the city’s eastside, meaning at least one beloved nightlife destination will live on for the foreseeable future.

Mike Greene, Portman’s senior vice president of development, tells Urbanize Atlanta that Portman’s three-building development ambitions for where Ponce de Leon Avenue meets the BeltLine in Virginia-Highland are being scaled back. Challenging financing markets are to blame, according to Greene.

Portman no longer plans to purchase the three easternmost parcels it had under contract on the north side of Ponce de Leon Avenue, spanning from 752 to 774 Ponce. Three buildings on those properties today, from west to east, are: vacant (formerly Marco’s Pita); home to The Local bar and restaurant; and a two-story structure where Vesta Movement, a fitness gym, operates.

Overview of the three parcels that are being subtracted from Portman's redevelopment plans along Ponce. Google Maps

An email to Vesta hadn’t been returned as of press time. But The Local is planning a 180-degree switch of previous plans to sell and bow out, announcing candidly on social media it was “just kidding” about closing and will remain in operation on Ponce.   

Portman’s decision to shrink its Ponce plans was dictated by a new reality that it doesn’t expect to break ground in the area for at least a couple of years, given changes in the current economic cycle, Greene said. Company leaders decided against buying all parcels required to build three buildings, subtracting plans for a heavily residential mid-rise that would have stood farthest from the BeltLine’s Eastside Trail. 

“To us, that seemed like the logical thing,” Greene said.  

Closings on all other properties are still scheduled to happen over the next couple of months. The overall project has been called "Ponce and Ponce," but development officials have said that's little more than a placeholder name. 

The decision means, at the very least, a retail/office building planned for the corner of Ponce de Leon Avenue and Ponce de Leon Place will have to be redrawn. That section of the footprint today is home to MJQ nightclub, Chipotle, Friends on Ponce, Southern Star Tattoo, The Bookhouse Pub, The Drunken Unicorn (an additional live music venue at MJQ), among other businesses.

The easternmost side of Portman’s redevelopment is home to the former Paris on Ponce and 8Arm restaurant.

It’s possible, Greene said, that all previous plans will be scrapped, while still abiding by restrictions set by the city during a recent rezoning process. (Those guidelines restrict the height of the Beltline-adjacent parcel to 190 feet tall, and 160 feet tall for the properties east of that.) The full project could become residential with retail at the base, on a smaller scale, Greene said

“We’re going to look at what’s the best combination… Maybe there’s a small office piece to it. They’re all going to have retail—that’s kind of a given,” said Greene. “We’ll still preserve the pedestrian connection between the BeltLine and the corner of Ponce, still do the offsite road improvements we promised the neighborhood, still stick to our height restrictions in the zoning. It may be a smaller project in general, but it’s still going to be awesome, and have all the ground-floor activation.”

According to initial plans, how uses would have been arranged across the Ponce blocks, beginning with the BeltLine at left. Residential plans at right are being removed. via Portman Holdings

Overview of the Ponce project's proposed massing. Portman Holdings; designs, ASD/SKY, master and retail architect; Pickard Chilton, office design architect; dwg., landscape architects; Hord Coplan Macht, residential designers.

With the smaller footprint, the maximum residential development allowed in Portman’s plans will drop about 200,000 square feet, to a total of 525,000 square feet.

“If you split that up into two buildings, it’s almost two regular-sized residential buildings,” Greene said. “The neighborhood preferred all residential in the first place.”

Atlantans can expect all current businesses in question to be open for at least a couple of years, and Greene said developers are discussing potential building improvements with owners to help them be successful in the interim.

The exception is the MJQ complex, though Greene says he’s hopeful they’ll stay in business for a while, even if it means operating two MJQ concepts: one on Ponce, and another planned for Underground Atlanta. Should any business leave, Portman officials expect they will try to backfill their space with another tenant before the redevelopment moves forward. That includes MJQ’s unique spaces under street level.

Greene sounded pained, in a way, that Portman’s decision to contract its Virginia-Highland footprint will leave The Local and adjacent property owners in a bind.

“If those guys can get together, they can sell to somebody else,” said Greene. “But it looks like The Local decided to stay, which is great, actually. I hate that we delayed [the owner’s] retirement, but he was cool about it.”

The Local

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Overview of the three parcels that are being subtracted from Portman's redevelopment plans along Ponce. Google Maps

The Local

According to initial plans, how uses would have been arranged across the Ponce blocks, beginning with the BeltLine at left. Residential plans at right are being removed. via Portman Holdings

Overview of the Ponce project's proposed massing. Portman Holdings; designs, ASD/SKY, master and retail architect; Pickard Chilton, office design architect; dwg., landscape architects; Hord Coplan Macht, residential designers.

How the project would relate to Ponce City Market, pictured at left, per initial plans. via Portman Holdings

Proposed frontage along Ponce, facing Green's Liquor Store and Kroger for the residential portion not moving forward. via Portman Holdings

via Portman Holdings

via Portman Holdings

The view headed south on Ponce de Leon Place, per initial plans. via Portman Holdings

Where the project would meet existing residential sections of Virginia-Highland. via Portman Holdings

The planned replacement for the fire-damaged Paris on Ponce building, where retail would be placed with offices above. via Portman Holdings

What Atlantans would have seen leaving the Ponce Kroger. via Portman Holdings

Plans for a plaza-style connection with the BeltLine's Eastside Trail. via Portman Holdings

How the BeltLine, at left, would meet retail and office portions. via Portman Holdings

Potential future look of the section of property where 8 Arm restaurant long operated, per earlier plans. via Portman Holdings

Subtitle Beloved Atlanta watering hole The Local will live on after all

Neighborhood Virginia-Highland

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Chick-fil-A confirms design details, eyes next Ponce opening soon Josh Green Fri, 08/25/2023 - 12:18 Atlanta’s homegrown quick-service chicken empire hopes to open its second new restaurant on one of intown’s most lively commercial corridors within about a year.

That’s the word from Chick-fil-A representatives today, who confirm to Urbanize Atlanta that previous designs submitted for a new 777 Ponce de Leon Avenue outpost will indeed be what’s built, should all go according to plan.

The Poncey-Highland Chick-fil-A would mark the company’s second new franchise addition to Ponce, following a controversial drive-thru location that opened just four blocks away earlier this summer.

“It’s our pleasure to confirm that Chick-fil-A Ponce de Leon is slated to open in fall 2024, assuming there are no delays,” Jackson Spalding’s Claire Charhon wrote in response to Urbanize inquiries, on behalf of Chick-fil-A.

“The locally owned and operated restaurant will be designed to fit seamlessly into the walkability of the neighborhood, allowing guests to walk directly to the location and dine-in or carry out their meal with ease,” Charhon’s email continued. “Since opening our restaurant Ponce & Boulevard this June, we look forward to adding another restaurant to the neighborhood.”

As with a standalone Chick-fil-A in the pipeline on Peachtree Road in Buckhead, the Poncey-Highland location would not feature a drive-thru. Plans indicate it will include 41 parking spaces behind the Ponce-fronting building, however.

Current plans for the next Ponce Chick-fil-A. Chick-fil-A/Bowman

In preparation for the next Ponce Chick-fil-A, the longtime home of Dugan’s restaurant and lounge was recently razed next to the Hotel Clermont and its basement lounge. Chick-fil-A has had the Dugan’s location in its crosshairs since at least 2016.

Dugan’s closed last year and relocated to Northlake.

Chick-fil-A's plans call for 41 parking spaces where Somerset Terrace meets Ponce de Leon Avenue. Chick-fil-A/Bowman

But building on the ashes of Dugan's hasn’t been without speed bumps. A few years ago, Poncey-Highland created the Poncey-Highland Historic District as means of safeguarding about 260 irreplaceable buildings and establishing guidelines for new development that inevitably would come.

Chick-fil-A’s initial plans for the Dugan’s site ran afoul of the new rules in several ways, sending the company back to the drawing board to tweak designs.

Have a look at what’s bound for Ponce—and more context as to exactly where it will be—in the gallery above.

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Current plans for the next Ponce Chick-fil-A. Chick-fil-A/Bowman

The proposed Ponce de Leon Avenue facade. Chick-fil-A/Bowman

How oversized windows are expected to face Ponce. Chick-fil-A/Bowman

Chick-fil-A's plans call for 41 parking spaces where Somerset Terrace meets Ponce de Leon Avenue. Chick-fil-A/Bowman

The former Dugan's franchise location in question, next to the Hotel Clermont and its famous strip club dive. Google Maps

The former Dugan's location at 777 Ponce de Leon Avenue, as seen this month from the parking lot of Clermont Lounge. Josh Green/Urbanize Atlanta

Josh Green/Urbanize Atlanta

Subtitle Location next to Clermont Lounge to join new drive-thru restaurant a few blocks away

Neighborhood Poncey-Highland

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Images: Spruce-up bound for three-tower, mixed-use complex Josh Green Thu, 08/24/2023 - 16:15 The new owners of a three-building, mixed-use complex in North Brookhaven say “significant capital improvements” with appealing activations alongside fresh retail and restaurant options are en route.

Back in January, Spear Street Capital purchased the three Class A office buildings at Perimeter Summit for a whopping $247.5 million.

The complex is located just inside Interstate 285, east of its intersection with Ga. Highway 400—a location that qualifies as ATP, or At The Perimeter.

The campus spans about 1.3 million square feet in Central Perimeter—described by Spear Street as Atlanta’s largest office submarket—with buildings standing 21, 18, and 16 stories.

The complex's Summit Boulevard location, just inside the Interstate 285 Perimeter, in North Brookhaven. Google Maps

Spear Street Capital; designs, Fogarty Finger

In coming month, Spear Street expects to begin an infusion of upgrades that aim to keep tenants engaged and boost recruitments efforts of employers on site in the WFH era. Exactly what the company plans to spend wasn’t disclosed, but New York-based architecture firm Fogarty Finger has been brought on to design the changes.

Upgrades, according to Spear Street, will include modernized lobbies and enhanced common areas, next to outdoor amenities such as walking trails, outdoor workspaces with high-speed WiFi, gardens, and bocce ball courts dispersed throughout the campus.

An airstream trailer serving coffee, smoothies, and small bites will be installed next to the Summit Four building. Spear Street has also hired SRS Real Estate Partners to beef up food and beverage options elsewhere on the campus, while JLL has been picked to lease larger office spaces.

Spear Street Capital; designs, Fogarty Finger

Spear Street expects the renovations to be finished by the end of 2023.

Today, existing retail at the Perimeter Summit complex includes Savi Provisions, Villa Christina Restaurant, Summit Coffee Shop, a Sweetgreen location, and more.  

Spear Street Capital; designs, Fogarty Finger

Spear Street Capital; designs, Fogarty Finger

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The complex's Summit Boulevard location, just inside the Interstate 285 Perimeter, in North Brookhaven. Google Maps

Spear Street Capital; designs, Fogarty Finger

Spear Street Capital; designs, Fogarty Finger

Spear Street Capital; designs, Fogarty Finger

Spear Street Capital; designs, Fogarty Finger

Subtitle New restaurants and retail, walking trails, more planned for Perimeter Summit

Neighborhood Brookhaven

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What $7K+ (per month) apartments look like at Ponce City Market Josh Green Thu, 08/24/2023 - 13:58 Remember the quaint old days of 2014? When a flashy new live-work-play project called Ponce City Market was about to open—with astonishingly high rents, at the time, of $3,995 per month for three-bedroom apartments with floorplans as large as many intown houses?

To that, Ponce City Market’s first ground-up new high-rise is saying, basically, “Hold my beer.”

The 21-story Signal House project—the first new tower in PCM’s phase-two growth spurt—has posted apartment options with rents starting at north of $7,000 monthly.

More specifically, the corner units in question have three bedrooms and two and ½ bathrooms in 1,458 square feet, which aren’t the roomiest options in the building.

But you know what they say about real estate and location.  

The 1,458-square-foot floorplan in question, which rents from $7,050 and up. Jamestown/Signal House

As shown during earlier phases of construction, the priciest Signal House apartments to date occupy this column of the building. Google Maps

The $7,050/monthly (and up) floorplans are situated at the southwest corner of the building, overlooking Historic Fourth Ward Park—and Midtown and downtown beyond that. As opposed to units directly over the BeltLine, the views are unimpeded. As you’d expect for the price.

On the smaller end of things, apartments with one bedroom and one bathroom in 664 square feet now start at $2,935. (That’s about $300 more than June, when Signal House pre-leasing was announced.)  

Lording over the BeltLine’s popular Eastside Trail, Signal House’s 162 units are said to offer “frictionless living” for today’s analog generation. Each tech-savvy residence, scheduled to open this fall, is being reserved for renters age 55 and over. Everything from plant watering, massages, food delivery, group fitness classes, dry cleaning, and housekeeping will be available at the touch of a button, via a property smartphone app, according to project leaders.

New marketing photos show interiors of larger Signal House units. Jamestown/Signal House

Jamestown/Signal House

As for amenities, plans call for an eighth-floor pool with an outdoor shower and “shaded grotto lounge,” indoor and outdoor fitness spaces, wellness rooms, a pet spa, a clubhouse, and a dining room with a commercial kitchen and outdoor seating. A rooftop terrace with grills and garden plots is also in the works.

Officials have said 16 Signal House apartments will be set aside for residents making 60 percent of the area median income, or roughly $52,000 for a family of four, as BeltLine inclusionary zoning rules dictate. Another eight would rent for 120 percent of AMI.

Signal House's 21-story Eastside Trail facade, with retail at the base. Courtesy of Jamestown

Jamestown/Signal House

At its base, Signal House will include 3,300 square feet of retail along the BeltLine, near the covered Shed events and hangout space. The building’s north face now features a minimalistic, 15-story mural painted by a team of Atlanta artists that included Matt Evans, Austin Blue, and Danielle Brutto.

As big as top-end Signal House rents may seem, they still pale in comparison to the current Big Kahunas of Old Fourth Ward rentals: The Indie building’s new penthouses, which are asking up to an eye-popping $15,600 per month.

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As shown during earlier phases of construction, the priciest Signal House apartments to date occupy this column of the building. Google Maps

New marketing photos show interiors of larger Signal House units. Jamestown/Signal House

The 1,458-square-foot floorplan in question, which rents from $7,050 and up. Jamestown/Signal House

Jamestown/Signal House

Jamestown/Signal House

New marketing photos show interiors of larger Signal House units. Jamestown/Signal House

Signal House's 21-story Eastside Trail facade, with retail at the base. Courtesy of Jamestown

The 8th-floor terrace amenities level over North Avenue, facing west toward Midtown. Courtesy of Jamestown

Planned functionality of the Signal House rooftop.Courtesy of Jamestown; rendering by TILTPIXEL

Views across the changing O4W neighborhood from an east-facing balcony. Courtesy of Jamestown

Signal House in November 2022.

Subtitle Priciest Signal House units count skyline, park views—as you'd expect

Neighborhood Old Fourth Ward

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Starbucks ices plans for another intown location on vacant property Josh Green Thu, 08/24/2023 - 08:11 For the second time in as many years, Seattle-based coffee empire Starbucks has scrapped plans for a new intown Atlanta location that would have replaced a vacant eyesore.

Starbucks filed plans with the city in late 2022 to build a new pedestrian-centric concept at 450 Moreland Avenue in East Atlanta with a focus on big shaded patios and curbside pickup, as opposed to larger interior spaces and a drive-thru.

Standing at that East Atlanta Village property now is an 1,800-square-foot, former Long John Silver’s restaurant that’s been closed for nearly four years. According to neighbors, it's devolved into an EAV nuisance where Moreland meets Metropolitan Avenue.  

Starbucks’ plans had called for a stark change: a 1,300-square-foot coffeeshop with abundant canopies and landscaped pathways connecting to adjacent streets.  

The former EAV fast-food property in 2021. Josh Green/Urbanize Atlanta

Plans for the 450 Moreland Avenue location's nontraditional design filed with the city last year. City of Atlanta Office of Zoning and Development/2022

But according to a letter from Atlanta City Councilmember Liliana Bakhtiari’s office addressed to the East Atlanta community this week and obtained by Urbanize Atlanta, Starbucks has terminated its plans to lease the Moreland Avenue property

The company’s decision was apparently driven by “changes to the development that [the Georgia Department of Transportation] required to accommodate emergency vehicles” on site, according to Bakhtiari.

The site is a pressing concern to neighbors because it’s become a dumping ground and encampment.

According to Bakhtiari’s letter, her office and city code enforcement have tracked down the holding company that owns the site and informed them cleanup is again their responsibility. City property records list the owner as a corporation named GKRM.

“If by some chance the company does not clean up their site by next week, we will be taking action to ensure this is still cleaned up and fining them,” notes the letter.

SRS Real Estate Partners/2021

City of Atlanta Office of Zoning and Development/2022

The ownership group plans to clean up and install a fence around the property soon, and to work with Atlanta police, Continuum of Care agencies, and Bakhtiari’s office to quickly rehouse people who’ve been living on site, per the city councilmember. 

For anyone experiencing déjà vu—it’s not you, it’s Starbucks.

In November, the coffee purveyor also cancelled plans to build a ground-up new bistro at another gritty intown location: the northeast corner of Boulevard and North Avenue, a busy intersection in Old Fourth Ward.

That Starbucks would have replaced a shuttered medical facility and empty 1940s home on .7 combined acres, incorporating a specialized drive-thru with a looping queue design.

Plans that had been in the works for more than a year were trashed by late 2022, but Starbucks never responded to Urbanize’s inquiries as to why.

On Boulevard, a modern-style doggie daycare is slated to replace the caffeine emporium that never advanced beyond percolation stages. 

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The former EAV fast-food property in 2021. Josh Green/Urbanize Atlanta

Extent of the EAV site in question on Moreland Avenue, as shown in previous marketing materials. SRS Real Estate Partners

SRS Real Estate Partners/2021

Plans for the 450 Moreland Avenue location's nontraditional design filed with the city last year. City of Atlanta Office of Zoning and Development/2022

City of Atlanta Office of Zoning and Development/2022

City of Atlanta Office of Zoning and Development/2022

Subtitle Planned walk-up EAV concept is DOA

Neighborhood East Atlanta

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20-acre, quad-like residential project breaks ground NW of Atlanta Josh Green Wed, 08/23/2023 - 15:09 A residential developer with a long track record in Atlanta is moving forward with a unique housing venture in Cobb County that wouldn’t look out of place on a college campus.

Atlanta-based Novare Group and partners BCDC and PointOne Holdings recently broke ground on an Acworth luxury apartment community that’s expected to span more than 20 acres along Ga. Highway 92.

The site is located between Interstates 75 and I-575, due north of Kennesaw State University and just east of downtown Acworth, a Cobb city with a population of roughly 23,000 on the banks of an eponymous lake.

As with other projects that’ve blipped the radar recently in places like Cartersville, the Acworth development is geared toward filling a void of apartments in the I-75 north corridor. The area has logged “remarkable” job and population growth in recent years, but apartment construction has failed to keep pace, according to Novare and company.

Plans call for 330 residences total, including 20 carriage homes with private garages.

Perks will include a range of greenspaces for active and passive outdoor uses—including a centralized green, pictured below—in addition to amenities described as “state-of-the-art.”

A central greenspace planned at the 20-acre Acworth project. Novare Group; designs, Dynamik Design

The project’s location in relation to downtown Acworth, Kennesaw State University, and two interstates.Google Maps

Located at 5950 Highway 92, the unnamed project’s first units are scheduled to come online in October next year.

It marks the 38th joint-venture between Novare and BCDC, formerly Batson-Cook Development Company. Dynamik Design is the architect, Status Construction is general contractor, and City National Bank provided debt financing.

The location’s access to I-75 and I-575 will offer what the development team describes as “a convenient commute to major employers in metro Atlanta.”

“This luxury apartment community in Acworth represents a significant opportunity to contribute to the city’s growth,” said Litt Glover, BCDC president and CEO, in a prepared statement, “while providing residents with a sophisticated and modern living experience.” 

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5950 Highway 92 Acworth Luxury Apartment Community Novare Group BCDC PointOne Holdings Stratus Construction Dynamik Design City National Bank Batson-Cook Development Co. OTP Atlanta Suburbs Interstate 75

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The project’s location in relation to downtown Acworth, Kennesaw State University, and two interstates.Google Maps

A central greenspace planned at the 20-acre Acworth project. Novare Group; designs, Dynamik Design

Subtitle Novare development aims to meet demand for new apartments in growing Interstate 75 corridor

Neighborhood Acworth

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Report: Mixed-use Hilton planned to rise over downtown's Stitch Josh Green Wed, 08/23/2023 - 12:52 Though it might not fully exist for a decade, downtown’s hypothetical, highway-capping Stitch project is already proving itself a magnet for development dollars.

The Atlanta Business Chronicle reports early discussions are underway for building a mixed-use Hilton hotel project on a long-vacant site next to the downtown Connector that could become a focal point of the Stitch, which backers predict will spur $3 billion in private investment.

In the works are a 260-key hotel and an apartment component that could include affordable units catering to healthcare workers at nearby Emory facilities, according to Natson Hotel Group, the McDonough-based firm putting the concept together, the newspaper reports.

The roughly 1-acre site in question next to a MARTA station and the downtown Connector. Google Maps

The roughly 1-acre site is located between Ted Turner Drive and West Peachtree Street, just west of the Civic Center MARTA station, in the shadow of the Twelve Centennial Park hotel and condos. The latter building is a 39-story high-rise finished in 2007; longtime Atlanta development wonks will recall that initial plans for the Twelve condos included a twin tower of equal height—but the Great Recession scuttled that portion of the project.

The footprint for the planned second tower has been vacant ever since.

Should the Stitch come together as planned, the hotel-apartment combo would overlook the section of the project called Hospital Square. That's envisioned as an interactive playscape at MARTA’s doorstep framing St. Luke’s Episcopal Church.

Vision for Hospital Square. Central Atlanta Progress; thestitchatl.com

According to the ABC, Natson Hotel Group has yet to file formal plans for the project but hopes to break ground sometime in 2026 on the property, which an affiliate of the company already owns. The hotel would feature Hilton’s new lifestyle-focused Tempo brand and could be dual-branded with the company’s extended-stay Homewood Suites. (If Hilton goes that route, the project would echo a Tempo-Homewood Suites project bound for downtown Decatur—with no additional parking facilities planned.)

Natson Hotel Group CEO Sam Patel told the ABC his firm is committed to building alongside the Stitch, which he foresees as a monumental perk for being in that part of the city.

The long-vacant Ted Turner Drive site, at left, as it appeared last winter. Google Maps

Released earlier this summer, Invest Atlanta’s statistical projections for what the 3/4th-mile highway-capping greenspace could generate are the most optimistic to date: roughly 12 million square feet of residential development and 3,400 affordable housing units, all situated on nearby properties “that are currently underutilized and blighted by the impacts of exposure to the interstate highway.” 

Some 25 acres are controlled today by landowners “desiring to redevelop with a focus on affordable-housing,” per the development authority’s recent update.

In a May promo video shared with U.S. government leaders during National Infrastructure Week, Atlanta Mayor Andre Dickens predicted the park would eventually be surrounded with $3 billion in private developer investments. Dickens also described the 14-acre Stitch as “a once-in-a-generation project” that would link people with multiple transportation modes.

The cost for all Stitch sections has bumped up to $713 million, as project leaders revealed last year, though that’s likely to change as engineering and design phases are modified and finalized in coming years.

Central Atlanta Progress, the Stitch’s spearhead since inception, estimates the project could take a decade to fully construct and open over the Connector, near the point where downtown’s northern blocks meet Midtown. Construction could begin by 2026, with an estimated completion at the earliest in 2032, per CAP officials.  

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Hilton Stitch Central Atlanta Progress Atlanta Hotels Highway-Capping Parks Atlanta Development Mixed-Use Development Natson Hotel Group Tempo Homewood Suites Downtown Hotels Downtown Apartments

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The roughly 1-acre site in question next to a MARTA station and the downtown Connector. Google Maps

The long-vacant Ted Turner Drive site, at left, as it appeared last winter. Google Maps

Vision for Hospital Square. Central Atlanta Progress; thestitchatl.com

Central Atlanta Progress; thestitchatl.com

The Stitch’s “Peachtree Green” section would reconnect a downtown street grid and create an active greenspace, setting the stage for park-oriented, high-rise development. Thestitchatl.com

Vision for The Stitch's greenspace-heavy Energy Green section. Central Atlanta Progress; thestitchatl.com

Subtitle Mix of hotel rooms, apartments pitched for site next to highway-capping park, Civic Center MARTA station

Neighborhood Downtown

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City pitches second Rapid Housing homeless project south of downtown Josh Green Wed, 08/23/2023 - 08:14 Just weeks after unveiling the concept, City of Atlanta officials have set their sights on an empty plot of land south of downtown for creating a second Rapid Housing homeless initiative.

Mayor Andre Dickens’ office and Atlanta Public Schools announced Tuesday the deal would involve exchanging two pieces of publicly owned land in an effort to better consolidate APS facilities and boost affordable housing opportunities in the city.

The proposed land swap goes that APS would gift the city 2 acres of vacant property it owns at 405 Cooper Street in Mechanicsville, just south of downtown.

The parcel in question is on a dead-end street immediately south of Interstate 20, in the northernmost blocks of Mechanicsville. The Fulton County Juvenile Court complex is located a block east of the property.

The 405 Cooper Street property in relation to downtown landmarks.Google Maps

In exchange, the city would transfer ownership to APS of 1.5 acres at 70 Boulevard, adjacent to Hope-Hill Elementary School in Old Fourth Ward.

That parcel includes a greenspace and gym the elementary school already uses. By owning it, APS could “consolidate on-campus facilities and improvements into a single contiguous, safely secured campus,” according to city officials.

Legislation to authorize the no-cost land swap was introduced at Monday’s Atlanta City Council meeting by councilmember Jason Dozier, a Mechanicsville resident whose District 4 covers that neighborhood and parts of downtown.

Dozier said he plans to work with District 4 constituents to shape what the Rapid Housing site will become. “[It] represents a rare opportunity to meaningfully provide stable housing options for Atlanta residents currently experiencing homelessness,” Dozier noted in a prepared statement.

The Mechanicsville property in question in January. Google Maps

According to city officials, the deal came about during a year of work between the city and APS through the mayor’s Affordable Housing Strike Force, a partnership between government and nonprofit officials that aims to activate public land for more affordable housing. (Atlanta Civic Circle reports this week that more than 2,000 APS students—or 4 percent of the student population—reported being homeless during the past school year.)

The land-swap proposal comes three weeks after Dickens’ office issued an executive order to begin development of a new $4 million program that aims to help Atlanta’s homeless at 184 Forsyth Street downtown, in the shadow of MARTA station. Plans call for using shipping containers—many of them donated by the Georgia Emergency Management Agency, following use as temporary COVID-19 hospital facilities—as a relatively cheap, quick means of delivering the city’s first phase of Rapid Housing options.

That plan drew criticism this week from a pro-business group that believes Forsyth Street is the wrong location for a village of shipping containers, in that it’s a food desert with a high concentration of nightclubs.   

According to the city’s announcement, acquiring the Cooper Street property in Mechanicsville will boost Rapid Housing efforts by “providing a long-term site for quick-delivery housing and wraparound services that is easily accessible to key resources and transit access.”

The proposed land exchange is scheduled to come before the Atlanta Board of Education at its regular meeting in September.

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405 Cooper Street SW City of Atlanta Hope-Hill Elementary School Atlanta Public Schools Rapid Housing Homelessness Atlanta Homeless Land Swaps Old Fourth Ward Atlanta Schools Affordable Housing Strike Force

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The 405 Cooper Street property in relation to downtown landmarks.Google Maps

The Mechanicsville property in question in January. Google Maps

Subtitle Deal involves land swap with Atlanta Public Schools

Neighborhood Mechanicsville

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East of Atlanta, nearly 400-home development officially a go Josh Green Tue, 08/22/2023 - 15:35 An Alpharetta-based homebuilder has broken ground on an east metro community billed as much-needed housing in a location that will provide “the perfect reverse commute” for 7,500 future employees at EV carmaker Rivian’s under-construction plant, which scored $15 billion in bond funding this month.

After gaining City of Stonecrest land development permits in late 2022, Parkland Communities announced today development is underway on a two-part residential project called Crestwind Township and Crestview Pointe, a mix of standalone houses and townhomes.

Plans call for adding the 389 housing units on a woodsy tract where Hayden Quarry Road meets Turner Hill Road. That's just south of The Mall at Stonecrest and the Interstate 20 corridor in DeKalb’s most populous city, which counts roughly 60,000 residents.

The 260 townhomes (Crestwind Township) will be for-rent, while the remaining 129 standalone houses (Crestview Pointe) will be for sale, according to Parkland Communities reps.

Planned location of the nearly 400-home project along the Interstate 20 corridor in DeKalb County. Google Maps

Recent aerial of the Stonecrest site in question. Courtesy of Parkland Communities Inc.

Parkland officials say the project is geared toward the “underrepresented missing middle market” and will “help satisfy the huge housing demand in the market where limited opportunities for new housing are available,” according to today’s announcement.

Sales and rent prices have yet to be determined, a Parkland representative tells Urbanize Atlanta.

The sizes of forthcoming housing options, meanwhile, have been set. Expect the townhomes to range between three and four-bedroom units with two and ½ bathrooms in 1,700 square feet.

The single-family homes will span more than 2,000 square feet with four or five bedrooms, and either two and ½ or three ½ bathrooms. All options will have two-car garages, according to Parkland officials.

A grand opening for the community is forecasted for summer 2024. Parkland officials have called the build-to-rent portion one of the largest rental communities of its type in Georgia.

Courtesy of Parkland Communities Inc.

Parkland developers continue to point to large-scale economic development along the Interstate 20 corridor and automaker Rivian’s plans to build a $5-billion manufacturing plant across 2,000 acres in nearby Morgan County. The Rivian project is expected to begin vertical construction in coming months and production in 2026.  

The Stonecrest location is walkable (roughly a half-mile) to New Black Wall Street Market, a shopping and dining concept with 100 minority entrepreneurs that opened in a vacant Target near the mall in 2021.

Meanwhile, Stonecrest Mall is undergoing redevelopment that aims to reposition it as a regional tourism destination and jobs hub, 20 miles east of Atlanta. An aquarium concept called SeaQuest is open, and a two-story, $17-million remake of a former Sears called Priví announced 12 new tenants last year, with hopes of opening its food hall, health complex, events spaces, and other components early next year.

Another perk of living in the area, according to Parkland heads, is a planned MARTA Park and Ride station across the street from the forthcoming housing units.

The site's location, in relation to The Mall at Stonecrest and Interstate 20. Google Maps

Parkland’s BTR properties dot Atlanta’s suburbs. In Stonecrest, the homebuilder says onsite perks will include nature trails and green spaces, sidewalks, a clubhouse, and a swimming pool, plus a playfield and tot lot.

Elsewhere in the metro, the BTR model has drawn criticism for claiming available land that could have gone to for-sale housing, where first-time homebuyers could start to build wealth via equity. Advocates say it allows occupants flexibility that mortgages don’t.

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7259 Hayden Quarry Road Hayden Quarry Road at Turner Hill Road Stonecrest Crestwind Township Crestview Pointe Parkland Communities Alliance Engineering and Planning Stonecrest Mall and New Black Wall Street Build to Rent Rivian New Black Wall Street Market OTP Crestview Point

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Planned location of the nearly 400-home project along the Interstate 20 corridor in DeKalb County. Google Maps

The site's location, in relation to The Mall at Stonecrest and Interstate 20. Google Maps

Recent aerial of the Stonecrest site in question. Courtesy of Parkland Communities Inc.

Courtesy of Parkland Communities Inc.

Subtitle DeKalb community billed as “perfect reverse commute” location for future Rivian employees

Neighborhood Stonecrest

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First look: Madison Park plans over Eastside Trolley Trail, Memorial Josh Green Tue, 08/22/2023 - 13:21 Plans are coming into clearer focus for sibling townhome communities by the same intown developer taking shape just a block from each other but in different Georgia counties.

Both projects by Atlanta-based JackBilt Development are claiming formerly blighted and underused eastside properties on either side of Moreland Avenue. Both cite the PATH Foundation’s “charming” new Eastside Trolley Trail, a multipurpose link from Kirkwood to blocks near the BeltLine, as a selling point.

Renderings have emerged for both ventures—Madison Park in Reynoldstown, and Madison Park South in Edgewood—that paint the clearest picture to date of what’s coming.

Walking distance between the two Madison Park townhome development sites—the left project in Fulton County, the right in DeKalb.Google Maps

On the Fulton County side of things, 16-unit Madison Park is replacing a vacant Reynoldstown church and parking lot at 183 Moreland Avenue. The half-acre site is just north of Memorial Drive, near the northwest corner of Moreland Avenue and Arkwright Place, with the Eastside Trolley Trail at its doorstep.

Madison Park’s available floorplans show three-story options atop two-car garages.

According to listings, the least expensive Madison Park townhomes to date (starting at $589,000) have three bedrooms and two and ½ bathrooms in around 1,900 square feet.

Another consideration: Zillow pegs the HOA fees at $275 monthly.

Sample facade provided for both townhome projects. JackBilt/Atlanta Fine Homes Sotheby’s International Realty

Site plan for Madison Park in Reynoldstown. JackBilt/Atlanta Fine Homes Sotheby’s International Realty

The location’s Walk Score earns high marks—an 89, or “Very Walkable” rating. But the Soundscore™ compiled by a service called HowLoud gives a less-flattering 65, or “Loud” ranking.

Down the street in DeKalb County, Madison Park South’s first offering is priced higher at $700,000, as listed with Atlanta Fine Homes Sotheby’s International Realty.

That buys a fourth story, where rooftop deck views are marketed as “amazing,” plus an extra bathroom and more space. The first listing is pegged at 2,187 square feet.

The Madison Park South site plan at 1237 Memorial Drive SE. JackBilt/Atlanta Fine Homes Sotheby’s International Realty

That .8-acre site is just east of Moreland Avenue in Edgewood, along the south side of Memorial, where plans call for 18 townhomes, also designed by McMillan Pazdan Smith Architecture.

JackBilt's other recent townhome projects on Atlanta’s eastside include The Warren in Kirkwood, Warren South in Parkview, and Ell Square in East Lake. 

Find more Madison Park context and renderings in the gallery above.

Larger, four-story floorplan at Madison Park South. JackBilt/Atlanta Fine Homes Sotheby’s International Realty

Sample floorplans for three-story Madison Park townhomes. JackBilt/Atlanta Fine Homes Sotheby’s International Realty

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183 Moreland Avenue SE Madison Park 1237 Memorial Drive SE Madison Park South Eastside Trolley Trail JackBilt Atlanta Townhomes Atlanta Development Atlanta Construction Moreland Avenue Edgewood Atlanta Homes for Sale Atlanta Fine Homes Sotheby's International Realty Allen Snow PATH Foundation Flippo Civil Design Memorial Drive Atlanta Churches

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Walking distance between the two Madison Park townhome development sites—the left project in Fulton County, the right in DeKalb.Google Maps

Sample facade provided for both townhome projects. JackBilt/Atlanta Fine Homes Sotheby’s International Realty

The Madison Park South site plan at 1237 Memorial Drive SE. JackBilt/Atlanta Fine Homes Sotheby’s International Realty

Site plan for Madison Park in Reynoldstown. JackBilt/Atlanta Fine Homes Sotheby’s International Realty

Madison Park plans over Moreland Avenue. JackBilt/Atlanta Fine Homes Sotheby’s International Realty

JackBilt/Atlanta Fine Homes Sotheby’s International Realty

Larger, four-story floorplan at Madison Park South. JackBilt/Atlanta Fine Homes Sotheby’s International Realty

Sample floorplans for three-story Madison Park townhomes. JackBilt/Atlanta Fine Homes Sotheby’s International Realty

JackBilt/Atlanta Fine Homes Sotheby’s International Realty

Madison Park plans over Moreland Avenue, at night. (Not pictured: Eastside Trolley Trail at left.)JackBilt/Atlanta Fine Homes Sotheby’s International Realty

JackBilt/Atlanta Fine Homes Sotheby’s International Realty

Subtitle Sibling projects by same developer are taking shape in two different counties, a block apart

Neighborhood Edgewood

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Townhomes - 183 Moreland Avenue 1237 Memorial Drive

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