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Metro's fourth RENDER project a go next to TV, film studios Josh Green Mon, 11/11/2024 - 13:42 Developer interest in Atlanta’s western suburbs near several regional attractions continues.

Charlotte-based, mixed-use developer Crescent Communities has closed on land about 20 miles west of downtown to build its fourth RENDER-branded project in the metro.

RENDER Douglasville is slated to take shape at 2553 Fairburn Road as part of The Foxfield Company’s 59-acre The Trails development, which includes the new 500,000-square-foot Great Point Studios film complex anchored by Lionsgate.

Other points of interest in the area include Sweetwater Creek State Park, Six Flags Over Georgia, and downtown Douglasville. The city is the quickly growing county seat and largest city in Douglas County, counting an estimated population of 40,500—or twice what it was in the year 2000.

Courtesy of Crescent Communities

RENDER Douglasville's 2553 Fairburn Road location due west of downtown Atlanta. Google Maps

Situated south of Interstate 20, about four miles from the state park, the 300-unit RENDER Douglasville calls for five buildings standing four stories each, with greenspaces and a connection to the Douglas County Trail System, according to Crescent officials.

The RENDER project line is Crescent’s more approachable, less expensive suburban product, whereas the company’s multifamily NOVEL brand aims to deliver more luxurious, Class A offerings in denser, urban environments.   

Perks of the Douglasville project will include a resort-style pool and clubhouse and communal outdoor spaces for movie nights, concerts, and food truck events, per developers.

The broader The Trails development is expected to include a 60,000-square-foot commercial village, a hotel, office spaces, and for-sale townhomes, all linked together by walking trails and sidewalks.

Entry to the studio-anchored The Trails complex, as seen early this year. Google Maps

Courtesy of Crescent Communities

RENDER Douglasville’s apartments are scheduled to deliver in early 2026, per Crescent reps. Financial partners in the project include CIBC, Phoenix Capital Management, and Great Southern Bank, while Crescent Communities Construction is on board as general contractor.    

Closer to Atlanta’s core, Crescent opened Novel West Midtown last fall and sold off the high-rise Novel Midtown in the fourth quarter of last year, fetching the city’s highest price for a multifamily community in 2023.

Elsewhere in the metro, the developer has finished a project called RENDER Covington, while RENDER Stockbridge and RENDER Turner Lake are under construction and slated to open in 2025.

Crescent has been active in the Atlanta market for decades, with a dozen completed or forthcoming projects in its portfolio totaling more than 3,000 units. In announcing RENDER Douglasville, Eric Liebendorfer, Crescent’s managing director for Georgia, said the company will “continue to prioritize vigorous growth in the region” moving forward.

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• Douglasville news, discussion (Urbanize Atlanta)

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RENDER Douglasville's 2553 Fairburn Road location due west of downtown Atlanta. Google Maps

Courtesy of Crescent Communities

Courtesy of Crescent Communities

Entry to the studio-anchored The Trails complex, as seen early this year. Google Maps

Subtitle Douglasville development to rise in The Trails complex anchored by Lionsgate

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Beltline study whittles down potential transit stop locations, more Josh Green Mon, 11/11/2024 - 08:17 An analysis that could be the first step toward transforming mobility options across huge sections of Atlanta is making progress. Project leaders are now seeking public input to help determine where it goes next.

Atlanta Beltline Inc. kicked off the Beltline Transit Study in September 2023 to analyze the potential future of mobility around all sections of the 22-mile loop, excluding the northeast quadrant from Old Fourth Ward up to the Lindbergh area, where MARTA is conducting its own transit study.

Alongside a consultant team lead by Kimley-Horn, the Beltline has wrapped the study’s first phase. It pinpoints where transit routes could go—and where up to 21 stops could be located—but it doesn’t specify which mode of transportation would be used.

That’s where the general public’s input comes in.

The Beltline Transit Study survey will be available online until Dec. 1 as a means of gathering 2 cents from Atlantans with an interest in the Beltline’s transit future. (Our test-run took seven minutes total.) It’s a chance for Beltline users to share thoughts on transit alignments, station locations, and routes, and to input data on Beltline usage today, and future transportation and travel modes.

“By participating in the survey,” officials note, “you'll play a key role in helping the Beltline shape the future of Atlanta’s transit.”  

Overview of the roughly 13-mile corridor being studied. Atlanta BeltLine Inc.

The study focuses on corridors broken down into northwest, southwest, and southeast, and it aims to reflect the needs and future transit use that’s unique to each part of town.

Clockwise, the 13 total miles analyzed span from Glenwood Park, just south of Interstate 20 on the eastside, around to Bankhead and up into Buckhead near MARTA’s Lindbergh Center station.  

For the southeast section, stretching from Glenwood Park around to West End, 14 stations initially proposed have been whittled down to seven.

Where current, tentative plans call for seven stations to be placed in the southeast corridor. Atlanta BeltLine Inc.

In the southwest quadrant, analysts have recommended that six stations move forward, dotted from near the Lee + White mixed-use district up to Donald Lee Hollowell Parkway.

The six draft station locations planners have recommended to move forward in the study's southwest quadrant.Atlanta BeltLine Inc.

Lastly, the northwest quadrant is trickiest. That’s where a transit route will have to weave through residential districts without use of a former rail corridor, like the Beltline trail itself in the area.

Analysts have narrowed down 18 potential routes for that corridor to five alternatives. Four of those would link to Atlantic Station, while one would remain farther north.

The northwest corridor's five potential transit alignments. Atlanta BeltLine Inc.

“Each alignment,” Beltline planners note, “has the potential to connect to the proposed MARTA infill station at Armour Yards or, if necessary, reach the Lindbergh Center MARTA station.”

According to the latest study timeline, funding options for transit routes will be explored next year, and all work including financial planning and ridership forecasting is expected to wrap by late 2025.

Beltline officials will use engineers’ and public input to reveal a Locally Preferred Alternative at that time.  

Light-rail operations and potential look of a stop shown near Pittsburgh Yards on the Southside Trail. Atlanta BeltLine Inc.

Atlanta BeltLine Inc.

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Overview of the roughly 13-mile corridor being studied. Atlanta BeltLine Inc.

Light-rail operations and potential look of a stop shown near Pittsburgh Yards on the Southside Trail. Atlanta BeltLine Inc.

The six draft station locations planners have recommended to move forward in the study's southwest quadrant.Atlanta BeltLine Inc.

Where current, tentative plans call for seven stations to be placed in the southeast corridor. Atlanta BeltLine Inc.

The northwest corridor's five potential transit alignments. Atlanta BeltLine Inc.

Atlanta BeltLine Inc.

Subtitle Planners seek 2 cents from general public on 13-mile transportation system plans

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What $10B in new Midtown ATL development looks like Josh Green Fri, 11/08/2024 - 16:36 In a move that’s sure to delight Atlanta development fanatics, Midtown Alliance has updated its visual summary for a subsection of the city that’s been transformed by large-scale private investment in recent years like no other.

According to the nonprofit coalition of business and community leaders, an estimated $10.3 billion has been invested over the past six years alone in the 1.2-square-mile Midtown Improvement District, or what’s generally considered the neighborhood’s commercial core.

Per Midtown Alliance’s tabulation, 53 projects have been delivered in that area since 2018, with another eight under construction now. Elsewhere, eight large-scale proposals are in the pipeline.

From a bird’s perspective, that looks like this, generally speaking:

Overview of core Midtown development over the past six years, with the recent proposal neighboring The Varsity and the under-construction, two-tower Middle Street Partners project near Piedmont Park not shown. Courtesy of Midtown Alliance

An interesting note highlighted by Midtown Alliance today is the remarkable impact student housing has made on the subdistrict in less than a decade.

Since the first major development in the student-housing category delivered in 2015—Spring Street’s University House, with its game room and poolside Jumbotron that seemed astonishingly luxurious at the time—amenity-packed, high-rise student buildings have popped up across Midtown, from former parking lots near SCAD to the edge of downtown.

Midtown Alliance estimates that between 6,000 and 7,000 of all of Midtown’s 27,000 residents are now college students.

Courtesy of Midtown Alliance

On a related note, a Landmark Properties proposal that came to light this week just north of the original, iconic The Varsity location is scheduled to be vetted Tuesday by the Midtown Development Review Committee.

An agenda for the DRC’s monthly meeting provides insight into exactly what that development might entail.  

Landmark Properties’ fourth intown student-housing project would stand 34 stories over the Connector at 680 Spring St., rising in a U-shaped pattern with views down to Georgia Tech.

Plans call for 560 units, with a total of 1,992 bedrooms, per the DRC. Roughly 8,100 square feet of retail space would be situated at the corners of the building, with a leasing area in between.

Rendering showing perspective from the south for the 1,992-bed proposal. Courtesy of Landmark Properties; designs, CNNA Architects

Current designs call for a parking podium standing six and ½ stories with 554 spaces for vehicles. Three sides of the parking structure would be wrapped with apartments, leaving the highway-facing façade exposed.

Pedestrian and bicycle access would be provided from three sides of the building, with a large bike facility situated at the southeast corner, per the DRC agenda.

Find a new perspective on how the tower could lord over the Connector over here.

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Overview of core Midtown development over the past six years, with the recent proposal neighboring The Varsity and the under-construction, two-tower Middle Street Partners project near Piedmont Park not shown. Courtesy of Midtown Alliance

Courtesy of Midtown Alliance

Rendering showing perspective from the south for the 1,992-bed proposal. Courtesy of Landmark Properties; designs, CNNA Architects

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Subtitle Plus, more details emerge for towering proposal next to The Varsity

Neighborhood Midtown

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Officials detail outlook on Star Metals District's final phase Josh Green Fri, 11/08/2024 - 14:14 Project officials behind the final phase of West Midtown’s transformative Star Metals District provided updates today regarding the scope, functionality, and ballpark timeline for the remaining section of development.

The Allen Morris Company project’s broader goal is to create something more akin to Fourth Ward Project on the flipside of Midtown than a collection of standalone towers with heavy concentrations of parking at the bases. But the tallest of those structures won’t rise as high as filings with the City of Atlanta previously suggested.

“By reducing the large parking structures that engulf the ground level, the project will be more indicative of what you commonly see in Europe and Australia, where parking is less prominent,” Max Cookes, founder of ANiMAL, a real estate investment firm and Star Metals District joint venture partner, said in the update. “This project exemplifies the district’s mission to create a cohesive, walkable, community-first area in West Midtown.”

The final phase’s 3.27-acre property spans a full city block, just west of Northside Drive and north of 10th Street, fronting Howell Mill Road. Allen Morris in 2022 succeeded in having the property rezoned to an MRC-3 designation to allow for mixed uses.  

Plans call for three new towers to join the trio of Star Metals buildings (one filled with offices, the other two with apartments) that currently stand.

The tallest building in that masterplan, according to ANiMAL’s update, is now planned to rise 33 stories. A height variance developers have requested from the city would allow that tower to stand 340 feet tall, or significantly higher than the district’s height maximum of 225 feet now. The tradeoff would be that a taller and slimmer structure would allow for more large, open public spaces at the ground level.

That building’s coverage on the lot, at 33 stories, would shrink from 65 to 35 percent. According to ANiMAL reps, buildings with MRC-3 zoning typical cover 85 percent of their lots.

City officials are expected to make a decision on the height variance in December.

Renderings supplied by project officials this week showing the aesthetic and tentative scale of Star Metals' final phase. Allen Morris Company; Oppenheim Architecture

If approved, the 33-story residential building would still stand out in the Marietta Street Artery neighborhood, but it would be significantly shorter than initial designs floated last summer. Those called for a 42-story structure topping out around 435 feet tall. (For context, the building's current scope would still stand 11 stories taller than the Stella at Star Metals apartments, which have topped out at a site immediately to the east.)

In any case, the 33-story proposal might not break ground for several years. Two other phases of development with shorter towers are scheduled to be built first, with the first of those buildings, a residential component, on track to break ground in late 2025, according to the update.

Allen Morris Company; Oppenheim Architecture

Blocks where Star Metals District is expected to expand (in yellow), between Howell Mill Road (left) and Northside Drive. Red stars represent existing Star Metals buildings, while the section marked "1" is where the 22-story Stella building is under construction. Google Maps/Urbanize ATL

But there’s good news for outdoor recreation enthusiasts in the short term.

The portion of the site where the tallest building would rise—currently a warehouse—will be transformed on an interim basis into an open-air hangout and retail space called Star Metals Park, designed to be a focal point for the growing area. Plans call for a large greenspace and landscaped areas, indoor and outdoor seating, an internal kitchen, and restrooms, according to ANiMAL reps.

Renderings that surfaced in January lent an idea what that space could look like, but project officials tell Urbanize Atlanta the concept for Star Metals Park has evolved since then. Renderings and details on an operator for that facet of the district are expected to be available within the next month, we’re told.

The first build building in Star Metals District’s final phase will take about two years to build, meaning it would open roughly in the fourth quarter of 2027, officials tell Urbanize.

The project’s emphasis on outdoor, public-accessible elements has won the support of the area’s Upper Westside Community Improvement District.  

“The Marietta Street Artery neighborhood has no City of Atlanta parks, [and] projects such as this one are helping fill the greenspace deficit in our district,” Adeline Collot, the CID’s planning and capital projects program director, said in the update. “We welcome developments that create ample and thoughtfully designed spaces for the community’s use, given the growing number of residents in the area.”

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Renderings supplied by project officials this week showing the aesthetic and tentative scale of Star Metals' final phase. Allen Morris Company; Oppenheim Architecture

Allen Morris Company; Oppenheim Architecture

Allen Morris Company; Oppenheim Architecture

Allen Morris Company; Oppenheim Architecture

The tallest building in Star Metals' final phases (center) as seen next to the Stella building (left) and the project's existing office stack on Howell Mill Road (right). Dwell Design Studio; The Allen Morris Company; via City of Atlanta Office of Zoning and Development

Looking west over Northside Drive, the context of Star Metals' phased proposals (at center) with the under-construction Stella at Star Metals tower (at right) and second phase of Interlock (at far right). Dwell Design Studio; The Allen Morris Company; via City of Atlanta Office of Zoning and Development

Potential layout of the three buildings, plazas, and retail boxes in Star Metals' final phase, with the tallest, easternmost structure shown at right. Oppenheim Architecture, Allen Morris Company; via City of Atlanta Office of Zoning and Development

Blocks where Star Metals District is expected to expand (in yellow), between Howell Mill Road (left) and Northside Drive. Red stars represent existing Star Metals buildings, while the section marked "1" is where the 22-story Stella building is under construction. Google Maps/Urbanize ATL

Subtitle Goal is to echo projects in Europe and Australia "where parking is less prominent”

Neighborhood Marietta Street Artery

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Stella at Star Metals

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Chunk of East Atlanta Village-ish up for grabs Josh Green Fri, 11/08/2024 - 08:16 As land near cultural and economic hubs like East Atlanta Village becomes more scarce, the question becomes, in some cases, how much are developers and then homebuyers willing to put up with? Like, for instance, an interstate in the backyard?

Such is the case for a single-family home development proposal in a section of the city divided by Interstate 20 a couple of generations ago.

Marketed as being in the heart of East Atlanta Village and walkable to all that entails (prepare to trek uphill), the 513 Maynard Ave. property came to market recently with Keller Williams Realty North Atlanta, asking $1.7 million.

That buys what’s essentially 1.7 acres of woods in a residential section of East Atlanta, about .7 miles from, let’s say, Argosy. It’s billed as being a rare new-construction opportunity for the area.

The 1.7-acre site's proximity to EAV and I-20. Google Maps

Example of housing proposed in current listings for 513 Maynard Ave. Keller Williams Realty North Atlanta/FMLS

Plans included with the purchase call for eight single-family dwellings tucked off existing streets. “Near immediate access” to I-20—westbound, at least—is called a highlight of the location. Ditto for proximity to everywhere from Summerhill to Cabbagetown.

According to listings, architectural plans, a land disturbance permit, and City of Atlanta tree recompose (essentially a fine for removing healthy trees, with funding used to plant and maintain other trees) would be included with the land sale.  

Keller Williams Realty North Atlanta/FMLS

Of the location’s algorithm-generated Walk Score ratings, the “somewhat walkable” Walk Score of 53 fares best, followed by the so-so 41 Transit Score and 36 Bike Score.

Another metric called the Sound Score—calculated by the HowLoud platform—reflects the nearby interstate, coming in at a “loud” 66.

For what that’s worth.

Keller Williams Realty North Atlanta/FMLS/Alpha Land Services

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The 1.7-acre site's proximity to EAV and I-20. Google Maps

Keller Williams Realty North Atlanta/FMLS

Example of housing proposed in current listings for 513 Maynard Ave. Keller Williams Realty North Atlanta/FMLS

Keller Williams Realty North Atlanta/FMLS/Alpha Land Services

Subtitle Row of eight tucked-away, infill homes proposed near village attractions, interstate

Neighborhood East Atlanta

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Images: MARTA's $150M transit hub in Clayton County officially a go Josh Green Thu, 11/07/2024 - 15:16 Following the rejection of tax-funded, billion-dollar transportation initiatives in both Cobb and Gwinnett counties, it’s been a tough week for metro Atlanta transit enthusiasts. But better news appears to be on the horizon, south of the city in Clayton County.

MARTA officials and Clayton County government leaders have scheduled a groundbreaking Nov. 15 for a major transit hub near the Atlanta airport designed to support more than two dozen regional bus routes while creating hundreds of jobs. 

MARTA has recognized the need to build such a multifaceted project—officially called the Clayton County Operations & Maintenance Facility—since Clayton residents voted to join the MARTA system back in 2014. Project leaders are calling the scheduled groundbreaking a milestone in efforts to beef up transit services across the south metro.

Overview of the 31-acre Clayton County Operations & Multipurpose Facility in Forest Park. Courtesy of MARTA

The Forest Park site in question today. Connect Clayton

The Clayton O&M Facility is expected to transform industrial acreage to reduce operational costs and increase efficiency for 31 regional bus routes. That means parking will be provided for 290 buses, alongside support infrastructure such as a fuel area, bus wash, and fare retrieval system.

Other components will be a wellness center for employees, a MARTA police precinct, and a firing range.

According to MARTA, the project will generate 700 construction jobs and 400 permanent ones. It’s designed to support Clayton’s growing fleet of both electric and diesel buses. (On a related note, MARTA’s 16-stop Rapid Southlake bus-rapid-transit route remains in planning phases. That’s expected to shave down commute times between Southlake Mall and the airport in one of metro Atlanta’s busiest corridors for transit use.)

The Clayton O&M Facility will claim a 31-acre site at 5163 Old Dixie Highway in Forest Park that was previously a K-Mart distribution center, according to a project overview. MARTA had previously considered more than two dozen sites based on traffic conditions, development costs, current zoning, and other factors.

Courtesy of MARTA

Example of a planned BRT stop on MARTA's future Southlake route.Courtesy of MARTA

The facility’s estimated cost is $150 million—up from $116 million in 2022, when the project was tentatively scheduled to break ground in January this year.

The Clayton O&M Facility has received $33 million in federal support, according to MARTA. That includes two Federal Transit Administration Buses and Bus Facilities grants—$13 million in 2019 and $15 million in 2022—in addition to a $5 million earmark secured by Sen. Rev. Raphael Warnock.

“The robust federal support for this project highlights its critical importance to Clayton County and the entire south metro Atlanta area,” Collie Greenwood, MARTA general manager and CEO, said in a groundbreaking announcement today. “This facility will enable us to continue providing reliable transit service in Clayton while creating meaningful job opportunities and investing in the community.”

According to Connect Clayton, the new facility will be fully operational by the winter of 2026, following two years of construction.

MARTA officials say upgrades to 175 bus stops and shelters in Clayton County were also completed earlier this year.

Find more context and imagery for the southside transit initiatives in the gallery above.

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Overview of the 31-acre Clayton County Operations & Multipurpose Facility in Forest Park. Courtesy of MARTA

Example of a planned BRT stop on MARTA's future Southlake route.Courtesy of MARTA

Revised plans for MARTA's 15-mile BRT route in Clayton County and its direct connection to Atlanta's airport. Courtesy of MARTA

Courtesy of MARTA

Courtesy of MARTA

A rendering for the Clayton County Operations & Maintenance (O&M) Facility police precinct. MARTA

The Forest Park site in question today. Connect Clayton

Subtitle Groundbreaking set for multifaceted facility slated to create 400 jobs, "significantly" enhance service

Neighborhood Clayton County

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Work continues on Virginia-Highland's mystery hole; builders mum Josh Green Thu, 11/07/2024 - 13:15 Construction continues on a controversial self-storage facility project at the doorstep of two marquee, walkable intown attractions, but exactly what it will entail and when it might arrive remain question marks.

The construction timeline is important to parts of Atlanta beyond the Monroe Drive site, and expansion plans for a nearby cultural institution depend on it.

Earlier this year, two low-rise commercial buildings were demolished at 1011 Monroe Drive and 597 Cooledge Ave. that had most recently housed Cantoni Furniture and Illuminations Lighting. The high-profile site is located at the cusp of Piedmont Park and the Atlanta Beltline’s popular Eastside Trail and new Northeast Trail section.

Public Storage, a national self-storage provider, is building a larger facility to replace those structures—a use that has drawn the ire of both neighborhood leaders and Beltline development arbiters. But the company hasn’t clarified exactly what it’s building, or when it plans to deliver.

Multiple inquiries to Public Storage officials regarding timelines and other aspects of the project have not been returned. Signage wrapping the site indicates Rycon Construction is building the project. An interview request to that company wasn’t returned either.

John Craft, Virginia-Highland Civic Association president, says he’s not seen or heard updates, but that progress on the self-storage project does seem slow.

“That tracks with anecdotes I’ve heard on several projects around the state,” Craft wrote in an email to Urbanize Atlanta. “I've seen a lot of out-of-state construction workers staying at hotels in Augusta and Savannah, and hear that there’s been more work than there are workers for the past couple of years.”

After breaking ground earlier this year, construction progress on the Public Storage project is shown here Oct. 27. Josh Green/Urbanize Atlanta

Construction at the site along Cooledge Avenue in May. Josh Green/Urbanize Atlanta

On the flipside of Piedmont Park, the Atlanta Botanical Garden’s $150-million expansion project hinges on the Public Storage facility project being finished and open.

The Garden’s 8-acre expansion will consume adjacent land where Public Storage has operated for years. In exchange, the Garden is swapping the Monroe Drive property, which it bought for $13.5 million last year, with Public Storage, so the company can maintain a presence in the area.

The Botanical Garden also bought Public Storage’s facility on Piedmont Avenue, immediately north of the current gardens, for a reported $40 million.

Botanical Garden officials hope to break ground on the expansion in late 2025, with completion sometime in 2027, but that’s all contingent on Public Storage relinquishing their current building on the expansion site. 

Proximity of the Virginia-Highland project to another self-storage facility next door, at right. Josh Green/Urbanize Atlanta

Proximity of the Self Storage site (in red) to the Eastside Trail, Piedmont Park, and Extra Space Storage immediately to the south. Google Maps

Drawings shared by Public Storage representatives in early 2023 with the Atlanta Beltline Design Review Committee—following several design updates—could lend an idea what’s in store for the intown corner. According to those plans, the self-storage project would include office space (and bike racks) with a large, Botanical Garden-themed mural on one wall.

Building permit information indicates the self-storage facility will stand five stories. (A competing business, Extra Space Storage, has long operated another self-storage facility next door on the same block, along Kanuga Street.)

Public Storage/Atlanta BeltLine DRC

The lack of retail space or residential uses such as townhomes peeved Beltline DRC members last year. They criticized the project in the incarnation presented as “a missed opportunity” and “a use that does not belong on the BeltLine or anywhere near it.” 

Jarrod Yates, Public Storage regional vice president of development, told Urbanize Atlanta in May his team was “working on something to help the community better understand the project.”

Nearly six months later, that something still hasn’t materialized.

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Proximity of the Self Storage site (in red) to the Eastside Trail, Piedmont Park, and Extra Space Storage immediately to the south. Google Maps

After breaking ground earlier this year, construction progress on the Public Storage project is shown here Oct. 27. Josh Green/Urbanize Atlanta

Proximity of the Virginia-Highland project to another self-storage facility next door, at right. Josh Green/Urbanize Atlanta

Construction at the site along Cooledge Avenue in May. Josh Green/Urbanize Atlanta

Public Storage/Atlanta BeltLine DRC

State of previous buildings on site as of early 2023, with a competing self-storage facility visible next door. Google Maps

Subtitle Neighborhood leadership in dark about self-storage facility plans near Piedmont Park, Beltline

Neighborhood Virginia-Highland

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Town center project scores half-billion in financing, sets start date Josh Green Thu, 11/07/2024 - 08:12 Two and ½ years after it was announced, a mixed-use town center for Johns Creek is officially set to move forward, helmed by a development executive that helped lead Avalon’s ground-up creation from abandoned fields, Colony Square’s revival, and Atlantic Station’s family-friendly turnaround.

The Medley project by Toro Development Company has secured $560 million in financing despite the headwinds of tough capital markets as U.S. banks remain on the sidelines, according to its developers.

The financial backing sets the stage for Medley’s groundbreaking, now planned for an unspecified date next month.

Medley’s phase one funding includes a $158 million construction loan from Mexico City-based Banco Inbursa and an equity investment from Denver-based real estate private equity firm Ascentris. According to TDC officials, it represents a deal in which foreign lenders are filling a financing vacuum created by reticent stateside banks, and it proves that projects dominated by retail can still be attractive to investors.

TDC heads likened the commercial real estate industry’s last two post-pandemic years to a “nuclear winter” of high borrowing costs and other hurdles.  

“Medley represents one of the best suburban real estate sites in the country, and it serves a community that is lacking a ‘third place’ to gather with others,” TDC chief Mark Toro said in a Wednesday announcement.  

“Our plan will completely transform a struggling, commodity office park into a walkable, urban oasis for Johns Creek,” Toro continued. “This is the kind of project the investment community is excited to hear about.”

Projected look of Medley's repurposed office building, next to a standalone restaurant and central plaza. Courtesy of Toro Development Company

In other recent Medley news, the Johns Creek City Council unanimously approved plans last month for a 175-key Medley hotel that TDC hopes will replicate the success of Avalon’s hospitality component.

That’s expected to be one pillar of the 43-acre venture TDC is developing at the corner of McGinnis Ferry Road and Johns Creek Parkway.

TDC’s phase-one construction timeline now calls for a grand opening in late 2026.    

Medley’s initial phase, beyond the hotel, is set to include roughly 180,000 square feet for retail, restaurant, and entertainment spaces, a 25,000-square-foot plaza, and 100,000 square feet of offices.

Residential plans call for 133 townhomes and 340 apartments in phase one.

The 43-acre Medley will be the first new section of Johns Creek's Town Center concept. Toro Development Company; designs, Nelson Worldwide

How the 175-key boutique hotel is expected to relate to a Medley greenspace and retail. Courtesy of Toro Development Company

An existing four-story office building on site is also being renovated and woven into the master plan for a workplace TDC officials have called “commute-worthy.”

On the food front, Medley’s phase one will include the first suburban locations of Fadó Irish Pub and Little Rey, a Mexican concept by chef and restaurateur Ford Fry. Other announced tenants include CRÚ Food & Wine Bar, 26 Thai Kitchen and Bar, Five Daughters Bakery, Summit Coffee, Lily Sushi Bar, Knuckies Hoagies, Cookie Fix, Sugarcoat Beauty, BODY20, and AYA Medical Spa, among other concepts.

Eventually, Medley is expected to create 900 residences deemed luxury-grade (all townhomes and apartments), another 20,000 square feet of retail, and an Avalon-style central greenspace designed for community events and gatherings.

Plans call for hosting 200 events per year, ranging from live music and outdoor wellness classes to art festivals and watch parties, officials have said.

Eventually, Medley is planned to become just one facet of Johns Creek’s 192-acre Town Center, a blend of housing, hotels, offices, lakes, and greenspace about the size of Piedmont Park.

Courtesy of Toro Development Company

TDC completed the $44-million purchase of land needed to build Medley in March. The company previously razed an outdated, 350,000-square-foot office building to prep the site for construction. 

Find more context and project images in the gallery above.

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• Johns Creek news, discussion (Urbanize Atlanta) 

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Projected look of Medley's repurposed office building, next to a standalone restaurant and central plaza. Courtesy of Toro Development Company

The 43-acre Medley will be the first new section of Johns Creek's Town Center concept. Toro Development Company; designs, Nelson Worldwide

Courtesy of Toro Development Company

Courtesy of Toro Development Company

Toro Development Company; designs, Nelson Worldwide

How the 175-key boutique hotel is expected to relate to a Medley greenspace and retail. Courtesy of Toro Development Company

The Medley site's location in Johns Creek, in relation to Atlanta's north OTP cities. Google Maps

Part of the 43-acre property, as seen along Johns Creek Parkway, while still actively used by State Farm in 2017. Google Maps

Overview of the Medley site's two mid-rise office buildings formerly occupied by State Farm Insurance Co. The building at bottom is being incorporated into the new project. Google Maps

Subtitle Developer: Mexico City bank helps fill vacuum to get Johns Creek's Medley off the ground

Neighborhood Johns Creek

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Efforts to expand transit in Cobb, Gwinnett counties are D.O.A. Josh Green Wed, 11/06/2024 - 16:29 Alternate transportation supporters of metro Atlanta suffered a two-pronged setback on Election Tuesday that echoed similar transit rejections of years and decades past.

Measures that would have introduced new tax-funded bus and shuttle options in both Cobb and Gwinnett counties were rejected by voters in Georgia’s quickly growing second and third-most populated counties, respectively.

The stiff-arm from voters was strongest in Cobb County, where a proposed 1 percent sales tax increase to beef up rapid bus and shuttle transportation over the next three decades suffered a 62.3 percent to 37.6 percent defeat.

Georgia Secretary of State Office data show nearly 240,000 voters in Cobb rejected the Mobility Special Purpose Local Option Sales Tax, or MSPLOST.

Cobb transportation officials had estimated the sales tax bump would have generated more than $10 billion over 30 years to expand high-capacity bus transit and operations, creating an estimated 100 miles worth of new lines between key destinations such as The Battery Atlanta, Kennesaw State University, and Six Flags Over Georgia, among other activity hubs.

In Gwinnett, it was a much closer—but still unsuccessful—transportation vote.

Roughly 53 percent of Gwinnett voters said “no” to another 1 percent sales tax mechanism—a Transportation Special Purpose Local Option Sales Tax, or TSPLOST—that could have created an estimated $17 billion in transit funding over 30 years.

The Gwinnett County Board of Commissioners in June voted 4-1 in favor of placing the transit referendum on the Nov. 5 General Election ballot. According to county leadership, the estimated $17 billion culled from consumer spending in Gwinnett would have funded up to 75 transit projects around the county, with an emphasis on expanding bus and microtransit options. But it would not have included MARTA expansion or heavy rail in any capacity.

Ride Gwinnett's proposed transit service diagram that won't be SPLOST-funded. Ride Gwinnett

Highlights of the plan called for: expanded microtransit across the county by 2033; express bus routes from Snellville in southeast Gwinnett and Mall of Georgia in the far north to Atlanta’s airport; a BRT line between Doraville’s MARTA station and Lawrenceville, the county seat, and high-frequency buses elsewhere; plus additional, modernized transfer facilities throughout Gwinnett.

Like Cobb, the rejection continues Gwinnett’s track record with tax-funded, transit-expansion proposals.

Four rejections of proposed MARTA expansions in Gwinnett date back to 1971 and 1990, in addition to two more recent failed efforts, in both 2019 and 2020. The latter, a $12 billion plan, was rejected by a razor-thin margin.  

Transit supporters had hoped Gwinnett’s status as a vastly different place these days—with three times the population as the early 1990s and a shift in politics and identity from suburban conservative to more progressive and globally diverse—would push the latest transit efforts over the finish line, but such was not the case.

Which begs the question: Now what?

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Ride Gwinnett's proposed transit service diagram that won't be SPLOST-funded. Ride Gwinnett

Subtitle Now what?

Neighborhood OTP

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Images: Beltline section with suspension bridge set to break ground Josh Green Wed, 11/06/2024 - 14:13 The future of federal infrastructure spending in urban places may have been thrust into murky waters overnight, but there’s good news afoot on a local level in the short term: More Atlanta Beltline is coming.

By all indications, the next section to move forward will include a truly standout feature—a suspension bridge high over Peachtree Creek—for the 22-mile mainline loop.

Beltline president and CEO Clyde Higgs and Atlanta Mayor Andre Dickens have scheduled a press conference Thursday morning at Beltline headquarters to detail progress being made to wend the multi-use trail through Buckhead and connect with other parts of town.

Specifically, the event will celebrate the official groundbreaking of the Northwest Trail’s Segment 1. Project officials will also announce a “key land acquisition” regarding a parcel on that trail’s Segment 2, but exactly what and where that is hasn’t been specified.

Segment 1 will mark the Beltline’s first new trail in the part of Buckhead between Peachtree Road and the Lindbergh area.

The Northwest Trail includes five segments overall, which will link with completed sections near Tanyard Creek Park and Bobby Jones Golf Course.

The full scope of the Northwest Trail, linking the Westside to the Lindbergh area. Segment 5 (at left) is currently under construction. Atlanta Beltline Inc.

Segment 1 will run for .8 miles total. It will begin at the western edge of the low-rise Peachtree Park Apartments and wend south along Peachtree Creek, with the suspension bridge situated basically next door to the apartments. 

Then it will travel on an elevated structure along Peachtree Creek that’s meant to protect residential privacy and preserve greenspace, per Beltline officials.

A contract was previously finalized with Reeves Young construction company to build Segment 1.

Planned look of a suspension bridge over Peachtree Creek as part of Northwest Trail Segment 1. PATH Foundation/Atlanta Beltline Inc.

How Segment 1 will travel on an elevated structure along Peachtree Creek. PATH Foundation/Atlanta Beltline Inc.

Segment 1 at Kinsey Court, looking south, in Buckhead's Peachtree Hills neighborhood. PATH Foundation/Atlanta Beltline Inc.

Meanwhile, Segment 2 will span .7 miles along Colonial Hills Circle, passing under Peachtree Road near Piedmont Hospital and linking with existing trail at Bobby Jones Golf Course.

Like most of the Northwest Trail, Segment 2 won’t travel at all through railroad corridor.

Real estate purchases and easements for Segment 2 began when design drawing for the trail reached 60 percent complete, according to Beltline officials.

Those drawings are expected to be wrapped by year’s end, but a construction start date has yet to be announced.

How Segment 2 is planned to pass under Peachtree Road, just north of Piedmont Hospital. A lounge space and The Fresh Market are depicted at top left, on opposite sides of Peachtree Road. PATH Foundation/Atlanta Beltline Inc.

The Northwest Trail's route beside power infrastructure just west of Peachtree Road. PATH Foundation/Atlanta Beltline Inc.

An improved pedestrian crossing at South Colonial Homes Circle planned for Segment 2. PATH Foundation/Atlanta Beltline Inc.

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The full scope of the Northwest Trail, linking the Westside to the Lindbergh area. Segment 5 (at left) is currently under construction. Atlanta Beltline Inc.

Planned look of a suspension bridge over Peachtree Creek as part of Northwest Trail Segment 1. PATH Foundation/Atlanta Beltline Inc.

How Segment 1 will travel on an elevated structure along Peachtree Creek. PATH Foundation/Atlanta Beltline Inc.

Segment 1 at Kinsey Court, looking south, in Buckhead's Peachtree Hills neighborhood. PATH Foundation/Atlanta Beltline Inc.

How Segment 2 is planned to pass under Peachtree Road, just north of Piedmont Hospital. A lounge space and The Fresh Market are depicted at top left, on opposite sides of Peachtree Road. PATH Foundation/Atlanta Beltline Inc.

An improved pedestrian crossing at South Colonial Homes Circle planned for Segment 2. PATH Foundation/Atlanta Beltline Inc.

The Northwest Trail's route beside power infrastructure just west of Peachtree Road. PATH Foundation/Atlanta Beltline Inc.

Subtitle Beltline officials to also announce “key land acquisition” for another Buckhead segment

Neighborhood Buckhead

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Plans: Residential project to tower over iconic The Varsity location Josh Green Tue, 11/05/2024 - 17:54 Redevelopment plans are starting emerge for a portion of The Varsity’s property in Midtown, or what’s been described as “the last great parcel” available near the point where North Avenue meets the downtown Connector.

Officials with Athens-based Landmark Properties confirm to Urbanize Atlanta they’re planning to build their fourth student-housing project in downtown and Midtown on 2 acres immediately north of The Varsity’s historic original location, a site currently home to surface parking.  

Landmark’s tentative plans, as first reported by the Atlanta Business Chronicle, call for a 2,000-bed high-rise overlooking the Connector and Georgia Tech’s Bobby Dodd Stadium beyond.

John Browne, chief operating officer of The Varsity Inc., says the Gordy family that owns and operates the restaurant plans to sell acreage adjacent to The Varsity’s parking deck to Landmark. The parcel—bounded by the Connector to the west, and Spring Street to the east—is currently a collection of lots The Varsity leases to parking providers. Next door, the iconic eatery has been dishing chili dogs and frosted oranges with a side of “What’ll ya have?” for nearly a century.

“Landmark’s proposed development will not affect the daily operations of The Varsity,” Browne noted in a statement provided to Urbanize. “The Varsity has served our loyal customers on North Avenue since 1928, and we look forward to continuing to serve them for many years to come.”

The lone available rendering for the 2,000-bed proposal. Courtesy of Landmark Properties; designs, CNNA Architects

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Landmark’s tower, as drawn up by CNNA Architects, remains in design phases, but plans call for perks that have become par for the course with developments aimed at capturing the student market. Those will include a sports simulator, a sauna, sky lounges, a resort-grade pool with Jumbotrons, a large gym, and “extensive study space,” per development officials.

How tall the project could stand wasn’t specified, but according to a preliminary rendering it would top out at around 33 stories.

Landmark previously developed The Standard, a student-housing tower that stands just north of The Varsity's parking lots. More recently, the company completed the Legacy at Centennial tower downtown. 

The Varsity’s parking lot parcels in question are under contract with Landmark, and the project has entered the Special Administrative Permit process. Officials clarified in an email that neither Varsity Realty Corp. nor any entity related to the family that owns The Varsity will be a partner in the student housing project.

The Varsity's iconic signage and main building in 2017. Shutterstock

The Varsity’s property made headlines in summer 2022 when it came to light the Gordy family was exploring ways to cash in on so much property in a section of town where buildable sites are becoming increasingly scarce. A MARTA transit station and Georgia Tech’s campus are both roughly a block away.

At The Varsity’s doorstep, hundreds of units of student housing have materialized in recent years, alongside Norfolk Southern’s new high-rise headquarters, a 750,000-square-foot complex that consumed 3.4 acres across the street.

The transportation company expects 3,000 employees to work at the headquarters complex eventually.

As seen in May 2021, three buildings finishing construction along Spring Street formed a wall of new construction over The Varsity and surface parking north of the restaurant.Jonathan Phillips/Urbanize Atlanta

New construction just east and north of The Varsity's property includes student housing and Norfolk Southern's headquarters complex. Jonathan Phillips/Urbanize Atlanta

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61 North Avenue NW The Varsity Midtown Development Big Deals Spring Street Atlanta Parking Lots Atlanta Development Atlanta Restaurants Varsity Georgia Tech Midtown Alliance AJC Any Big Ideas Landmark Properties CNNA Architects Varsity Realty Corp. VRC

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The lone available rendering for the 2,000-bed proposal. Courtesy of Landmark Properties; designs, CNNA Architects

The Varsity's iconic signage and main building in 2017. Shutterstock

The Varsity property in the shadow of high-rise construction in December 2020.Shutterstock

As seen in May 2021, three buildings finishing construction along Spring Street formed a wall of new construction over The Varsity and surface parking north of the restaurant.Jonathan Phillips/Urbanize Atlanta

New construction just east and north of The Varsity's property includes student housing and Norfolk Southern's headquarters complex. Jonathan Phillips/Urbanize Atlanta

Subtitle Proposal calls for 30-plus stories of student housing between Connector, Spring Street

Neighborhood Midtown

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Before/after: Collaboration creates upgraded park in Southwest ATL Josh Green Tue, 11/05/2024 - 15:23 A recent greenspace upgrade project in Southwest Atlanta speaks to the importance of local parks and the power of collaboration, according to those who helped make it happen.

Ashview Heights Community Association and City of Atlanta officials hosted a ribbon-cutting celebration last month to mark key improvements at Dean Rusk Park, a public greenspace a couple of blocks west of Spelman College and other Atlanta University Center campuses.

The upgrades were made possible by a $300,000 grant from Park Pride Atlanta, which collaborated with neighborhood leadership and city officials to implement changes the community sought.

Atlanta City Council member Jason Dozier, whose district includes Dean Rusk Park, said the park’s reopening in October marked a significant milestone for the community.

“This park is not just a space,” said Dozier in an announcement, “it's a vital resource for our families, a place for connection, and a testament to what we can achieve together.”

Damage around the communal water feature before. Courtesy of Ashview Heights Community Association

Courtesy of Ashview Heights Community Association

The most prominent changes at the park include a new pavilion with a stone grilling station, outdoor fitness equipment, and a natural stone staircase that connects an upper level to a path around a water retention pond, which neighbors lovingly call the Ashview Heights “lake,” according to Caroline Anderson, Ashview Heights Community Association secretary.

At a different ribbon-cutting in 2021, that water feature was declared the first “smart pond” in the City of Atlanta, after a $1.9-million Department of Watershed Management project had implemented a monitoring system to manage water depth, increased the pond’s storage capacity, and built in green infrastructure, including runoff-capturing rain gardens.

The Dean Rusk detention pond was originally built in 2003 to manage stormwater runoff and solve flooding issues in Ashview Heights and Booker T. Washington neighborhoods.  

Before: Dean Rusk Park's passive greenspace prior to recent upgrades. Courtesy of Ashview Heights Community Association

The revised greenspace today. Courtesy of Ashview Heights Community Association

Funding for the recent park improvements came from $2.5 million in grants Park Pride announced in early 2023 for 25 Atlanta communities—the largest grant allocation in the agency’s 35-year history.

In the gallery above, find a closer look at where things started with Dean Rusk Park—and where they stand today.

The upgraded greenspace's 350 Peeples St. location west of downtown. Google Maps

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The upgraded greenspace's 350 Peeples St. location west of downtown. Google Maps

Before: Dean Rusk Park's passive greenspace prior to recent upgrades. Courtesy of Ashview Heights Community Association

Damage around the communal water feature before. Courtesy of Ashview Heights Community Association

Courtesy of Ashview Heights Community Association

The revised greenspace today. Courtesy of Ashview Heights Community Association

Courtesy of Ashview Heights Community Association

Courtesy of Ashview Heights Community Association

Courtesy of Ashview Heights Community Association

Courtesy of Ashview Heights Community Association

Courtesy of Ashview Heights Community Association

Courtesy of Ashview Heights Community Association

Courtesy of Ashview Heights Community Association

Subtitle Ashview Heights greenspace called “vital" and "testament to what we can achieve together”

Neighborhood Westside

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