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TOWN/Brookhaven – Down to Earth
As you will have noticed, much of the necessary earthwork for TOWN/Brookhaven is nearing completion. This phase includes: Clearing land, grading, installation of infrastructure, and the installation of sanitary sewer, water lines and storm water lines. In addition, the Tindell Corporation is designing and fabricating the pre-cast structural system for one of the large buildings off-site, and this will reduce the on-site construction duration.
Fresh Fence Banner: Design and fabrication of a new construction fence banner is underway and will be installed in early April. Look for fresh colors and sophisticated graphics!
Vertical Construction to Begin in Early Spring
Sembler anticipates that the construction of TOWN/Brookhaven’s three-level parking deck will commence in late March/early April. The Tindell Corporation is fabricating its structural system off-site as well.
Savoy at TOWN/Brookhaven
The Columns Group, Inc. and Monte Hewett Homes will be building luxury town homes with architectural themes inspired by - and designed to complement - the architecture of nearby Oglethorpe University. The development will be known as Savoy at TOWN/Brookhaven and is part of the overall TOWN/Brookhaven development. The project’s entrance is located off of Hermance Drive with property boundaries adjacent to Crosswycke Forest and portions of the Chalfont Subdivision. Infrastructure on the project is near completion; the streets are scheduled to be paved by mid-March. Vertical construction is slated to begin by mid-Summer 2008, while the finished homes will be ready in Spring 2009. The goal is to start on the entrance hardscape shortly after the start of the vertical construction, and the entrance landscaping and the 50-ft. buffer planting will follow close behind the hardscape installation. Paces Ferry Realty will be coordinating sales and marketing of the project, and marketing information will be available within the coming months. Tell your friends!
Luxury Residences to Sprout
Construction of Trammell Crow’s 287 luxury residential units will start towards the later part of February, while Lincoln Property’s 372 luxury residences will get underway in March 2008.
Details & Amenities = Luxury
Lincoln Property’s luxury mid-rise community will consist of a single, six-story Epi-core building, “wrapped around” a pre-cast concrete parking deck. Approximately 50% of the units will feature so-called ‘soft-loft’ finishes, while the remainder will appeal to more traditional tastes. Community amenities will include a resort-style pool, an outdoor kitchen/grilling area, a resident clubroom with Internet café and billiards table, a state-of-the-art fitness center, and a rooftop amenity area featuring a tennis court and bocce ball court. All this, coupled with their superb location, will make these residences the choice for sophisticated living.
TOWN/Brookhaven’s New Street Names
Sembler has selected the following names for the internal streets in the TOWN/Brookhaven development: Town Boulevard / Brookhaven Avenue / Market Avenue / Main Avenue / Cross Keys Avenue / Hermance Avenue.
And the Tenants Are…
By late spring, Sembler will announce the names of all confirmed tenants at TOWN/Brookhaven, including an upscale grocery store; a movie theater that will cater to the 21+-year market since it will serve beer and wine; local restaurants and retail tenants. We will keep you informed!
Please feel free to share this information with your friends and neighbors in the Brookhaven area, members of your neighborhood association, sport club, cultural or educational organizations. If you have any questions about TOWN/Brookhaven, contact Victor Ellis, neighborhood liaison at The Sembler Company: victor.ellis@sembler.com or by phone at (404) 847-1800.
Ok… I’m kidding of course, but a follow up article in the AJC today only cemented the gloomy outlook for the proposed Beltline. Here are a few of the interesting quotes:
Woodham, the 41-year-old real estate lawyer who brought the lawsuit, declined to be interviewed Monday. He e-mailed a statement: “I am pleased with the Court’s unanimous decision, affirming the very clear constitutional restriction on the use of school tax funds in the State of Georgia. Based on the statements of BeltLine officials, the project will move forward, financed through alternative means. I look forward to a successful project.”
Who is this Grinch that has possibly pulled the rug out from under the beltline? And what is his motivation? Here is a great article by Creative Loafing giving a few quotes from Woodham.
The ruling rocked other local development officials. “It’s devastating,” said Hal Barry, whose company, Barry Real Estate, is the lead developer at Allen Plaza, an eight-block project near the Georgia Aquarium. “To get this kind of a low blow is really . . . I’m speechless. I can’t think it through yet.”
And talk about people upset….
Check out the comments by some of Thomas Wheatley’s readers over at Creative Loafing:
Disappointed Says: February 11th, 2008 at 1:17 pm
I seriously wonder if Mr. Woodham or anyone else who claims to be so concerned about the Atl Public School System sent their kids to ANY public schools. In addition, Mr. Woodham lives in a nice, cushy area of town where they have sidewalks and curbs….
Here is an email that went out from Terri Montague to Beltline TADAC members on Monday:
From: “Terri Montague”
To: [redacted]
Subject: GA Supreme Court Ruling - Update
Date: Mon, 11 Feb 2008 11:18:07 +0000
Dear BeltLine TADAC Members: (more…)
The Georgia Supreme Court on Monday ruled that school property tax money cannot be used to fund Atlanta’s Beltline project, a potentially major blow to the effort to build a loop of transit, trails and parks around the city’s core.
Click here for a story I did almost a year ago about Beltline troubles
The unanimous decision is a victory for Buckhead lawyer John Woodham, who in 2006 filed a lawsuit claiming the Beltline’s funding mechanism was illegal. He argued that the state constitution explicitly forbade school taxes from being used for non-educational purposes. In an opinion released Monday morning, the court cited two earlier rulings, including a 1994 decision which held that DeKalb County school tax revenue couldn’t be used to pay for a nearby road project.So, the court ruled, “it follows that school taxes cannot be used to fund the Beltline Plan which provides a benefit to all citizens, and which has little, if any, nexus to the actual operation of public schools in the city of Atlanta.”
More than $850 million in school property taxes are projected to be spent on the Beltline during the next 25 years…..Click here for the Full AJC Article
By PAUL DONSKY
The Atlanta Journal-Constitution
Published on: 02/11/08
I can’t say enough about these guys… They have constantly improved their site since its launch a few years back and even I use it in tandem with the local MLS provider FMLS.com.
Here is their new Blog Widgett that I have installed. Scroll down to view on my sidebar:
Trulia has even recently taken on the powerful NY Times Real Estate section which dominates Manhattan. (Click Here for the full story)
The funny thing is it seems like just yesterday I was bragging on these guys (actually a year ago)
Trulia.com…. Gettin it Done! | January 16, 2007
As much as I hate to admit it… Trulia has really come along way with their Google maps mashup for Atlanta. The site pulls in FMLS and then runs statistical analysis based off predefined items such as Zip codes and…..
The Floor Area Ratio (FAR) is the ratio of the total floor area of buildings on a certain parcel to the size of the land of that location, or the limit imposed on such a ratio.
The Floor Area Ratio is the total building square footage (building area) divided by the site size square footage (site area).
As a formula: Floor Area Ratio = (Total covered area on all floors of all buildings on a certain plot)/(Area of the parcel, or square feet of the parcel)
Thus, an FAR of 2.0 would indicate that the total floor area of a building could be up to two times the gross area of the parcel on which it is constructed.
Here is an example:
Lets take a site in the red hot Buckhead area and see how FAR ratios work out in a typical redevelopment play.
Take the 1970’s Slaton Manor condo in Buckhead.
The site currently has 151+/- units, is 8 stories and sits on 5.13 acres.
In order to calculate a FAR ratio in the City limits of Atlanta you need to know five main things:
- What is the site acreage (click here to find out site acreage)
- What is the current zoning and what does that zoning allow in terms of maximum FAR
- How many feet of frontage the site has on public streets
- How wide are those streets. (click here to find out street size) (more…)
Since I am often asked about stream buffers and how they relate to land development and real estate valuations I thought I would take a few minutes to write a story about this subject. The first thing one needs to know when addressing a stream buffer is what is the definition of a “stream”. As far as most stream protection ordinances go it is defined just like you would think it would be…a stream is a stream… Right? well in an effort to be accurate in this story even I am having second thoughts on my own definition as it relates to Fulton Counties Stream Buffer ordinance. The important thing is if it is a USGS Blueline Stream then it is definitely going to be considered a “stream” (or at least in Cobb, Fulton, Dekalb and Gwinnett counties).
Here is Fulton Counties Definition:
Stream - means beginning at 1) the location of a spring, seep, or groundwater outflow that sustains flow; or 2) a point in the channel with a drainage area of 25 acres or more; or 3) where evidence indicates the presence of a stream in a drainage area of other than 25 acres, the Fulton County Department of Environment and Community Development may require field studies to verify the existence of a stream.
USGS Blueline Stream – means a perennial stream that is depicted on a United States Geological Survey (USGS) 7.5-minute quadrangle map (scale 1:24,000) with a solid blue line.
Here is a quick and dirty stream buffer analysis I just did the other day:
Using Fulton Counties GIS map I have taken a property that on the surface looks like it could be developed, but after overlaying 75 foot radius rings it becomes clear just how much of the land is unusable. It is possible to get a variance, but this of course should be obtained before closing on a piece of property such as this for development because of the risks of not being granted the variance.
So the key being able to identify a “stream” and also being able to identify the correct buffer based on the county or city jurisdiction the subject property is in.
While I always recommend reading the full text of any ordinance I might be having to comply with, here is a brief overview of a few counties here in Atlanta:
Cobb County: Minimum fifty-foot wide buffers are now required for all streams, increasing to as much as 200 feet depending on the contributing drainage area. Click Here for Cobb County Ordinance
Fulton County: North Fulton County shall require a minimum 50-foot undisturbed buffer on each side of the stream as measured from the top of bank. Streams in all watersheds within unincorporated South Fulton County shall require a minimum 75-foot undisturbed buffer on each side of the stream as measured from the top of bank. An additional 25-foot setback shall be maintained adjacent to the undisturbed buffer in which all impervious surfaces shall be prohibited.
Click Here for the Full ARTICLE VII FULTON COUNTY STREAM BUFFER PROTECTION ORDINANCE
Fulton_County_Stream_Buffer_Variance_Procedures.html
Gwinnett County: The ordinance creates a 75’ buffer along both sides of a stream. There is a 50’ undisturbed area with an additional 25’ setback on impervious surfaces measured from the top of each stream bank. However Gwinnett’s has a few different rules so check them out by clicking here
Dekalb County: 50-foot undisturbed buffer and an additional 25-foot setback shall be maintained adjacent to the undisturbed buffer
ATLANTA – The Kairos Development Corporation team welcomed the arrival of the construction crane on site at The Astoria at The Aramore, a luxury high rise consisting of 71 exclusive condominiums located within “the living room of Atlanta” just south of Peachtree Battle in Fulton County. Another “Live Life Community,” condominiums at The Astoria at The Aramore are priced from the $400,000s, and penthouses are priced from the $900,000s.
(L-R) Jack Williams, Kairos Development Corporation Business Director; Art Rountree, Kairos Development Corporation Operations Director; Amy Johnson, Kairos Development Corporation Finance and Technology Director; Neil Morrisroe, McLain & Merritt and Kevin J. Brangers, Kairos Development Corporation Real Estate Brokerage and Acquisitions Director.
Construction on the Astoria started in early March with grading and blasting, with the final installation of the crane, concrete and steel should be seen rising above the street by late summer. The base of the crane arrived in May and final installation of the crane is now complete.
“We have been planning and working behind the scenes on this project for two years,” said H. Arthur Rountree, Operations Director of Kairos Development Corp. “The arrival of the crane really illustrates that progress has been made and that we are officially underway. Seventy-one beautiful condos will now very soon stand where the crane sits. This is a huge visual symbol showing progress.”
Home plans at The Astoria boast from 1,500 to over 4,000 square feet with large entertaining spaces, well-defined foyers, fireplaces, gourmet kitchens, marble-tiled baths with brushed nickel fixtures, and rich hardwood floors. Homes are designed with larger areas than most Atlanta condos to better accommodate buyers who require extra bedrooms, storage space, and ample space for larger furniture. The Astoria is also (more…)
Hello to all. Atlanta councilwoman Mary Norwood is at it again. She has introduced a bill to change the City of Atlanta zoning ordinance.
Norwood’s proposal would greatly affect the value of Atlanta real estate.
This is URGENT. On Monday, July 2, 2007 at 1:00 p.m. the Atlanta City Council will take it’s final vote
Atlanta City Hall (Council Chambers), 55 Trinity Avenue
PLEASE EMAIL THE COUNCIL TODAY. SPREAD THE WORD AND ACT NOW.
The Zoning committee meets tomorrow. Full council is scheduled to vote on it next week.
I’ve attached a copy of proposal and here’s my summary.
Affects ALL ZONING CATEGORIES- NO MATTER WHAT YOUR LOT SIZE IS
a) Adds the basement height in measuring the max 35 foot height of a house. Previously only the above grade floors were counted.
This is huge. No matter how big your lot is, you cannot build a house more than 35 feet high including the basement. Ridiculous.
Many of the existing larger houses are over 35′ including the basement and the lot sizes are big enough to support that size, but Norwood doesn’t take lot size into account. The ability to build or rebuild a 2 or 3 story house with a the basement is in jeopardy.
b) There is no grandfather language relating to existing houses, walls or fences.
If your house, wall or fence is damaged, you may not be able to rebuild it as it was. (more…)
For those of you who didn’t get to attend this great meeting I thought I would post a recording of the different panelists.
Cheryl Strickland Managing Director Tax Allocation Districts ADA
Darryl.P.Connelly.Director.TOD.and.Real.Estate.MARTA BIO
Jeff.Fuqua.President.Sembler.Company Stories Tagged with Jeff Fuqua
Session: Atlanta’s Emerging Markets –
Opportunities That Now Make Sense – But Why?
55 Allen Plaza
Tuesday, June 5, 2007
7:30 a.m. – 9:30 a.m.
As developments in Atlanta continue to present a challenging environment, there are urban markets that exemplify lucrative emerging opportunities. These opportunities represent the size to provide transformational and economies of scale to a project. With the efforts of the Beltline, MARTA, ADA and many others; don’t miss the opportunity to learn more about how to take advantage of these development opportunities and understand why they make sense now.
This program will provide knowledge and insight on a variety of emerging development areas; some are located in the City of Atlanta’s four (4) new Tax Allocation Districts (TADs). We will explore the supporting documentation that suggests why these development nodes provide significant new development opportunities. We will also discuss where the new TADs are located and understand why the new financial incentives are more (more…)
There are also some great photo’s as well as a live web cam on their website: http://www.gallerybuckhead.com/building.htm I took these photos last week on 2-22-07 from the Eclipse parking deck in Buckhead.
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