2015 - What Happened in Roswell

In all, 2015 was a pretty amazing year for Roswell and much of North Fulton.  Walkability was in fact king in 2015 and I think it will continue to drive development in 2016.  We saw numerous developments and proposals work their way through the area that enhance walkability.  That said, not all change is welcome and there was a clear and expected negative response to a number of projects in 2015. 

The Riverwalk Village, Vickers Village and Sassafras projects received significant opposition and there was a notable cadre of ground troops that organized a fierce anti-density campaign that was quite successful if not always accurate.  This opposition came at an opportune time as our City Council elections occurred just as these three developments were working their way through the process.   Fortunate timing and significant legwork by the team that formed around the three winning candidates, Horton, Palermo and Zapata, resulted in a significant shakeup at City Hall.  

Now, before I get too far, I would like to say my peace on this.  I believe Horton, Palermo and Zapata will be fine stewards of our city and I believe they support walkability and building places people love.  I do think they collectively have a little to learn on what is necessary to build truly walkable and lovable places.  However, it's not rocket science and they will figure it out.  

One thing that troubled me was the amount of mis-information floating around about incumbents, the big controversial developments and the people behind those developments.  The number of Chinese Whispers flying around town was shameful.  I've heard that: 

  • Becky Wynn hates Roswell (She doesn't and I think we should leave the character assassinations to state and national politics.)
  • Rich Dippolito was in bed with the Sassafras developers (He wasn't)
  • The Sassafras developers were swindling widows to sell their property (They weren't)
  • Vickers Village is going to do all apartments (They aren't)
  • Sassafras was going to be a high density senior living facility (It wasn't)
  • Riverwalk Village would crush property values (NOTHING could be further from reality)
  • Sassafras is High Density (GREAT rhetoric but just not true.  5.2 units per acre is NOT HIGH DENSITY and even when they lowered it to 3.7, opposition continued to say it was high density.  If that's the case, then Roswell Green 4.8, Orchard Lake 3.3, Crabapple Lake & Parc 3.6, all subdivisions within walking distance of Sassafras, would probably fall into that "high density" bucket.)  

The list can go on but you probably get the point... A lot of mis-information was flowing out there...

I'm also puzzled by the the fierce opposition to developments like Vickers, Riverwalk and Sassafras that are truly groundbreaking for our city while other garbage developments continue to work their way through the process with little to no opposition.  We have several Townhome Without A Town developments that are steaming piles of monotony.  We should be killing those developments and welcoming unique projects like Vickers, 

Now that I've said that, let's get into the projects.

Riverwalk Village

We saw three different site plans for Riverwalk Village in 2015. Each one becoming more and more diluted than its predecessor.  Ultimately, the developers pulled the project.  We won't see this get realized and we are now poised for another 5+ years of nothing happen on that site.

Another great aspect of the plan was the early off ramp idea to get traffic off 400 before Holcomb Bridge and into the planned Riverwalk Village development got killed by GDOT due to 5 mph.  RDOT needed it to be 30 mph design speed and GDOT insisted on 35 mph.  Another good idea down the drain.

Vickers Village

Ultimately, Vickers Village had to shrink a bit and couldn't go to four stories.  They received approval in November and we will likely see construction start in late spring if things go as planned.  As of this writing, a few people are still trying to kill Vickers Village on technicalities which is unfortunate but expected given the amount of opposition this project saw throughout the process.  

They will need to go to a higher level appeals court though if they want to pursue it further.  Who knows, maybe the bid to derail Vickers will work but ultimately something mixed-use and walkable with 3 stories is going to eventually get built on that land and whether you like it or not, that is the right type of development for that spot.  An interesting fact on that property is that it has been zoned for 3 story development since the early 1970's.  

Goulding

 image: Frontdoor Communities

image: Frontdoor Communities

Goulding raped the land and that was shameful. That said, we did get a renovation of a historic home and road connectivity. I'm not sure it's worth the damage to the canopy but what's done is done and I always like to look for the positive.  

Surprisingly, 109 Goulding, pictured above, is already under contract which says something about Frontdoor's renovation job and their overall project plans given the ~$1.5 million price tag.  The single family houses are selling well with all three that are under construction reportedly already sold.  We'll see if the townhomes sell as robustly and only time will tell whether the project enhances the neighborhood. Personally, I think 10 years from now, this will grow into a very nice part of downtown Roswell.

Sasafrass

 Revised site plan that removed townhomes and reduced overall density to 3.7 units per acre.

Revised site plan that removed townhomes and reduced overall density to 3.7 units per acre.

We lost out on a very innovative development when Sasafrass died its ugly death. Ultimately, the developers killed the project due to a groundswell of opposition to 'high density' development.  The diversity of housing stock and the connectivity it offered were too unique to succeed. 

I really liked this one because it mixed housing types within the same development which creates much more of a natural neighborhood feel than standard tract home development.  I also really liked the fact that it cut one superblock into three smaller blocks and would have improved the walkability of a mostly car dependent area.

Roswell City Walk

 image: Lennar Multifamily

image: Lennar Multifamily

The Roswell City Walk apartments finished up and are now almost full adding some slightly more affordable housing options to downtown Roswell.  There is no arguing the fact that this project is light years better than what was there before. I firmly believe that this project will be the catalyst that drives the redevelopment of the Southern Skillet property. 

Forrest Commons

 image: Monte Hewett Homes

image: Monte Hewett Homes

Forrest Commons is wrapping up the foundation of the final building and should be complete and sold out sometime in 2016. 

Hill Street Commons

Just up the street from Forrest Commons is Hill Street Commons.  This project has pretty much wrapped up land preparation and looks ready to start building.  The sidewalks around the property look nice and wide and I'm sure the townhomes are going to be high quality.

City Green

City Green has been pretty much stalled in City Hall and there is some concern that the project may die as many don't think it is a priority of the new council. This would be a huge loss and a massive waste of time and money that has already been invested. More on this in a later post.

Southern Skillet  

There was finally some movement on the Roswell Plaza shopping center with the city purchasing the property for $4.8M. No plans have been made yet and there will definitely be some community involvement in the planning and ideation process.  To do this right, this will likely require 3-4 stories in areas and it will likely require some element of mixed-use residential over retail.

Roswell Antique Market

We got a good head fake from the Roswell Antique Market. The owners upped the rent and forced the antique market out. Word on the street is that we will see 24/7 paid parking at $5 a pop and another antique market to meet the insatiable demand for antiques from people willing to pay $5 for parking. So, rest easy Roswell, the most out of place building on Canton St will continue to live on. 

The Big Ketch

 image: ajc.com

image: ajc.com

These guys, Southern Proper Hospitality, did a fantastic job opening up their second location of The Big Ketch.  The owners of the building, Flying Pig Capital, spent a lot of time and money purchasing and renovating the property adjacent to Osteria Mattone but did a spectacular renovation on the old home there.  They fired up the HPC along the way as expectations weren't aligned to the reality of how much of the original structure needed to be removed in order to pull off this renovation even though they were executing on what was originally approved by the HPC.  Ultimately, this was cleared up and the outcome was excellent. 

South Atlanta Street Apartment Building

City Council inexplicably killed an awesome little mixed use building that would have had 14 apartments over office and retail at the southern end of downtown. 

835 Mimosa & Dolvin House

 Site plan for 835 Mimosa

Site plan for 835 Mimosa

Redevelopment of 835 Mimosa and the Dolvin House property on Bulloch was approved but the developer pulled out of the Dolvin project. One very resourceful concerned citizen even got President Carter to pen a letter opposing the development.  I'd love to see what was actually communicated to Jimmy about the project but that will probably never come to light.  It's too bad because this is exactly the type of smart, responsible infill development that can help preserve and enhance historic properties and districts.

 View of the proposed Dolvin House project from Bulloch Avenue.  Three new homes would have faced Bulloch and two would have been behind these facing inward on a small park that would connect to the sidewalk along 120.

View of the proposed Dolvin House project from Bulloch Avenue.  Three new homes would have faced Bulloch and two would have been behind these facing inward on a small park that would connect to the sidewalk along 120.

Bulloch Ave Pizza Parlor - Pizzeria Lucca

A new pizza parlor, Pizzeria Lucca, on Bulloch was approved and that project continues to progress.  The old building has been bulldozed and construction will start soon.  The owners have ambitious plans to be a world class pizzeria.  I'm looking forward to seeing what they cook up.

South Atlanta Street @ Big Creek

There was a GOD Awful apartment project proposed on South Atlanta St that thankfully was pulled.  To say that they didn't understand the area is putting it lightly. The name of the project was South Atlanta Street at Big Creek. They obviously didn't do their research on the name of that section of the creek. 

There is now a proposal in front of the Historic Preservation Commission to discuss townhomes in this spot instead of the originally proposed townhomes.  More to come on this project.

Vickery Falls

Vickery Falls was FINALLY resurrected. They are finishing the townhomes and building the condos with plans to add a retail building along South Atlanta Street.  This is a big win as that property has been sitting idle and incomplete for ~7 years. 

Village on Pine

The Village on Pine from Acadia Homes is wrapping up construction. It's nothing special in my opinion and missed several opportunities to enhance walkability in the area.  

UDC Connectivity Amendment

The lame duck council passed an amendment to the UDC that will enhance connectivity for future developments. In a city with fewer than 275 actual city blocks, any extra bit of connectivity added to the network is a plus.  This is a big win and will require at least a minimum level of connectivity for new developments.

Parkside at Strickland

 image: Birghtwater Homes

image: Birghtwater Homes

Parkside at Strickland by Brightwater Homes is progressing and five or six of the 14 approved homes have been built.  I'm still irked that they didn't create a small block by opening having two entrances but I guess that aforementioned UDC Connectivity Amendment will address that issue for future developments.  They did add some great sidewalk and trail components to the project.

Parkside on Canton

Not to be confusing, another development with Parkside in the name, is going up on the north end of Canton St. Parkside on Canton will be Townhomes and flats and should start finishing up in mid 2016.  

Yet to Be Named Hwy 9 Elementary School

 Just look at all those no parking signs.

Just look at all those no parking signs.

The new elementary school has opened to Esther Jackson students while EJE is renovated. The school looks nice if you can get past the 45 no parking signs and the chain link fence that surrounds the entire property. To say that this school missed the walkability boat is putting it lightly.

Brewery Mania

Three new breweries were announced in 2015 and a fourth pulled out.

Gate City Brewery took over the old Roswell Automotive spot behind Pastis and will start their buildout and facade renovations soon, assuming the feel like battling the gauntlet the city puts up to renovate anything in the historic district.. yes, even that corrugated metal siding building.

Abbey of the Holy Goats is putting the finishing touches on their spot off Old Roswell Road and their tasting room is starting to sound pretty good.

Variant Brewing was announced toward the end of 2015 with an expected opening in later 2016.  They plan to renovate a building along Norcross Street across from the Smith Plantation property.

Steady Hand was a short lived brewer proposal.  They proposed a pretty nice building along Green Street just behind the fire station but the application was pulled and I haven't heard the details.

Roswell High School Renovations

The facade at RHS got a much needed upgrade in 2015. I'm not sure if that had anything to do with the Hornets' march to the 6A football championship game but well designed architecture actually does impact one's state of mind.

The Walkability Grinch

I'm not sure why this property owner felt the need to do this but.. they did it.  What was a previously open walking path was fenced off and closed to anyone wanting to take an easy trek to Thumbs Up, Lucky's, Pure or even the bus stop.  Whoever decided that was a good idea gets the Walkability Grinch award.  

110 Woodstock (Watertower & Cemetery)

One of the most interesting development addresses in all of Roswell got started with land clearing in late 2015.  Being sandwiched between a watertower and a cemetery makes for giving easy directions to friends and visitors.  

1075 Canton St

This project received city council approval but I think there was a big miss from a connectivity standpoint.  But, it is definitely a good example of smart, responsible infill development that will update an empty historic building while adding homes behind it.

980 Canton Street

The Bill Plummer saga is through. He pulled his bid to bring his building to the street and create one new home over retail and bring in another restaurant which would have been an Ippolito's.  I wasn't a fan of the restaurant choice but I did like the building proposal.

Providence Phase 2

 image: Frontdoor Communities

image: Frontdoor Communities

Frontdoor Communities is wrapping up construction on the townhomes and single family homes that make up the second phase of Providence.  Take a walk down Webb St. and it's really amazing what has been done back there.

Long Circle Infill 

The Addition of four new single family homes on Long Circle is complete and they look great.  

East Roswell Library

The East Roswell Library opened in 2015. It's a super nice building but I think they missed the mark by setting it behind so much parking.  They should have brought it to Fouts Rd and put the parking along HBR to enhance the overall walkability and urbanism of the area.  

Alstead

Alstead by Weiland Homes finally came to life.  The original plans for the property, Centennial Walk, were much better as it was a true mixed use community but far to ambitious for that area. 

Fouts Road

A proposal to put in a cottage court development on Fouts Rd next to the Twelve Stones subdivision was approved but not without a fight.  This project is fantastic in my opinion as it adds a different housing stock, increases walkability around one of our city parks and creates a new city block.

The Radio Tower

The Radio tower went up in East Roswell Park and people flipped out.  

Townhomes Without A Town

We continue to see garbage Townhome Without A Town developments get proposed.  Fortunately, two that were proposed died in 2015 but one epic fail is now under construction off Old Roswell Road.  The Scott Rd project failed to get a rezoning approval but we may not have seen the end of that one.  The one along Hwy 9 across from North Fulton Hospital pulled its application.  However, the project that is under construction off Old Roswell Rd is the worst of the three.  

Storage Wars

We saw construction start on not one but two new storage facilities. Both east and west Roswell were able to get in on the action.

Sprouts

It was nice to see the old shopping center get a skin job and new anchor tenant.

Bull Sluice Trail Extension

 We finally received approval to extend the River Trail System all the way to the Chattahoochee Nature Center.  This is an AWESOME step in the right direction.  Construction on the new trail will start in 2016. 

Eves Rd Mixed Use Path

Eves Rd trail finished up and has added a much needed path along a highly trafficked road.

HBR/400 Interchange Updates

The city and GDOT finally got moving on some much needed updates to the interchange.  Construction is still active but should be wrapping up in early 2016

Sun Valley Connector

We finally committed to honoring our commitment to GM to build the connector.

East Roswell Park Connection

Much to the chagrin of some of our avid frisbee golfers, the city made a connection to East Roswell Park from Eves Rd making it easier to drive to the facilities at ERP from Eves Rd.  Given the completion of the new mixed use path along Eves Rd, I see this as yet another connectivity win.

2016

So, a lot happened in 2015 and I didn't even come close to covering everything.  There will be more proposals, more transportation projects and more controversies in 2016 and New Urban Roswell will continue to keep track of what's happening.

Thanks for reading and Happy New Year!

Mixed-Use Mania on GA400

The market for mixed-use along the 400 corridor continues to be hot.  There are at least four major projects in some state of the development process at the moment from Roswell to South Forsyth.  Avalon has obviously been a major hit  and readers of this blog will no doubt be aware of Riverwalk Village here in Roswell.  There is also the City Center development in downtown Alpharetta as well as the HALCYON project in South Forsyth at the McFarland exit.

The trend toward mixed-use along the 400 corridor dates back to the mid-aughts when Charlie Brown brought forward the East Roswell project.  There was also the Prospect Park project on the land that is now Avalon that notoriously died after the land was cleared and some of the concrete was laid  for the parking structure.  There have also been proposals floated at Windward (Windward Mill) and at Haynes Bridge (MetLife) that have not really made it too far as of this writing.  We also have the Riverwalk Village project that has been over a year in the making in Roswell.  It's now on it's third version of the site plan and could see more updates.  Finally, the HALCYON development designed by Lew Oliver is making headway in South Forsyth.  

Each of these projects is ushering in a new era for the northern metro area by bringing a more walkable environment to areas that have historically been drive-only.  None of them is a panacea of walkability in itself, but together, they certainly signal a change in our development pattern.  Additionally, Riverwalk and Avalon would both connect with MARTA rail if the Red Line extension becomes a reality.  To say this would be transformative would be an understatement.  On top of that, both Riverwalk and HALCYON would connect directly with the Big Creek Greenway which would be huge for pedestrian and cycling on the already popular trail (now if Alpharetta can just connect their piece to the Forsyth piece).

I wanted to take a look at the legitimate projects that are in play; Avalon, Riverwalk and HALCYON and also compare them to the two legacy projects that made it the furthest through the development process; Prospect Park and East Roswell (aka Charlie Brown).  All of these projects combine all or some of the following; residential, retail, office, hotel, civic, greenspace.  I'll compare each of them in those areas and some others.  Here's how they stack up.

Housing

The top billing here would have been Charlie Brown (aka East Roswell) coming in at 2,975 units (primarily condos).  Next up is Riverwalk Village's most recent proposal (their 3rd, it's hard to keep track) with 1,186 units, 300 of which are senior housing.  The smallest proposed was Prospect Park with 464.

 One view of the Charlie Brown proposal.

One view of the Charlie Brown proposal.

Civic or Institutional

There really isn't much to talk about here for most of the developments.  Avalon will have a 45,000 sq ft conference center as part of its second phase and Riverwalk has signed an agreement with the Swift School which will be 200,000 sq ft.

 Rendering of the Avalon Hotel and Convention Center.

Rendering of the Avalon Hotel and Convention Center.

Office

The first iteration of Riverwalk was truly gigantic with 1.7M sq ft of office proposed.  It has since reduced that down to a 350,000 sq ft which is the smallest of any of the developments on the list.  Next largest was Charlie Brown with 750,000 sq ft proposed.  Avalon will weigh in at 655,000 sq ft when complete.

 Rendering of Avalon Phase 2 with office buildings and Avalon Hotel in the background.

Rendering of Avalon Phase 2 with office buildings and Avalon Hotel in the background.

Retail

Prospect Park would have reigned supreme here at 770,000 sq ft and Avalon has come closest to matching that at 590,000 sq ft.  The initial Riverwalk proposal was 17% smaller than Avalon at 490,000 sq ft.  They have reduced that to 155,000 sq ft which is about the size of one grocery anchored strip mall.  

 Prospect Park's proposed central green in front of the hotel.

Prospect Park's proposed central green in front of the hotel.

Hotel

Finally we get to mention HALCYON. They plan 2 hotels but only one has a room number estimated and that is 110.  Avalon plans a 325 key full service hotel that will be run under the signature collection brand.  Riverwalk initially proposed a 200 key hotel that would have been the largest in Roswell but has since reduced that to a 150 key hotel which will be smaller than the Doubletree.  

 Rendering of the central square and market area at HALCYON.

Rendering of the central square and market area at HALCYON.

Height

There is no competition here.  Charlie Brown proposed 13 low to mid-rise buildings with 4 of those being condo towers ranging from 24 to 27 stories.  The next closest is Avalon with a ~14 story office building (check that).  Riverwalk is proposing an 8 story hotel with all other buildings being 6 or fewer stories.

 Not too many renderings are out there illustrating the overall height of the Charlie Brown proposal but this one seems to provide the best view.

Not too many renderings are out there illustrating the overall height of the Charlie Brown proposal but this one seems to provide the best view.

 This rendering of Riverwalk provides some height context of what they are proposing around the central lake.  They have lowered their overall height request since these renderings were drawn so these buildings would likely be lower.

This rendering of Riverwalk provides some height context of what they are proposing around the central lake.  They have lowered their overall height request since these renderings were drawn so these buildings would likely be lower.

Here's the matrix to compare each of these in more detail.  Putting together this data was a challenge as old news stories were spliced together to form as complete of a picture as possible.  If there is any data that is incorrect, let me know and provide a source and I will update the matrix and the post.


The Wonky Side of Walkability

I've been thinking about this post for a while and finally had some time to get the pictures and numbers needed to get the point across.  Walkable cities and places prioritize pedestrians and make walking easy throughout the city.  Livable cities succeed in making life possible for more than just the healthy adult population.

The measuring stick of true livability should be whether an 8 or 80 year old can easily navigate around without the need of a car or chauffeur.  Most of our suburban and even urban environments in this country don't pass that test.  One of the biggest obstacles that impede livability is simply the ability to easily cross a street.  

I conducted a quick test to see just how long it takes an adult male, perfectly capable of navigating almost any city environment, to cross several intersections around Historic Roswell on foot.  My measurement stick was the number of steps it took to go from sidewalk to sidewalk.   

 Crossing distances of some familiar intersections in Historic Roswell by steps.  30 steps for an entrance to a small condo complex is insane.

Crossing distances of some familiar intersections in Historic Roswell by steps.  30 steps for an entrance to a small condo complex is insane.

It's pretty obvious to tell which spots prioritize livability and walkability and which ones prioritize automobile traffic.  Now, let the wonkiness begin.  There are two primary impediments to walkability that are displayed in these examples.  One that was illustrated above being the Crossing Distance.  The other very geeky one is the Curb Return Radii (CRR). 

CRR is essentially the radius of the curb and impacts the crossing distance at intersections as well as the speed of turning cars.  The larger the radius, the faster you can negotiate the turn in a car and the farther you are going to have to walk to cross the intersection on foot.  Here's a graphic of the CRR at several intersections around town.  Which ones do you think are the most pedestrian friendly?

 

The smallest radii examples above are at Plum St and Canton Street and surprisingly at the NW corner of Norcross St and Frazer St.  The largest is the entrance to the Roswell Landings condos along Norcross St which is also roughly the same as the turn from Holcomb Bridge Rd on to Warsaw.  There's obviously a big difference in the type of traffic and the type of vehicle that frequently makes the turn into Roswell Landings vs the turn onto Warsaw.  

The point being, that our intersections need to be designed with the context in mind.  The Roswell Landings entrance is completely out of context with an entrance to a development in our historic district.  

Even the Institute of Transportation Engineers agrees... I think.  The ITE manual states the following about CRR:

General principles and considerations regarding curb return radii include the following:

  • In walkable areas, the first consideration is keeping crossing distance as short as possible. Consider alternatives to lengthening the curb radius first, then consider lengthening the radius if no other alternative exists.
  • Curb-return radii should be designed to accommodate the largest vehicle type that will frequently turn the corner (sometimes referred to as the design vehicle). This principle assumes that the occasional large vehicle can encroach into the opposing travel lane as shown in Figure 10.8. If encroachment is not acceptable, alternative routes for large vehicles should be identified.
  • Curb-return radii should be designed to reflect the "effective" turning radius of the corner. The effective turning radius takes into account the wheel tracking of the design vehicle utilizing the width of parking and bicycle lanes. Use of the effective turning radii allows a smaller curb-return radius while retaining the ability to accommodate larger design vehicles.

If we are to believe what the ITE is stating above, then I think we should be seeing either the maintenance of our existing crossing distances or the reduction of them over time.  However, I truly doubt that is happening, has happened or will happen.  Looking at the example of the Norcross, Frazer, Forrest intersection in the image below, you can see that the older corners on the NW and SE of the intersection maintain their low CRR.  However, the newer corners on the NE and SW have much larger CRR making it easier for cars to speed through turns and making it more difficult for pedestrians to cross the street.

I am making the prediction now that as the SE and NW corners of that intersection get redeveloped in the coming years, this intersection will lose it's form and become a typical intersection that gives priority to the car by increasing the CRR and Crossing Distances. 

This isn't just a problem at intersections along our streets and roads.  New developments are often required to have ridiculous CRR on their interior streets to accommodate larger vehicles such as fire trucks.  Here's an image of one of the new developments going in along Myrtle St in the Groveway district.  

 Swooping curves like these do not belong in urban, walkable settings.  

Swooping curves like these do not belong in urban, walkable settings.  

The CRR pictured here are ENORMOUS.  They are larger inside the development than they are where the development meets Myrtle St.  What we are doing here is increasing the everyday danger of cars speeding through curves inside neighborhoods where people aren't expecting speeding cars in order to slightly improve the response time for First Responders in the off event of a fire.  

So, if the ITE says the first consideration is keeping crossing distance as short as possible, then WHY are our intersections getting harder and harder for pedestrians to cross.

10 Reasons to Love Vickers Village

We all know the arguments against Vickers Village.  We’ve heard them before.  You could pick the arguments off the shelf of any opposition to development that has occurred in the United States in the past 50 years.  The density is too high, the traffic will be unbearable, my kids won’t be safe, the schools will be ruined, my property values will plummet, the building is too big, it doesn’t fit with the neighborhood, it's not historic, I want redevelopment just not this….  The list goes on but in reality, opposition to projects is generally grounded in fear of the unknown and opinion while arguments are often supported by conjecture and hyperbole that isn’t grounded by fact.  

Now, I happen to think the density is just right, the traffic is coming regardless (are the 100% car dependent subdivisions being built off Woodstock Rd getting this same objection?), kids will be just fine, the schools will still thrive, property values will do just fine, the building is big but appropriate, it will fit into the neighborhood just fine… and I want redevelopment and I welcome this project.

So, I’d like to offer up some thoughts on why I really love this project.

10. It’s MUCH better than what it’s replacing – The modern historic preservation movement really gained traction when Penn Station was torn down to build Madison Square Garden.  The fight was fierce but the preservation minded architects lost and a beautiful building was lost to an eyesore.  This was a microcosm of a national problem.  Beautiful buildings were being destroyed and replaced with meaningless garbage for the sake of profit and modernity.

Penn Station image source: Library of Congress

To combat this trend, historic preservation organizations began to pop up all over the nation.   Unfortunately, Roswell did not officially have a commission until 1992, which may partially be why we have so much garbage, sprawl-style development throughout the 640 acre historic district.  

Now, Vickers Village is no Penn Station.  But it is light years better than the buildings currently on those properties.

9. It Will Increase Surrounding Property Values – During the recession, pretty much the only neighborhoods (anywhere) that held their value or increased were in walkable mixed-use communities.  This type of development gets us closer to true walkability.  The data says any concerns about property values declining are probably not based in reality.  From a recent study on walkable urban places in the Atlanta region (link)...

The price premium is much greater in for-sale housing (in walkable urban places). In the drivable sub-urban areas of the Atlanta region, homes are valued at $60.06 per square foot; in Established WalkUPs, values are 161 percent higher, at $156.46 per square foot.

Vickers Village won't hurt your value and if will probably drive your values higher. I could be completely off base here.  But... I'm not.  

Here's another graphic that drives home the point...  This shows quintiles of walkability based on the State of Place Index.  As you jump a quintile, you see notable increases in a number of areas...

As a homeowner in the historic district, I’m a big fan of a development like Vickers Village in key locations (and this prime intersection is one of them).

Also, taller buildings (I guess 4 stories is really tall in Roswell :) next to single family homes don't necessarily kill property values.  If the placemaking is done well and the area is desirable, which Historic Roswell is, there is no reason to fear juxtapostion of larger and smaller buildings.  

Rosemary Beach homes seem to be doing just fine next to a 4 story building.

8. It Breaks Up the Façade – By breaking up the façade with frequent variations in setback and height, it will create the feel of a building that is a collection of smaller buildings.  In this case, four stories truly is better than three stories because the additional floor gives the developer the flexibility to build these variations.  This project will provide 320 feet of frontage along Woodstock, 143 feet of frontage along Canton and 221 feet along Thompson.  There will be one, two, three and four story sections as you walk by.  This is MUCH more preferable than a solid three stores all around which is the most likely 'plan B' for the development team.

7. It Mixes Uses – The term mixed-use is way overused but it’s very true in the case of Vickers Village.  As proposed, VV would have condominiums, a restaurant, a coffee shop, several offices and a spa.  If you want to use land efficiently, that’s how you do it.  If you want to build a truly walkable neighborhood, that’s how you do it.  If you want to increase your property values, that’s how you do it!

6. It Balances Canton St – On the south end of Canton Street, we currently have what is undoubtedly the best stretch of authentic walkable urbanism in North Fulton.  Now, anyone who has been to shopping malls, knows that they don’t build them with just one anchor.  Mall developers were cued into human behavior much sooner than post WWII city planners were.  That’s why malls always have at least two anchors.  People want to walk from one destination to another and the retail in between thrives as a result.  Canton Street currently lacks a second anchor area to balance it.  Vickers Village will be that second anchor.

Vickers Village’s prime building frontage is amazingly close to that on south Canton Street.  Pastis to Salt measures roughly 360 feet.  Go With the Flow to Tutto measures 160 feet.  Provisions to the flower shop measures 210 feet.  Now, the retail frontage at Vickers Village will be significantly less than what we have at the south end of Canton street but the total linear feet is almost exactly the same (727 South Canton vs 684 Vickers).  So, in my mind, this truly is comparable in size and scale to the south end of Canton Street when you look at linear building frontage.  (I obvioulsy understand that VV is taller)  This is the anchor development that Canton Street has been looking for.

5. There’s a Plaza! – How many developments in Roswell in recent years have actually reserved space for a plaza or park that the general public will actually be able to use?  The only one I can think of is Sloan Street Park which was built when the Bricks were renovated.   This will be an incredible amenity and I really don’t think it happens without the fourth story.

Aerial view of the proposed plaza at the corner of Woodstock and Canton

4. It Has Underground Parking! – At between $10,000 and $20,000 a spot, underground parking is expensive.  It is generally twice as expensive as above ground structured parking which is five to ten times as expensive as surface parking.  The developer is doing the right thing here.  It’s the right thing to do for the project and it’s the right thing to do for the future of our historic district.  Nothing kills walkability like a surface parking lot.  Vickers Village really gets it right on this front with the residential parking buried underground and the retail parking covered by the residential and retail.

3. It Increases Road Connectivity – Although this is controversial because the drive would be within the buffer of the neighboring property, it is absolutely the right thing to do for the city.  

Cities and places with a finer grained road network are more walkable.  The more blocks per square mile that a city has, the more choices pedestrians, cyclists and drivers have to get to a destination.  More importantly, bigger blocks mean bigger streets and fewer streets.  This is critical for safety.  The bigger your block size is, the more likely you will see injuries and fatalities on your streets.  A study that looked at more that 130,000 car crashes over a 9 year period concluded that a doubling of block size corresponded with a tripling of fatalities in the 24 cities studied.  Now, this doesn’t’ mean that smaller block places can’t be dangerous but it does mean they are less dangerous.  What it tells me that the best thing we can do to increase the safety on our streets is to reduce our block sizes and create exactly those ‘cut-through’ streets that people seem to despise so much.

2. It Focuses on the Pedestrian – With the mix of uses, broken up façade, street trees, plaza, street connectivity, underground parking and wide sidewalks, this could be the most pedestrian friendly project ever proposed in Historic Roswell.  It has certainly made it farther along in the process than any other.  The only two that rival it are the Duany Plan and the Boutique Hotel on the Square.  Seriously, this four story plan is Better choice for the pedestrian experience as it embracing the public realm and caters to the human scale from the sidewalk.

View of Vickers Village looking north on Canton Street

1. It’s Freaking Bold – I personally think the design as is puts that land to its highest ;) and best use.  I think teh current proposal is award winning while the alternative will be 'just okay.'  We should get out of our comfort zones, embrace change and continue to build on the history of our historic district.  Be BOLD!

Vickers Village looking south toward the Canton Street and Woodstock Road intersection

Alas, it probably won’t make it with a fourth story due to a massive amount of community objection.  My prediction, city council approves the multi-family conditional use and the buffer variance but does not approve the height variance.  With that, I’m sure we will get a project that is good but not bold.  One that is much less interesting than the current proposal.

I think denying the fourth story is the difference between an award winning project that communities outside of Roswell will look to emulate and a development that’s nice but not special.

Ultimately, not everyone is going to be happy.  The immediate neighbors are probably going to be upset regardless.  As the saying goes, you have to break a few eggs to make an omelet.  I say we should give this building the 10 extra feet of height that it needs so we can have a bold, interesting building that will build on our history, create conversation and enhance our historic district.

 

If you would like to see this project built, let the mayor and council know by emailing them at roswellmayorandcouncil@roswellgov.com and try to make it to the city council meeting on 6/22. (I will unfortunately be out of the country but will be there in spirit)

Riverwalk Village: Revised Site Plan

The folks behind Riverwalk Village have filed a revised site plan with the city and it looks like they have reduced about 50% of the retail and office.  It reduces the height in some places.  I'll weigh in on some of the other changes at another time but in all, I think they reduce the overall quality of the project.  If you're going to build a mixed-use center.  Do it right.  PERIOD.  It goes before Design Review Board tomorrow night (Tuesday June 2) for it's initial review.

GDOT has also killed the early offramp from 400N which would allow traffic to this development to avoid Holcomb Bridge Road. That's completely, utterly ridiculous.  But, this is GDOT we're dealing with.  The body that is proposing an exit at McGinnis Ferry before they fix the HBR interchange.  Topic for another time...

Here's the new site plan.  

 

Hat tip to Scott Long Twitter: @ScottLong  If you like New Urban Roswell, you should follow Scott Long.  He has great Tweets.

South Atlanta Street... Changes are Comin'

 

The heart of our city is getting a lot of attention from developers of late.  Unless you’ve been living under a rock, you’ve certainly heard about Vickers Village at Woodstock and Canton.  However, you may not have heard of a newly proposed development along the east side of South Atlanta Street south of Olde Towne Roswell townhomes and north of Creek View Condominiums at 425, 433 ad 453 South Atlanta St.  This new one is called South Atlanta Street at Big Creek (SAS@BC)

The Vickers Village development is an example of high quality urbanism that will improve the urban fabric of our downtown.  However, the same can’t be said for the proposed SAS@BC development .  As a supporter of infill development, I tried to like it.  But, unfortunately, it’s just not doing it for me.

The current plan calls for three story residential live/work units along S Atlanta St., which is not a bad thing.  However, it’s what lies behind this front layer that really kills me.  SAS@BC becomes one gigantic 4 story block when you move beyond the live work units.  

Now, you won’t notice the 4 stories much from the road as the buildings fronting the street will hide the bigger building and the topography steps down a bit as you move east toward Big Creek.  Now, as most readers know, I don’t really care about 4 stories versus 3.  It’s only when you start getting higher than 5 where I think context of the surroundings becomes crucial.  That's when buildings start getting taller than the tree canopy and become much more noticeable.  That said, the height isn’t the issue here.  It’s the style, site plan and building type.  Let's take a look...

As you can see, this is one massive 4 story façade with no height breaks or varying setbacks to create interesting visual experiences.  The footprint of this building when you include the enclosed green (Texas donut hole) and parking deck will be around 3 full acres.  Now, for those that think Vickers Village is large ad just over 1 acre of footprint, this single building is almost 3x the size.

Okay, so I'm painting a bad picture but it’s not all bad.  I love the fact that a developer wants to do a project here and I fully support redevelopment it it's done right.  So, here’s what I think it does do well:

  • Lining South Atlanta Street with the 3 stories is a good thing but I think light office over retail might do better here.  Or, as my hypothetical site plan below shows, it might be a good place for a 2nd & 3rd level parking deck that is masked well.  The noise from the road would be a bit much for residences right on Hwy 9.
  • It greatly improves the stretch of sidewalk along South Atlanta Street and that is a critical need in my opinion.
  • The road connection to the adjacent planned townhome development at Creek View is absolutely the right thing to do and kudos for them for adding that to the designs.
  • The fact that there is a parking deck is laudable but it’s poorly placed.  Even though it is masked with some greenery on the walls, it creates a terrible transition from the new Creek View townhomes..
  • Finally, it does hold true to the Allenbrook Village Residential vision from the 2030 Comprehensive Plan...
What is doesn’t do well...
  • Again, the Texas Donut apartment building is just not a winner in my book.  It's an efficient use of space but it is bad urbanism in this context.  If this were a block in midtown or downtown, it would work better (you'd need retail on the ground floor though).  That said, we're not in midtown and part of this property borders a national park.
  • It also doesn’t really help build a neighborhood as the Allenbrook Village vision sets forth to do.  Plopping down a big apartment building that has a common area walled off from the rest of the property and surrounding properties really isn’t neighborly.
  • The architecture that is shown in the renderings leaves much to be desired.  It needs some serious dressing up and even great architecture may not be able to save the bad site plan.
  • It doesn't help accentuate the natural beauty of the area in any meaningful way.  It takes more than it gives.

What would I do?

In the hypothetical world of New Urban Roswell, the possibilities are endless. But, ever the pragmatist, I'm going to try and keep parking, stormwater, profitability, etc in mind as I weigh in (traffic is a given).  First, lets compare the site to Glenwood Park, another mixed use village center in South Atlanta near Grant Park.

The developed area of this SAS@BC and Glenwood Park are both roughly 6 acres.

South Atlanta Street at Big Creek - Rough Approximation of Development Footprint of Site on Google Maps.Comparable area in Glenwood Park
In SAS@BC, we essentially get three buildings, while in Glenwood Park, there are 14 different buildings.  Looking at the architecture below, I think it’s obvious which one is more preferable…

The illustrations of SAS@BC earlier in this post should serve as a guide to compare to the following images taken from Google Street View of Glenwood Park...

As you can see, Glenwood Park has unique architecture across each of the buildings and divides the property up into small blocks that create an interesting and highly walkable heart to the neighborhood.  It’s easy to tell the difference between true Walkable Urbanism and an imposter.  All that said, here’s how I’d completely re-imagine this site.

Current Site Plan

NUR Site Plan (not to scale but close)

  1. Retail fronting S Atlanta with 3 level parking.  Parking deck frontage should be recessed from the street and covered by green wall.  Entrance cuts through the middle of building and opens to the central street of the development.  Parking on 1st floor will be for retail & upper floors will be for apt residents.  Walkways provide convenient access to apartment buildings for residents on upper floors.
  2. 125 for rent apartments (4 stories). First floor would have mix of retail/restaurant and residential along the main street.  Northern building would have ground level parking underneath residential where outlined triangle is.  It would also have a 2nd floor amenity deck (eastern most green triangle) and 3rd floor pool providing amazing views of Historic Roswell, Vickery Creek and the National Forest.
  3. 25 market rate townhomes (3 stories).  These would encompass the southern piece of the site and provide a seamless transition transition between the Creek View Phase 2 Townhomes and the new development.  
  4. Pocket park.  This could have a small playground or just serve as a neighborhood congregating area.  It would also complement the trail and bridge.  Potential to add a small playground here as an amenity for families.  Ideally, a restaurant on the first floor would open to the park area and provide great views.
  5. Potential pedestrian gate to neighboring Olde Towne Roswell townhome development for those residents to access new neighborhood.
  6. Walking/Hiking trail that would connect to the Mill and Allenbrook and go behind the Olde Towne Roswell, Mill Street Park and Creek View neighborhoods giving all three a link to the new development without having to walk along highway 9.
  7. Pedestrian bridge connecting development to Chattahoochee River National Recreation Area.  This would be an amazing amenity not only for the neighborhood but for the city.  It would activate the park and complement the existing bridge at the mill.
  8. Planned Townhomes for Creek View Phase 2.  
Overall, this alternative plan would reduce the intensity of the project but it would help make this more of a neighborhood by incorporating a true mix of uses with retail, restaurant, civic and residential.

I will post more on this development as information is available.

Images: City of Roswell, Google Maps

 

North Fulton School Redistricting

The public input process for the upcoming North Fulton school redistricting is almost over.  You have until midnight tomorrow (12/14/14) to submit your comments to the county.  With any school redistricting, there are going to be some PO'd people and I'm one of them.  Unfortunately, our nation has a public school system that is anything other than free market and democratic.  If you live in a certain spot, your children are going to a certain school regardless of whether that makes the best sense for the end consumer, end of story.  

The new elementary school on hwy 9 has created some pretty big shifts in Roswell at the elementary and middle school levels.  High schools in Roswell are largely unchanged.  However, there are some notable shifts that will happen with elementary and middle schools on the west side of Roswell.  Proposed maps for elementary and middle are below. (click on the image for the full map).  Black lines show existing boundaries and colors show the proposed boundaries.

 

You will notice that the new school pulls from Roswell North and Mimosa primarily which was to be expected.  I live in Liberty which is next door to the new school so there was no getting away from the fact that my elementary school kids would be going to the new school.  What I didn't expect was to get pulled away from Crabapple Middle in the process.  As the crow flies, Crabapple is right at a mile from our house and our new middle school, Elkins Point, is right at 2.5 miles. 

Neither route would be particularly walkable or bikeable for my kids but the Elkins Point route takes us across two main arteries (HBR and Mansell) causing a significant increase in time by either car or bus.  I can plainly see that Fulton County is trying to keep the feeder system as clean as possible but I really don't know how in Historic Roswell has any meaningful affiliation with Mountain Park when it comes to middle school aged children.  But, alas, we are in suburbia where playdates are planned and parents chauffeur kids from one end of the city to the other by car to

Keep supporting our car dependence for everything Fulton County.  My solution.. build smaller neighborhood focused schools from elementary through high school rather than the standardized education factories we have now.  Who knows, maybe another redistricting will occur before my kids are in middle school.  One can dream... I'll have plenty of time when I driving to our new middle school.

Riverwalk Village: The Site Plan

I was able to get a copy of the site plan today for Riverwalk Village and it looks pretty darn good.  I'm seeing a lot more pros than cons as I dig in.  It utilizes the land and geography nicely and puts appropriate development in the appropriate place.  Here's the plan overlaid on Google Maps.

There are 16 different sections broken out into 7 different categories, each with a slightly different intent and purpose.  I think they have largely gotten these right.  Here are the descriptions for each according to the site plan along with my commentary.

  • A1-A2 - Office District - This area is well located along the western edge to place it closest to 400 which was an intentional decision by the developer to keep the residential and retail further away from the highway.  I'm curious about it being further south on the site though as there will be a lot of commuters driving through to get to the offices.  That could be a positive for the retail and it would be great to be able to get out of the office and walk to the river during lunch break.
  • B1 - Medium Density Residential (Townhomes & Single Family) - The residential is toned down from the East Roswell/Charlie Brown proposal from 2007.  In fact, there are roughly half the number of units coming down to 1500+ from 3000.  I don't see any single family on the site plan but the description calls for it.  We'll see if that happens.  I really like that this B1 parcel it is situated close to the river and what will eventually be more parks and trails in Riverwalk Village.
  • C1-C8 - Mixed Use Development District (Residential & Non-Residential Uses, Such as Retail, Restaurant, Civic, Office, Multi-Family, Entertainment) - This one is a bit tough to envision but the obvious main point is that it will front what appears to be a Main Street that bisects the new development.  This could create a great walkable street on the east side of town that currently has nothing at all close to a walkable urban street.  Or.. It could end up looking plasticy and contrived like Town Brookhaven.  It will hopefully take its inspiration from Serenbe, Downtown Woodstock and Glenwood Park.  I like that there will be a small bridge crossing the lake.
  • D1 (with alternate) - School or Alternate Residential District - This one is well played.  The developer has to expect that their largest opposition is going to come from Martins Landing.  This part of the property abuts 21 single family homes along Trailmore Dr & Trailmore Pl.  So, they place a school that will cater to children with disabilities on the adjacent property.  If for some reason, there is enough objection to the school, they have prepared option two which will be townhomes and multi-family from what I can tell. The one thing that seems a bit ridiculous is that the multi-family and the townhomes each have their own entrance/exit on to Old Alabama.  There should be street connectivity between the properties.
  • E1-E2 - Entertainment District (Restaurant, Retail, Grocery, Multi-Family) - Everyone loves entertainment.  The lone rendering which I shared in my first post on Riverwalk is, from what I can tell along the lake in what looks to be E1.  They've done an excellent job putting this area next to the lake and it appears they will utilize the water in an urban fashion actually building right up to it which differs significantly from most modern development which caters to the environmental memes of water quality protection at all costs.  (One reason we can't develop much at all along the Chattahoochee).  I'm thinking the water in the lake won't be as blue as the rendering depicts though. Whatever they've done, it sure does attract a lot of Rendering People though.  Be prepared to be Entertained!
  • F1 - Hotel District (Hotel, Civic, Multi-Family) - The articles and PR releases floating around are calling for a ~200 key hotel.  That would give this new hotel 28 more rooms than the Doubletree.  It will be positioned directly on the little lake.  Once again, well thought out.  Roswell needs this.  Period!
  • Greenspace - (Parks, Trails, Landscaping) - This is a huge plus for this development and I sure hope they get it right.  There is a real opportunity to differentiate the development from virtually any other in Atlanta.  Mixed-Use with a connection to the Chattahoochee River and the Roswell Riverside Trail.  Wow!  I'd like to see the city jump on the opportunity to finally connect the Big Creek Greenway to the River by somehow extending the trail from Big Creek Park down through this project and to the River.  There aren't many details yet on the greenspace but given what they are doing with the rest of the property, I'm thinking this will be a win.

Our next post will take a look at transportation and potential traffic issues and after that, we'll hypothesize on what this means for Roswell and in particular, the Historic District given that it will have Avalon, Alpharetta City Center and now Riverwalk Village to compete with.

Developments Around Town

There's a lot going on in Roswell these days.  Here's a quick update on what's going on around town that I'm aware of.  If you have any additional items or details, let me know and I'll add them.

Active Developments

New Elementary School (Name TBD) - Our new elementary school on Alpharetta Hwy is moving along.  They are obviously working quickly to get it open for the 2015 school year.  The site has been cleared (you can't miss that) and there has been some pretty extensive grading.

Canton Walk Apartments - This one is going vertical and is starting to make good progress.  I've heard that they hope to start leasing toward the end of the year.  

Forrest Commons - This one is in full swing as well.  A number of foundations have been poured and as of this writing, there are three single family units that are framed.  There are 9 detached units and 13 townhomes slated for this one and prices look to be starting in the $580's.  This one is a Monte Hewitt project and you can find out more on their website here.

Providence Phase II - Lehigh Homes entered into a partnership with Frontdoor communities to build and sell the second phase of Providence which will have 17 townhomes and 3 single family residences. The site is being prepped and there is a lot of activity back there.  I'd suggest not driving back on Webb St to check it out.  These units are starting in the $580's and appear to be securely in the $600's for most of them.  For more info, you can go to www.ProvidenceRoswell.com.

image: Frontdoor Communities

Long Circle - Another project by Lehigh Homes, this one will be putting in three or four single family residences (unsure but will get clarification) at the southwest corner of Long Circle. The site has been cleared and is being prepped currently.  

The Porch Project - Not too far from the aforementioned Long Circle project, this is a single family teardown on Thompson Place that is being done by some friends of mine.  Check out their website to see how they have been working to do all of the work with local Roswell businesses.  www.theporchproject.com

image: Whole Town Solutions

Alstead (formerly Centinnial Walk) - This John Wieland project is in full swing.  The last I saw, there woudl be 80 single family homes, 29 townhomes and 17,500 sq ft of retail on just under 28 acres.  That may have changed. The site has been cleared which any East Roswell readers will already know as you can't miss the red clay as you pass by on Holcomb Bridge.  There is a tiny mixed-use component to this one which is better than nothing but the original plans for this were significantly better when you think about how little true walkability exists in East Roswell (sidewalks and trails do not equal true walkability).

The Village on Pine - This one is at the intersection of Chattahoochee St and Pine St just south of Barrington Hall.  I was never too happy with the overall design of this one as you can see here, but at the end of the day, it's happening.  Acadia Homes has cleared the lot and homes should be going up soon.  The price point on these is in the $400's but there isn't much additional detail available yet. (website)

Strickland & Valley - I'm not sure what the name of this one is going to be but the site has been cleared and at this point there's a bunch of red clay.  There was a lot of debate on the site plan and rezoning request for this one.  I personally feel we ended up with the worse option of the two for the site plan but man.. people can't have headlights shining in their windows.

Sprouts Buildout - For the organic food shoppers, the loss of Harry's to Avalon will leave a void.  I'm guessing that Sprouts will be looking to fill that void.  They are currently upgrading the anchor space in the shopping center behind Chipotle and Starbucks at Mansell & 9.  I'm not sure what the timeframe is for opening but it could be before the end of the year.

Roswell Manor - This one is another piece of land that was a victim of the real estate crash.  JEH Homes has resurrected it and this time around it's going to be built out as 73 single family homes.  This one will collect on to Old Alabama.  The address is 1580 Old Alabama Rd.  The website advertises its proximity to Big Creek Park but this development could have done so much more to foster bike and trail connectivity especially given that it sits between Big Creek Park and the planned Big Creek Parkway.  Prices start in the $300's.  

Weatherford Place - It looks like there is a little bit of construction underway on this long stalled development of uber-eco-friendly homes off Minhinette Dr.  These homes have all the environmental bells and whistles including solar systems and LEED certification. 

 

Proposed

Goulding - This project is a favorite of mine for the connectivity that it will add to our street network. Frontdoor Communities is billing it as the largest infill development in Historic Roswell and it likely is.  There will be 27 townhomes, 13 single family homes and a remodel of the existing Goulding house.  Prices will likely start in the $700k to $800k range.

 

The Watertower (name TBD) - This project is on Woodstock Rd between the water tower and the cemetery.  Lehigh Homes (builders of Providence and the Long Circle development mentioned above) is currently working through the approval process having had their neighborhood meeting and going before the Historic Preservation Commission and City Council in August and September.  This project will be more townhome product and should be an interesting addition to the historic district.

835 Mimosa - This is a very interesting development that could energize Mimosa Blvd.  The proposed plan will renovate or rebuild the existing home with a Neel Reed look and put 8 townhomes around the existing home.  The architecutre would be similar to the Bricks in the Mill Village and is being designed by Lew Oliver.

Canton Street Townhomes - I'm unsure of the name of this potential development but it is just starting the approval process.  It will be along Canton Street just between Woodstock Rd and Minhinette Dr. 

Townhomes at Creekview Condominiums - Not many details are available on this one but from the looks of it, the owner of the property surrounding the unfinished Creekview Condominiums would like to develop townhomes on the areas of the property where the two other condo buildings were never built.

Image: @ScottLong

Hill Street Commons - Another proposed development in the Groveway district.  This one looks to have 24 townhomes and will be on the lot on the southwest corner of the Myrtle & Hill St intersection.  

City Green - This one will be a long term project but I like keeping tabs on it.  The most recent news is that the design and engineering were funded with $587k set aside in the 2015 budget.  This is big news and we should expect to see more details in the next few months.  If you would like to show your support.. click here!

Kingswood Subdivision (12160 Etris Rd) - This is pretty standard single family home subdivision that ws approved for 25 lots.  It will add a tiny bit of road connectivity to the intersection of Etris and Kent Rds.

Traditions at Roswell (Hardscrabble/Crossville) - This one is about 14 single family homes on about 5 acres.  It's a pretty standard subdivision that does not add to road connectivity and opens up to Hardscrabble just east of the Crossville intersection.

Canton Street Walk Resurrected - I haven't heard much about this one since late last year but I'm keeping it on the proposed list until I hear otherwise.  This project that I wrote about here will fill in an empty lot within the Providence development.  

52 Sloan Street - The owner of this property is hoping to tear down the historic structure circa 1925 and build new.  The building is currently badly burned but the HPC is not sure whether it is in need of demolition.  More to come here.  Either way, with the fire and the loss of the large tree, this property has seen better days.

This Google Streetview image shows the house in better times. The building is now badly burned, the large tree to the right is now a huge stump but.. you'll be glad to know that the street signs are still there in all their glory.The proposed elevations look nice and if approved will be a quality addition to the street. They will definitely be an improvement on the charcoal facade that's there currently.

Rumored

Vickers - What I have heard here is that the property is under contract to be sold.  The dollar figures are well over $1M.  It'll be interesting to see what might go here.

Dolvin House - The word on the street is that a redevelopment of the property surrounding the Dolvin House (aka the Roswell White House) on Bulloch Ave bay be in the works.  I think a cottage court style development surrounding the historic home would work well here.  Given that the property is listed as under contract, I'd say there is definitely something in play.

image: Sonenberg Company

Dead Projects

Azalea Townhomes - This would have brought 22 townhomes and 2 single family homes to the lot at Azalea Dr across from Azalea park.  The owner was also planning on donating some land on the river side of the property to the city to build a new boat house for the Crew teams that operate on the river.  Oversimplifying, there were a lot of water concerns coupled with some vocal NIMBY opposition.  It would have been nice to see added connectivity for the neighborhoods to the north to get to the river which would have eased some of the traffic at the 9/Riverside/Azalea and Azalea/Willeo intersections.  Oh Well!

The Blacksmith House (1075 Canton Street) - This one is dead from what I understand.  It would have added four townhomes behind the house at 1075 Canton St.  

Holcomb Bridge @ Scott Rd - This proposed development has been fraught with challenges.  A couple biggies were the site which has some water and topography issues.  I was a big fan of the initial proposal which would have added connectivity into Martins Landing from HBR but apparently when solutions are proposed that will help alleviate traffic problems, the same people that complain about the traffic problems don't like the solutions... so a second proposal came back without the connectivity but as of last check, the developer has dropped their application.