Alpharetta's Big Project Part Deux

image: North American Properties

So, the big news out of Alpharetta lately has been the release of the site plan for the new Avalon development.  You may want to check out their promotional video as well.  Very well put together with the always catchy Temper Trap song Sweet Temptation as background.  You can comment on the plan here on the Alpharetta City website and Mark Toro will be presenting the project to the public at 7pm on Monday 2/13 at Alpharetta City Hall.  Mark seems like a good guy and his presentation will probably be top notch.  Unfortunately, I can't make it.

This project is better than what is there now.  It's not better than the original Prospect Park plan in my opinion.  All in all, it has a long way to go to earn my full approval (but what the hell does that matter).  For what it's worth, here's My feedback...

Pro

• Thus far, a well executed marketing and promotional plan.  NAP knows what they are doing on the retail side and will no doubt put together a product that will work in Alpharetta.
• Nice use of terminated vistas on the central avenue.  Retail has figured it out, now we just need our transportation engineers and subdivision developers to figure it out.
• Bold move with the apartments given the current mood in Alpharetta toward anything non-single family.  These apartments will be leased with a quickness.  

Con

• Far too much land area dedicated to parking.  I hope they are planning on using the space as a land bank for future mixed use buildings.
• A 14 story building is a show stopper in Alpharetta.  Nothing on this property should be go over 6-7 stories.  NAP will get some serious backlash if they want to push the height.
• Does Alpharetta really need another movie theater?  Good grief!  Also, what will the back end of the movie theater look like from Westside Parkway?
• Poor use of the detention ponds.  Take the Historic Old 4th Ward Park pond as an example of great use of a detention pond.  I know.. the site is topographically challenged and the detention ponds can only go in so many places but where's the creativity?
• Townhomes should surround the park instead of the single family homes.  The little park does nothing to increase the value of the single family homes that have their own little yards already.  However, the townhomes would see an increase in value.  
• Townhomes should face out along Westside Parkway.  This entire project seems to look in on itself.  That could be a byproduct of the fact that it is surrounded by multi-lane arterials that not even the most ardent traffic engineer would want to stare at all day, but that's no excuse.  They should be designed more like the Lake Deerfield townhomes along Deerfield Pkwy where the buildings on the outside address the street.  There is nothing that can help the situation along Old Milton.. you're stuck with a 6 laner + turn lanes.  However, Westside can be done well and the right addressing of the street could really change the feel through that stretch of road.
• The outparcels are very concerning and leave uncertainty.  What will be there? They are too close to the residential.. the residential should interact with the main project and not be plagued with uncertainty of what will be developed right next door.  

Maybe some of these concerns will be addressed and questions answered at Monday's meeting.  Either way, thanks to Mark Toro and NAP for bringing life to this project and working to engage the public.

Dirt Lots, Economic Development and Holcomb Bridge

Roswell

Roswell OKs Economic Development Contract - AJC

City Council voted recetly to approve a $103,775 contract to develop a strategic economic plan. The plan has been signed with RKG Associates. RKG is based out of New Hampshire but has consulted many local and regional muicipalities. One of the most notable to me is Greenville, SC which has done a fantastic job rejuvinating its downtown.

New Study will Pinpoint Ways to Improve Traffic on Holcomb Bridge - Alpharetta Neighbor

The study will look at the 1.5 miles between Warsaw Rd and Holcomb Woods Pkwy. The total cost of the study should not exceed $463k and Roswell's share will be just under $100k. I'm looking forward to seeing what comes out of this.

Big Creek Wetlands Workday - RoswellGov.com

The city is holding a work day for wetlants restoration, plantings, and litter removal at Big Creek on March 5th.

Region

Developer Promises No Dirt Lot at Mixed-Use Site Near GA 400 - Alpharetta-Milton Patch

There has been a lot of talk about the proposed development at the MetLife/Peridot campus in Alpharetta. Naysayers complain that Alpharetta doesn't need more mixed-use and are requesting a moratorium on approvals of proposals. Proponents say there is nothing even close to similar in N Fulton and that Alpharetta should encourage this type of development because demographic trends show that it is becoming more ad more desirable. We can all agree that another dirt lot similar to Prospect Park is undesirable.

Public Concerns Spur Alpharetta to Reconsider MetLife Project - AJC

The city council has tabled this until the February meeting. I hope they are not persuaded by the naysayers who are using faulty statistics and clinging to a 1990's land development model.

Tough Questions for Mayor of Johns Creek - CBS Atlanta

My only question is this: $400k for 9 Electric Bikes???

MARTA to Spend $117M on Train Control Technology - AJC

At first glance, this seems staggering but according to MARTA has been planned for some time. However, it was plainly obvious after the DC Metro crash in 2009 that MARTA would be spending some money since our systems are essentially identical (except that DC decided to build neighborhoods around their stations and we decided to build parking lots, that's another story though)

Beyond

Miami21 Wins National Planning Excellence Award - CEOs for Cities The form based code that has been adopted in Miami is a model for the 21st century. I would love to see something like this adopted here in Roswell and in the larger metro area. We're a long way off.

Are Cities Any Place for Children - Shareable

This is an interesting piece on why cities are percieved (in some cases rightly so) as bad places for children.

Survey Finds "Buy Local" Message Beneffiting Independent Business - NewRules.org

Notable Quote:

For the fourth year in a row, a national survey of independent businesses has found that those in communities with an active "buy local" campaign have experienced markedly stronger revenue growth compared to those located in areas without such a campaign.

I wonder how Roswell's buy local campaign Find it All Roswell is doing.

The Big Creek Greenway - Alpharetta

Alpharetta's Big Creek Greenway is a well maintained trail that runs 6.15 miles (10km) along the Big Creek.  It is a concrete trail that meanders gently through the woods just to the east of North Point Parkway.  The path is great for walking, jogging, biking or rollerblading.  It is pet friendly but be sure to always pick up your pet waste.

 This trail is in a suburban environment so you won't get the wildlife that you might if you were out in a national forest but what it lacks in wildlife, it makes up for in convenience.  You can run into deer, blue heron, ducks and Canadian geese from time to time.  We did run across a fairly long black snake on a recent outing.  It is ealsily accessible from GA400 and has three parking lots for access.  The parking lots generally have restroom facilities (portable toilets) as well.

Hours are 8am until dusk daily.  For more info, visit the City of Alpharetta Website or GeorgiaTrails.com

Access Points

• Haynes Bridge Road: From North Point Parkway, go 1/5 mile south on Haynes B
  ridge Road. A parking lot is on the east/left side of Haynes Bridge Road across from the Archstone Apartments.
• North Point Mall: Driving northbound on North Point Parkway halfway between Mansell and Haynes Bridge Roads, find the greenway sign directly across from Haverty's Furniture.Parking is located in a wooded area. Restrooms are available at that location. 800 feet south of this entrance is the NorthPoint Village retail center. Wal
  k behind the shops to the stairway that leads to the wetlands mulch trail. Note: The stairs are not A.D.A. accessible.
• Kimball Bridge Road: Located 1/4 mile southeast of North Point Parkway, across from New Prospect Elementary School.Parking is allowed at the school during hours when school is not in session (weekends, after hours on school days,and during the summer.)
• Alpharetta YMCA: From Old Milton Parkway, go 1/4 mile north on North Point Parkway to Preston Ridge Road and turn right toward the YMCA.