Published on January 14th, 2015 |1
Hanover moves forward on 2 apartment projects, 728 units
In February, Hanover expects to begin demolition of the Parkside at Buckhead apartments, 475 Buckhead Avenue to build a new development of 375 luxury apartment units on the site, according to Hanover Acquisitions & Development
Partner Adam S. Harbin.
Harbin told BuckheadView that construction on the new development, located between Buckhead Avenue and Pharr Road at Old Decatur Avenue, hopefully will begin by the fall of this year.
Meanwhile, Harbin was back before the Development Review Committee of SPI-9 (special public interest district) Jan. 7 for a second review of Hanover’s planned 20-story mixed-use development next to the Buckhead Theatre that will include 353 luxury apartments and 12,975 square feet of ground floor commercial space.
Hanover has filed with the city of Atlanta for a special administrative permit (SAP) for the project at 3116 Roswell Road and seems eager to begin construction as soon as it can obtain approval of several adjustments to SPI-9 zoning and development requirements and obtain necessary permits.
These two projects, while adding a significant number of apartments to the Buckhead market, represent less than a tenth of the 9,422 new apartment units reported by Buckhead Coalition President Sam Massell on Oct. 14 as being in one of four stages of development—announced, grading, under construction or renting.
A former Realtor, Massell admits there is the probability that some may not come to fruition, but for now he has them all listed in the Coalition’s “Address of Choice” directory which was
begun around January 2012.
Massell made his announcement right at the time that Regent Partners announced it planned to develop 300 apartments in Buckhead and Hanover announced the 351 units in the project
next to the Buckhead Theatre. (To read that October BuckheadView report, click here.)
Also, since that October report, Gables Residential has announced it will develop 327 residential units in a 13-story apartment project—with townhomes and limited commercial space—at the corner of East Paces Ferry Road and Maple Drive, just a few block east of the one Hanover development. So, the figure now is up to almost 9,800 apartment units.
Another 20-story mixed-use development with some 300 apartment units, which was planned for just south of Pharr Road on Peachtree—where the Grand China restaurant and Exxon gas station are located—may not happen, according to what was reported by staff at the service station.
A friend of BuckheadView was told the deal for the property fell through, when she talked with the service station people earlier this week.
BuckheadView left a phone message for Jimmy Baugnon, division executive with Terwilliger Pappas, which recently announced the development project, but there was no response to the phone call.
It seems quite certain that both of the Hanover projects will be moving forward aggressively during 2015. Hardin told BuckheadView that all of the leases at Parkside at Buckhead have been terminated and people are moving out by the end of January so that demolition can begin in February.
The new six-story mid-rise complex that will be built on 3.63 acres has a hidden parking garage that will be totally wrapped by the apartments. The 375 residential units will be 70 percent one-bedroom apartments and 30 percent two-bedroom.
The project includes a public access green space connectivity form Pharr Road to Buckhead Avenue which includes a labyrinth park area, which the Development Review Committee was very much in favor of.
The Houston-based Hanover, which focuses on developing luxury apartments, is planning a very different project to replace the current street-level surface parking lot next to the Buckhead Theatre. Hanover describes it as a gateway project to the West Village area of Buckhead.
The SPI-9 Development Review Committee has expressed its approval of the project in concept. However, during its second review of it at the Jan. 7 meeting, the DRC came back with a total of some 15 notations of zoning variations and other items to be addressed by Hanover.
Harbin told the DRC members the project had not changed that much since it was first introduced to them last fall. “It has evolved,” he said.
“We think this is the best site in Buckhead,” Harbin explained, but he pointed out “it is a very complicated building…the site is too narrow and too short.” But the curvature of the building maximizes residents’ views and the amenities deck overlooks the refurbished Charlie Loudermilk Park.
One variation, which was approved by the DRC was to reduce the number of spaces in the parking deck for the project from 769 to 662, to provide just 1.48 spaces per unit based on market demand and to provide 144 public parking spaces for the combined use of the 12,975 square feet of commercial space and the adjacent Buckhead Theatre.
Another variance was to allow the reduction of parking spaces available to the theater during construction of the new development to zero from the present approximately 119 spaces for theater use at the present surface parking lot where the new building will go.
The Hanover project will have a direct access to the Buckhead Theatre through a vestibule from its public parking area. Some of the variations were associated with aligning the new development with the existing Buckhead Theatre—both along Roswell Road and along the back on Early Street—and with the other retail shops along that block between West Paces Ferry and Irby Avenue.
Because of the alignment of the front of the new building with the existing theater and retail shops, the sidewalk area will be narrower than what is called for under the new SPI-9 zoning requirements. The DRC members agreed to a variance for that.
The committee also agreed to a variance to allow a wall to be built at the corner of Roswell Road and Irby Avenue to provide for space for outdoor dining for a potential restaurant to be located at that corner of the commercial space for the development.
Many of the remaining variances involved technical issues—such as the number of curb cuts on the three streets involved, the number of loading docks and width of driveways, the
distance of driveways from a street corner and the screening of the building mechanical equipment and dumpsters, etc.
However, the committee did have some suggestions for Hanover to make the project more attractive and work better with its surrounding area.
One was to work with the city and Georgia Department of Transportation to ensure that the entry to the parking deck off Roswell Road aligns perfectly with the intersection of Sardis Way and Roswell Road.
Another was to work with GDOT to provide pedestrian crosswalks or HAWK signalized crossing facilities on Roswell Road adjacent to the curb cut for the parking deck entry to facilitate crossing the street to Charlie Loudermilk Park.
The committee also recommended that the ground floor level glass at the corner of Irby Avenue and Early Street be extended further along Early “in an effort to further activate the sidewalk and provide visual interest.” That part of the building is where the residential clubroom will be located, as well as the leasing office, and will be the residential street entry to the building.
Harbin was very agreeable to that suggestion, because he told the group he sees that part of the building as the entryway to the West Village area and “believes continued development of the West Village is imminent.”
The committee said it sees no reason for Hanover to return for further review of the project.