ATLANTA | Construction Thread V - Page 165

PremierAtlanta · #**3281** Posted: **Mar 18, 2011, 1:45 AM**

Quote:

Originally Posted by shivtim

Notice how AJC takes specific care not to mention how Fulton county is becoming more diverse by adding more white people.

If it had, the writer would have been sloppy in reporting. Fulton was 48.1% White, 44.6% Black, 5.9% Hispanic, 3.0% Asian in 2000. If Fulton saw an increase in it's white population then technically wouldn't that mean it's becoming less diverse or as diverse as it was in 2000? Of course, this is depending on the numbers when they are released tomorrow.

With that said, there would be no need to mention that it is becoming more diverse. I would suspect that is the same reason they did not do it with Cherokee, Henry, Paulding and Forsyth as well.

L41A · #**3282** Posted: **Mar 18, 2011, 6:12 AM**

Quote:

Originally Posted by PremierAtlanta

If it had, the writer would have been sloppy in reporting. Fulton was 48.1% White, 44.6% Black, 5.9% Hispanic, 3.0% Asian in 2000. If Fulton saw an increase in it's white population then technically wouldn't that mean it's becoming less diverse or as diverse as it was in 2000? Of course, this is depending on the numbers when they are released tomorrow.

With that said, there would be no need to mention that it is becoming more diverse. I would suspect that is the same reason they did not do it with Cherokee, Henry, Paulding and Forsyth as well.

Well Well Said !!!!

BlindFatSnake · #**3283** Posted: **Mar 18, 2011, 12:02 PM**

Quote:

Originally Posted by GTdan

And the city of Atlanta grew by less than 5,000 since 2000...that just doesn't seem right.

Possible cause: Atlanta Housing Authority demolished thousands of residential units and only rebuilt a very small number of replacement units thus far. Many of those former residents chose "housing" vouchers and relocated to homes with front and back yards in neighboring counties.

The housing bust also affected (or slowed) the rebuilding of subsidized public housing.

I would love to see an interview with AHA brass that focused on the number of rebuilt units and a timeframe for when those demolished units will be 100% replaced.

Also, thousands of stand-alone houses were vacated in the SWATS in recent years due to the housing bubble bursting, leaving every 3rd house in some SW neighborhoods vacant.

Just food for thought.

shivtim · #**3284** Posted: **Mar 18, 2011, 1:14 PM**

Quote:

Originally Posted by PremierAtlanta

If it had, the writer would have been sloppy in reporting. Fulton was 48.1% White, 44.6% Black, 5.9% Hispanic, 3.0% Asian in 2000. If Fulton saw an increase in it's white population then technically wouldn't that mean it's becoming less diverse or as diverse as it was in 2000? Of course, this is depending on the numbers when they are released tomorrow.

With that said, there would be no need to mention that it is becoming more diverse. I would suspect that is the same reason they did not do it with Cherokee, Henry, Paulding and Forsyth as well.

I meant the city of Atlanta, I mispoke when I said Fulton County.
They didn't mention Cherokee, Henry, etc, because they were only talking about the five largest counties in the metro. Regardless, they still didn't say anything about Fulton in the article, which is bizarre. They mentioned the white population falling in the other counties, why not mention it's growing in Fulton?
Still, looking at the numbers, I was right that Fulton's white population is growing, but it turns out the black population grew even faster, so it did indeed become a more diverse county. The census tracts haven't been released yet, but I would guess there has also been a strong "mixing" within Fulton county, with more whites/asians/latinos moving into areas that were previously dominated by blacks, and more blacks/asians/latinos moving in to areas that were previously dominated by whites.

Fulton's 2010 data:
920,581 (12.8% growth since 2000)
44.5% white (409,658)
44.1% black (405,876)
5.6% asian (51,552)
(7.9% hispanic, which is included in the other categories)

and from census 2000:
816,006 total
48.1% white (392,598)
44.6% black (363,356)
3.0% asian (24,823)
(5.9% hispanic)

So it appears that Fulton was the only one of the five major counties to gain white people. However, it gained more black people than white people, and also gained more asians and hispanic/latinos.

rgreen2206 · #**3285** Posted: **Mar 18, 2011, 2:40 PM**

The population estimate for Atlanta City seems way out of whack. It is listed as 420,003 for the 2010 census. The 2009 estimate was 540,922. What is going on here? When have the Census estimates been this far off? Everbody from the ARC to the Metro Chamber has been saying the population was in the 520,000-540,000 range. Where did 100,000 people go?

BlindFatSnake · #**3286** Posted: **Mar 18, 2011, 2:48 PM**

Quote:

Originally Posted by rgreen2206

The population estimate for Atlanta City seems way out of whack. It is listed as 420,003 for the 2010 census. The 2009 estimate was 540,922. What is going on here? When have the Census estimates been this far off? Everbody from the ARC to the Metro Chamber has been saying the population was in the 520,000-540,000 range. Where did 100,000 people go?

Remember the 30,000 ppl who showed up for housing vouchers in East Point last year? And, those were just the parents pushing and shoving for a 100 or so vouchers.

Something does seem way outta whack with Atlanta's numbers... Maybe the extremely high foreclosures in certain areas had something to do with ppl not filling out the census. If you house is being foreclosed, why take the time to fill out a census form that will eventually be false... However, the low numbers still baffles

shivtim · #**3287** Posted: **Mar 18, 2011, 2:51 PM**

Quote:

Originally Posted by rgreen2206

Everbody from the ARC to the Metro Chamber has been saying the population was in the 520,000-540,000 range. Where did 100,000 people go?

The ARC's estimates were actually much lower than the census (american community survey) estimates. ARC said around 480,000. Still, that's 60,000 too high.

I tend to trust the actual census numbers. What worries me is that the census' american community survey estimates seem to be way off. How can you overestimate by 120,000 people? Similar things happened with Chicago, St.Louis, etc... This is a problem, because there is a lot of information that is now collected only in the ACS, rather than in the full census like it used to be. Can we really trust any of the information in the ACS?

shivtim · #**3288** Posted: **Mar 18, 2011, 3:19 PM**

For comparison, the city of Atlanta gained 23,012 whites and lost 28,913 blacks.

Terminus · #**3289** Posted: **Mar 19, 2011, 4:13 PM**

And now for some actual high-rise development news...

I have it from reliable sources that Novare is planning up to three 20+ story apartment buildings at three different sites in Downtown and Midtown, but specific sites were not mentioned.

My prediction is that they will reposition sites originally planned for condos (i.e. Phase II of Viewpoint and Phase II of Twelve Centennial) as apartment buildings.

micropundit · #**3290** Posted: **Mar 19, 2011, 4:37 PM**

Quote:

Originally Posted by Terminus

And now for some actual high-rise development news...

I have it from reliable sources that Novare is planning up to three 20+ story apartment buildings at three different sites in Downtown and Midtown, but specific sites were not mentioned.

My prediction is that they will reposition sites originally planned for condos (i.e. Phase II of Viewpoint and Phase II of Twelve Centennial) as apartment buildings.

Caleb,thanks for the update/predictions. There will another 12 project as well-Midtown?

stevemus · #**3291** Posted: **Mar 19, 2011, 6:30 PM**

Something completely different for Atlanta; another box on a garage! Do the cars actually plan the construction and architecture or do people get involved? I lived there for many years in Midtown, there are no sidewalks in many places. Very odd if you are from a real city.

L41A · #**3292** Posted: **Mar 19, 2011, 10:16 PM**

Quote:

Originally Posted by stevemus

Something completely different for Atlanta; another box on a garage! Do the cars actually plan the construction and architecture or do people get involved? I lived there for many years in Midtown, there are no sidewalks in many places. Very odd if you are from a real city.

I too lived in Midtown for many years (in the 1980s primarily) and without a car. I had no problem finding streets with sidewalks. As a matter of fact, I'm having a hard time trying to envision any places where there was/were no sidewalks.

gttx · #**3293** Posted: **Mar 21, 2011, 1:16 AM**

Quote:

Originally Posted by Terminus

And now for some actual high-rise development news...

I have it from reliable sources that Novare is planning up to three 20+ story apartment buildings at three different sites in Downtown and Midtown, but specific sites were not mentioned.

My prediction is that they will reposition sites originally planned for condos (i.e. Phase II of Viewpoint and Phase II of Twelve Centennial) as apartment buildings.

Wow, Novare is still actually in business? I had a feeling this bust would have cleaned them out pretty well.

joecool · #**3294** Posted: **Mar 21, 2011, 3:51 AM**

Quote:

Originally Posted by Terminus

And now for some actual high-rise development news...

I have it from reliable sources that Novare is planning up to three 20+ story apartment buildings at three different sites in Downtown and Midtown, but specific sites were not mentioned.

My prediction is that they will reposition sites originally planned for condos (i.e. Phase II of Viewpoint and Phase II of Twelve Centennial) as apartment buildings.

Any idea when?

foxmccleod · #**3295** Posted: **Mar 21, 2011, 2:01 PM**

Quote:

Originally Posted by Terminus

And now for some actual high-rise development news...

I have it from reliable sources that Novare is planning up to three 20+ story apartment buildings at three different sites in Downtown and Midtown, but specific sites were not mentioned.

My prediction is that they will reposition sites originally planned for condos (i.e. Phase II of Viewpoint and Phase II of Twelve Centennial) as apartment buildings.

Maybe the demolition of the Atlanta Opera building on West Peachtree is in preparation for one of these buildings since Novare bought the property back in 2006.

echinatl · #**3296** Posted: **Mar 21, 2011, 2:48 PM**

I'd love for someone to move forward with the apartments that were supposed to go in downtown across from the world of coke. I believe a Publix was slated to go in at the site as well.

Zanarkand A East · #**3297** Posted: **Mar 22, 2011, 2:00 AM**

Quote:

Originally Posted by echinatl

I'd love for someone to move forward with the apartments that were supposed to go in downtown across from the world of coke.

This

Quote:

Originally Posted by Terminus

My prediction is that they will reposition sites originally planned for condos (i.e. Phase II of Viewpoint and Phase II of Twelve Centennial) as apartment buildings.

Is there a timeline for this? I heard it wasn't slated to be completed...ever

BlindFatSnake · #**3298** Posted: **Mar 22, 2011, 11:57 AM**

Quote:

Originally Posted by Terminus

And now for some actual high-rise development news...

I have it from reliable sources that Novare is planning up to three 20+ story apartment buildings at three different sites in Downtown and Midtown, but specific sites were not mentioned.

My prediction is that they will reposition sites originally planned for condos (i.e. Phase II of Viewpoint and Phase II of Twelve Centennial) as apartment buildings.

Novare was on the cutting edge when they started building intown highrise condos before the other major players took notice.

05 Apartments in Buckhead is 100% occupied and has been fully leased for nearly a year now. The 20-story tower (managed by Coro Realty) was the only NEW highrise apartment tower in the metro area when it was constructed.

At least Novare is paying attention to the success of this highrise apartment. 05 Buckhead is beautiful with great views in every direction.

The condo market is dead, so build apartment towers and give tenants a taste of highrise living and maybe they'll buy highrise condos later.

Groom the market.

TarHeelJ · #**3299** Posted: **Mar 22, 2011, 5:09 PM**

Quote:

Originally Posted by L41A

I too lived in Midtown for many years (in the 1980s primarily) and without a car. I had no problem finding streets with sidewalks. As a matter of fact, I'm having a hard time trying to envision any places where there was/were no sidewalks.

My thoughts exactly...there may be a remote area without a decent sidewalk somewhere in Midtown, but I can't envision it.

BTW stevemus, the "real city" comment is so old and tired...not to mention totally off-base. I'm pretty sure Atlanta meets the requirements of a real city: http://www.merriam-webster.com/dictionary/city

echinatl · #**3300** Posted: **Mar 24, 2011, 3:16 PM**

Walmart picks atlanta for eastern HQ
http://www.bizjournals.com/atlanta/news/2011/03/24/walmart-picks-atlanta-for-eastern-unit.html