What are your impressions, thoughts, concerns or suggestions regarding the proposed site plan and uses submitted by North American Properties for the Avalon Development at the northwest corner of GA-400 and Old Milton Parkway?

This is okay for a starting point, but there are some big changes that need to be made before I can support it.

I don't buy the position that the rental units will command higher rents. There are already so many apartment complexes within 5-10 miles of this development. If apartments are empty, prices come down. Why not condos instead of rental? I'd like to see the analysis around the current rental market in Alpharetta, and why we need to increase the density even further.

These developers have clearly stated that the project is a no-go without the rental units. Alpharetta is so desperate to have some developer clean up that mess, that they will bend to the demands of the developer.
I sure hope that Alpharetta isn't soft on the entire approval process, leaving us with something less that we can be proud of.

I like the plan as presented and believe it will be a great addition to the community.

This is a wonderful idea. I watched the meeting on February 13th, and was blown away. I have been curious about this project for 3 years. I would love to have my business at the Avalon, and show off our 5 star service and talent. My salon is the salon to go to when you want runway finishes, or fresh polished looks.
My salon can continue to grow successful stylists to cater to our community. It is also my dream to live, work, and shop in one place. This development is perfect timing for me, and our community.

Veronica Stone Salon

www.veronicastonesalon.com

This is okay for a starting point, but there are some big changes that need to be made before I can support it.

My concern is for the rental units. Alpharetta is supposed maintain residential dwellings to 15%. I understand the city is currently at 25% rental properties. This number of rental units will significantly increase the percentage of rental properties. If the city council has set a supposed limit of 15% rental properties, which the residents support, why should the city continue to increase the percentage of rentals?

Alpharetta becoming more of a rental community means more properties will not properly maintained and more people will be residing in the community that do not have a commitment to the city.

Please reduce the number of proposed rentals in the Avalon property.

Raymond Allen

This is okay, but I have a few suggestions or concerns.

Nice presentation last night. Of all the things you said, the two that impressed me most were 1) emphasis on green-space as an amenity and 2) potential for chef-driven/locally owned restaurants. You almost said, but did not quite say, "farm-to-table" restaurants and that would have been impressive too.

You evaded the question on parking, perhaps for good reason, I don't know, but that remains a major concern and deserved some discussion I thought. I do see this venture as a parking nightmare. It's so much happening on just 80 acres - yes, parking is an issue.

As well, the point that our weather is not the same as San Jose is a great point when it comes to the life on those green-spaces. I am all for walk-ability and green-space and gardens and such, I'm just realistic about it. This is Georgia. The people making the most money on this development will be the management company (you) and the landscape services company. But, there are ways to work in sustainable landscape design and I hope you all are doing that.

I suspect that in the end, some combination of the elements you are bringing together will be a winning combination. Will it be hotel, office, retail, rental, residential-for sale all together like that on 80 acres? Unlikely. I think you (and the other developments you mentioned - in San Jose, etc.) are throwing the whole pantry into the cake and why not? But, I do think one or more of those ingredients portends an odd flavor.

I like the plan as presented and believe it will be a great addition to the community.

We appreciate all your comments and look forward to presenting this incredible project tonight at 7pm at City Hall.

Thank you,
Michael Davis
Senior Development Manager
North American Properties

I like the plan as presented and believe it will be a great addition to the community.

Mixed use developments are good.
Opening Westside Parkway is really good

I like the plan as presented and believe it will be a great addition to the community.

This is okay for a starting point, but there are some big changes that need to be made before I can support it.

First of all is a Live, Work, Play concept a viable concept in this area ? If the answer to this is yes, then lets proceed onto some of my other concerns.

- I understand what the design team is attempting to do, with the creation of a central boulevard with the living and retail on this street, with a with focal points at three ends, but it is making significant sacrifices with the two major street fronts. Placing all of the parking along Old Milton Parkway does not help distinguish the community from your typical suburban sprawl development.

- There is no sense of entry into the community.

- The townhomes along Westside Parkeway seem to have been dropped in haphazardly without addressing the this main drive at all. The residential community does not seem to have much sense of a "community".

- The 14 story building would not be so offensive if it was placed in a better location. Its location is in total disregard with the layout out of the community.

- Rental units need to maintain a high standard of design and build-out in order to maintain a high enough price point.

- The retail on the ground floor of the multi-story buildings needs to be able to accommodate more than your typical strip shopping center fare. A grocery store would be an asset to those living in this community.

- More green space would be beneficial with a coherent walking / exercise trail would also attract residents.

- Instead of another movie theater, maybe a different type of entertainment center would be more appropriate.

This community has a lot of potential and could become something great in Alpharetta, but much thought and effort must still go into this design. This is not a complementary design for this city.

This is okay, but I have a few suggestions or concerns.

First, let me say that I appreciate North American Properties taking over this development and committing to bring it to fruition. It is much needed! Some of the modifications they have proposed are welcome (e.g. lowering of parking deck and building heights). After looking at the plans and comparison sheet, I have 3 major suggestions for change:

1. Development Inspiration - The plans seem to bring the "feeling" of the development from fab to drab. I suggest North American Properties work collaboratively with Alpharetta to ensure the architecture, layout and landscaping of Avalon remain consistent with the original high quality, upscale and unique inspiration that Prospect Park was going to deliver. If not, it will not be unique enough to draw people to visit or shop here vs. the many other such shopping sites in metro Atlanta (the closest competitor being the wildly successful Avenues @ Forsyth on exit 13).

2. Rental Units - The biggest concern is the inclusion of rental units. Apartments, by their nature, bring a very transient group into an area as well as the increased potential for criminals that would want to target Alpharetta because of its higher than national average income level. I suggest turning these apartments into condos that would allow homeowners to purchase property at a lower cost for ownership in Alpharetta. According to the National Association of Realtors, higher levels of homeownership have been shown to reduce crime rates. ”Homeowners have a lot more to lose financially than do renters. Property crimes directly result in financial losses to the victim. Furthermore, violent non-property crimes can impact the property values of the whole neighborhood. Therefore, homeowners have more incentive to deter crime by forming and implementing voluntary crime prevention programs.”

3. The Name - "Avalon" evokes images of an average Toyota vehicle...not very interesting or inspired for bringing business to the area. I suggest North American Properties work with Alpharetta to modify the name - even slightly - to make it different.

I like the plan as presented and believe it will be a great addition to the community.

There is substantial revenue to generate in Alpharetta .... With Avalon we Alpharetta peeps can spend our dollars in Alpharetta as opposed to Dunwoody and Buckhead. My wife and I are very excited about this addition to our neighborhood.