Sprayberry Crossing Redevelopment
- Q & A -
Residential Questions
1. Will the senior living community have the same level of amenities that the John’s Creek property offers?
Yes. The proposed senior living component will be positioned as a sister community to our EVOQ Town Flats neighborhood in John’s Creek. It will feature similar luxury amenities designed to appeal to busy, socially-engaged residents including a concierge, music lounge, self-serve beer & wine selections on tap, saltwater pool and state-of-the art fitness center. Our EVOQ living brand is targeted to active adults aged 55+.
2. What is your plan with the property a few years down the road? Do you plan to sell it like you did with the Reserve at John’s Creek and as you plan to do with EVOQ?
We prefer to hold many of our projects as long-term investments. The Reserve at John’s creek was built and professionally managed by Atlantic Residential for over 10 years. Decisions to sell communities are often connected to our investment partners’ capital requirements at that point in time.
3. Are you willing to consider a different mix of residential units – with a greater focus on senior and owned townhomes, and less on apartments?
The current plan is optimized for the intended uses due to the requirements of the grocer location and the fixed position of the cemetary, so there are constraints on how much flexibility that we have in the site plan.
4. Can we get a price point for rentals?
Projected rents for 1- and 2-bedroom flats will range between $1,400 and $2,100 per unit with square footages starting at 700+ square feet for one bedrooms and 1,100+ square feet for two bedrooms.
5. I’m sure that there will be an age restriction for the senior living area, but for the other residential apartments, will there be any restrictions in regard to income level?
The senior living community will be restricted to active adults aged 55+. The flats will be positioned as luxury market rate housing where residents are required to qualify for rents ranging between $1,400 for a one-bedroom, single household and $2,100 for a two-bedroom unit.
6. How do you plan to enforce HOA rules (no renting of town homes, number pf residents allowed per apartment, number of parking spaces allowed per unit, landscaping upkeep) once\if you sell the property to another real estate company?
A long-term owner’s association agreement will be put in place to set high quality standards for common area maintenance, security and overall property upkeep. The residential, retail and grocer components will be parties to the agreement to ensure continuity in coverage. This will be a perpetual agreement designed to accommodate and survive any potential change in ownership.
Site Accessibility Questions
1. What are your plans for ingress/egress to the site? Will the main entrance still be at the light where the Sprayberry Bottle Shop is? Currently the new light takes cars into the Bottle Shop and not the entrance between the old Suntrust and Bottle Shop.
An updated traffic study is underway that will provide some additional insight on how to appropriately address ingress and egress points at the site, as well as circulation within the development. We are aware of the community’s concerns regarding traffic, including problems associated with cut through traffic during peak hours. We are prepared to install traffic calming measures such as speed bumps and restricted access points as necessary, to curb the cut through traffic.
2. What will be the other access\egress points to the property beside the main one? If so, could you explain where how it will work.
Refer to the answer for Acess Egress Question number 1 above.
3. Will access points from behind all the surrounding parcels be blocked?
Refer to the answer for Access Egress Question number 1 above.
4. Has any thought been given to purchasing some of the out parcels to incorporate them into the new look and feel and provide a better gateway into the community?
Yes. Previous attempts to acquire and incorporate additional parcels have been unsuccessful to date.
Traffic Questions
1. Have you already had any type of traffic study done to assess the impact on Sandy Plains Rd and E. Piedmont Rd (and to a lesser extent Post Oak Tritt Rd.) If not, what data are they using to judge the impact to traffic?
An updated traffic study is underway and will be available to the public to view within the next 45 days. It is our belief that peak traffic generated by the proposed development will be materially less than traffic generated by a retail center permissible under the existing zoning.
2. Are you planning to do a traffic study?
Refer to the answer for Traffic Question number 1 above.
3. Traffic patterns are a concern in this concentrated area approx 300-to potential 600 additional cars, plus retail traffic. Would like to understand traffic considerations.
Refer to the answer for Traffic Question number 1 above.
4. Is the co-working space necessary? While people worry about the traffic generated by the apartments, this could be just as much a resource of congestion.
We believe the amount of co-working space is nominal and may provide the surrounding community with locally serving office space. The space may also be reprogrammed to accommodate professional services which include lawyers, engineers, financial advisors and other knowledge-based service firms for the surrounding community.
Community Space Questions
1. The property looks car centric. Where are the sidewalks? Are they wide and inviting with park benches? Any thought to a garage for parking and better utilizing the open space?
Sidewalks and street furniture will be provided throughout the development to facilitate a safe pedestrian experience for residents and visitors.
2. Can the cemetery be incorporated into the community as Kennesaw has done? It could provide more usable green space.
Unlike the historical Kennesaw City Cemetery, the Mayes family cemetery is legally viewed as a Tenant in Common form of ownership. This ownership structure presents unique challenges in how the space can be reprogrammed including its use as additional greenspace. We will ensure a safe and perpetual access easement will be maintained to the cemetery for all family members and visitors.
3. Will a dedicated staff person be onsite to promote community through programming?
Each residential community will have a staff person that will interact directly with the master association management for the project wide activity programming.
4. Is the green space shown in the plans going to be for public use or will it be only for the residents of the complex only?
The greenspace is intended to be used by residents and the general public. We are currently reevaluating certain components of the site plan to identify new opportunities for shared public and private spaces to benefit the entire community.
5. Will the greenspace be completely passive or have grills, firepits, backyard games, benches, trees for shade, gathering areas?
Refer to the answer for Community Space Question number 4 above.
6. It would be really great if the greenspace had a reason to frequent- ie setup more like “The Hub” in Watersound that has spaces for outdoor dining, a green, and a small “stage”. The Hub is classified as a “community center” and includes retail, dining. I’m even thinking of areas like Rosemary Beach that have ground level retail & restaurants with apartments/condos above and single family homes/townhomes as inspiration.
Refer to the answer for Community Space Question number 4 above.
General Questions
1. What will security look like? Working at the newly renovated Peachtree Center in downtown Atl, I know that friendly, highly visible security can transform an area.
We are still evaluating security options and needs, hence we don't have a particular plan established at this time.
2. What will be put in place to ensure shopping carts aren't removed from the grocery store and left at the residential areas?
We will work with the grocer to utilize shopping cart theft prevention technology such as self- locking wheels and perimeter barrier systems to keep shopping carts on the property. The grocer will also be a party to a master association agreement that will set and manage first class standards for quality control and overall property upkeep.
3. Will the retail include restaurants?
Yes. Our desire is to include restaurant space within the development. We will partner with a boutique retail broker to help us select higher quality and economically viable tenant(s).
4. This property was listed as a Cobb County redevelopment site that included tax incentives for redevelopers. Will the you be applying for these incentives and does that include waivers for any type of impact fees? How about the grocer?
This development will be 100% privately funded. Atlantic Residential is NOT seeking any public subsidies, funds or tax abatement from the county to support the financing of this project. We are seeking to rezone the property from Neighborhood Shopping to a classification that will permit a mixed-use development. If the rezoning is approved, Cobb County will grant us the legal rights also known as “entitlements” to redevelop the property under those zoning conditions.
5. Four stories seems high and out of element compared to the surround communities. Would you be able to provide an accurate rendering of how this would look – not only from East Piedmont Rd and Sandy Plains Rd, but also from the subdivisions to the NW and SW of the property?
We can produce visual graphics and renderings to show the line of sight from various points adjacent to the proposed development.
6. The development seems to have minimal retail, which minimizes the draw for the community to use this space. Are you willing to consider adding retail space?
We believe the proposed amount of retail is appropriately sized to be successful at this location. Our goal is to avoid providing too much retail that results in underutilized spaces and empty storefronts. A retail market study and a boutique retail broker will be consulted to provide additional insight on the economic viability of adding additional retail at this location.