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'm concerned with having so much of the parking facing North Point Parkway - I think for passers-by, a more attractive option is having the retail face the street with parking hidden behind.

For a well-executed example nearby, take a look at the modernized Lindbergh Plaza in Buckhead (http://www.lindberghplaza.com/).

The site plan as presented looks like just another average suburban shopping center.

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

I favor this kind of high density development, mixed with open space.

I feel that this proposal is wrong for Alpharetta. Let me tell you why.

This development is not needed. First, it seems the large amount of retail will directly compete with the downtown Alpharetta plan that is still taking shape. In addition, it will likely take business away from the North Point Mall area and pretty soon that part of town will be below our standards. Why do we need to keep building new retail when existing retail space is below capacity? I would like to see the current numbers on townhomes, apartment homes, and condos in Alpharetta and relevant occupany rates to see if that supports yet more of these. What will the effect be on our local schools?

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

Without seeing what the complex is going to look like it's hard to comment on the success of the project and areas of improvement. One thing for sure, it shouldn't be another generic looking shopping plaza.
Apartments are a big concern. There is going to be as many units for rent as there will be units for sale. I would reduce the number of apartment units to less than 80 to make sure that we don't end up with an oversupply of units that could lead to depressed rental rates, loss of prestige. Since there is still room to expand in the future, add more rental units later to slowly absorb the needs of the community. So maybe the city can consider a conditional zoning approval that would require another approval down the road depending on how well the area is doing and the average occupancy rate.
Here is what I would do instead, expand the number of office/apartment type units (first floor for business/second floor - living quarters) that would attract artists, musicians, professionals that could run their businesses and live in the same place. We need more galleries, exhibits, show rooms, professional schools in Alpharetta. Not only it would benefit the restaurant scene but it would also bring the prestige that Avalon is seeking.
Adding another theater might be an overkill. Again if you do plan to add a movie theater, it needs to stand out from the two other theaters in close proximity. Instead I would add something that like an upscale entertainment center that would include a comedy club/bowling alley/rock climbing wall/ping pong room/pool table room. If you do add a movie theater include a movie room to show (independent/foreign) line of movies which would be something unique and appeal to the young professional base.
Alpharetta is full of families with small kids. I think that if you added a kid’s club similar to what cruise lines offer where you can drop kids off while peacefully enjoying a meal or a movie/comedy show, it would be an instant hit.

I feel that this proposal is wrong for Alpharetta. Let me tell you why.

Are there not enough vacant retail spaces within a mile or two from downtown? The whole downtown area is pretty pathetic, especially when compared to downtown Roswell. Why dilute the pool with more developments? Are there not enough unused (brand new) retail spaces between downtown and Windward? It really is amazing that people don't learn from the crash of the housing market. As a resident, I am deeply concerned that people in power can look at a plan like this and turn a blind eye to the retail spaces (old and new) that sit unoccupied for YEARS in Alpharetta.

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

I agree with many of the commentators before me: too many apartments! Alpharetta does not need 250 more apartments! They often attract the wrong people. Also, high-density living creates high-density traffic. Westside Parkway is going to be a nightmare. If anything, this space should more closely resemble the Avenues at Forsyth.

I feel that this proposal is wrong for Alpharetta. Let me tell you why.

Having that much surface parking facing Old Milton is just plain wrong. It will make the entire area look like on giant parking lot. And driving around Alpharetta/Johns Creek now all you see is giant empty retail centers. I really hope they go back to the drawing board on this. And please, please tell me that they are thinking about including some sort of connection to mass transit, or some sort of way to mitigate the large amount of traffic that will further clog the intersection of GA 400 and Old Milton. This project looks like a giant way to reduce the aesthetics and qualify of life in North Fulton.

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

Alpharetta,

We are pleased to share an updated site plan, which has been posted at the following link.

https://docs.google.com/viewer?url=http%3A%2F%2Fs3.amazonaws.com%2Fpeakdemocracy%2Fpublic%2Fuploads%2F73%2F313%2F867%2FProposedAvalonSitePlan-February2012Color.pdf

We appreciate all of the feedback on this forum, and look forward to presenting more details at the informational meeting at City Hall on Monday, February 13 at 7:00.

Thank you,
John Kelley
Partner – North American Properties

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

Without the benefit of the designer's presentation, vision and accompanying elevations, the site plan seems uninspired. It seems like any typical suburban, sprawling shopping mall and the ubiquitous retail areas that surround them, much like North Point Parkway. Even though this plan incorporates mid-rise commercial office and residential space, it still seems like meandering interconnected mall parking lots. The abundant parking may be necessary but it is unsightly. If the topology allows, it would be nice to locate some parking underground creating green-space above.

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

1. Eliminate all apartments, anything multi-family or any housing that is ‘for rent’.
2. Re-work the massive parking lots to include better planning of that space.
The current parking layout is lazy and highly unattractive.
3. Lower the 14-story building
4. Ask yourself…do we really NEED huge amounts of additional retail space? What will happen to the already large amount of existing vacant retail all over Alpharetta?
5. Eliminate overlap of the Downtown development & the new site. Will both spaces try to accomplish the same thing? Will they be forced to ‘compete’ with each other? If they do, that means one of the spaces will have to ‘win’ and one will be forced to ‘lose’. How can they both succeed?
6. Eliminate the movie theatre.
7. Make it pretty. Make it have a ‘village’ type feel. Make it upscale. All the things we hope Alpharetta can be.