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Glenwood Park • Glenwood Park Atlanta, Georgia Project Type: Planned Community—Small Scale Volume 37 Number 16 July–September 2007 Case Number: C037016 PROJECT TYPE Glenwood Park is a new urbanist community located two miles (3.2 kilometers) from downtown Atlanta, Georgia. The 328-unit residential development contains single-family homes, townhouses, and condominiums along with 50,850 square feet (4,724 square meters) of retail and 21,000 square feet (1,951 square meters) of office space. Built by Green Street Properties on a site once used for industrial purposes, Glenwood Park lies between reemerging Atlanta neighborhoods and Interstate 20. The 28-acre (11-hectare) project includes a number of sustainable and green building features such as construction waste recycling, graywater irrigation systems, and Energy Star–rated appliances in the homes. LOCATION Inner City SITE SIZE 28 acres/11 hectares LAND USES Single-Family Homes, Townhouses, Condominiums, Retail, Office Condominiums KEYWORDS/SPECIAL FEATURES Traditional Neighborhood Development Brownfield Planned Community—Small Scale Sustainable Development Main Street Retail WEB SITE www.glenwoodpark.com DEVELOPMENT TEAM Green Street Properties Atlanta, Georgia 404-879-2230 www.greenstreetproperties.com The Meddin Company (retail development) Atlanta, Georgia 404-872-2828 www.meddin.com BUILDERS Hedgewood Properties Atlanta, Georgia 770-889-3667 www.hedgewoodhomes.com Whitehall Homes Atlanta, Georgia 678-473-1350 www.whitehallhomesatlanta.com Capstone Partners, Inc. Atlanta, Georgia 404-658-9950 www.capstonepartnersinc.com ARCHITECTS Stevens & Wilkinson Stang & Newdow, Inc. Atlanta, Georgia 404-522-8888 www.sw-sn.com Surber Barber Choate & Hertlein Architects, Inc. Atlanta, Georgia 404-872-8400 www.sbcharch.com Smith Dalia Architects Atlanta, Georgia 404-892-2443 www.smithdalia.com Historical Concepts Peachtree City, Georgia 770-487-8041 www.historicalconcepts.com Master Planning Assistance Dover Kohl & Partners Coral Gables, Florida 305-666-0446 www.doverkohl.com LANDSCAPE ARCHITECTS Hughes Good O’Leary & Ryan Atlanta, Georgia 404-248-1960 www.hgor.com Tunnell-Spangler-Walsh & Associates Atlanta, Georgia 404-873-6730 www.tunspan.com ENGINEERS Long Engineering Atlanta, Georgia 770-951-2495 www.longeng.com QORE Property Services Duluth, Georgia www.quore.net Bennett & Pless, Inc. Atlanta, Georgia 678-990-8700 CONTRACTORS John W. Wilson Grading Fayetteville, Georgia 770-306-1371 Fortune Johnson Atlanta, Georgia 770-458-5899 www.fortune-johnson.com Merit Construction Knoxville, Tennessee 865-966-4100 www.meritconstruction.com Brunning & Stang Atlanta, Georgia 404-266-0723 www.brunningandstang.com GENERAL DESCRIPTION When completed in December 2007, the 28-acre (11-hectare) Glenwood Park community will bring shops, restaurants, offices, and a variety of housing to an urban area with a history of industrial use. The environmentally responsible, new urbanist neighborhood, located two miles (3.2 kilometers) from downtown Atlanta, is the first venture for Green Street Properties LLC. Charles Brewer, founder and former CEO of MindSpring, teamed up with former Post Properties executive Katherine Kelley and environmental pioneer Walter Brown to create the Green Street team. Driven by shared values, the team has created a sustainable community committed to traditional neighborhood design, walkability, a mixture of residential and commercial uses, and environmentally responsible practices. Glenwood Park is certified by Atlanta’s EarthCraft Communities, a regionally focused independent program run by the Greater Atlanta Home Builders Association, due to its infill location, natural water management, responsible planning and design, preservation landscaping, community involvement, and green building methods. DEVELOPMENT PHILOSOPHY Brewer ran his Internet company on nine core values, including honesty, frugality, and having fun. After MindSpring Enterprises merged with EarthLink, he left the company and sold his stock. Able to fund any of his passions, he turned to a new interest—neighborhood development. Brewer was hooked after reading Suburban Nation, a critique of sprawl in the United States written by new urbanists Andres Duany, Elizabeth Plater-Zyberk, and Jeff Speck. He held onto his previous core values and launched Green Street Properties, a real estate development company dedicated to creating healthy, livable communities. Green Street Properties’ passion for cities, walkable neighborhoods, and environmental protection is rooted in all aspects of its business. Prior to embarking on Glenwood Park, the management team adopted a statement of development principles and beliefs. They include: recognizing the influence of the built environment on our lives, behavior, society, and natural environment; practicing the principles of good urbanism, employing diversity, walkability, and a mix of uses to create community; learning how to live sustainably, rather than acting as consumers and destroyers of nature; applying design, building, and management practices that emphasize environmental sustainability; supporting the economic bottom line (the real estate development world will not follow or re-create an example that does not make good money); and creating lovable and memorable places. The development team’s goal was for Glenwood Park to offer an alternative for those who are dissatisfied with the choices provided by conventional development. The design of the development was intended to pragmatically accommodate cars but is designed for people. Sidewalks emphasize pedestrian comfort and safety. And the walking distances between destinations are short, since it is “a neighborhood of footsteps, not miles.” The new urbanist mix of stores, residential elements, office space, and civic buildings satisfies commercial needs not met in surrounding neighborhoods and creates diverse employment opportunities. Office condominiums help maintain a daytime environment, and the range of places to live—from small condominium units to single-family homes—enables some employees to live down the street from where they work. Public green spaces, pedestrian- oriented areas, recreational facilities, shops, and restaurants are all intended to reinforce a sense of neighborhood and bring the community together. Glenwood Park’s site plan and construction and management procedures emphasize resource efficiency and environmental protection and restoration. Elements of nature are incorporated throughout the project, making them a part of people’s daily experience. The development was designed to allow for a great deal of flexibility, enabling it to gracefully change over many decades and permit unplanned elements to emerge. SITE AND CONTEXT The site has a long history of industrial use. Just before its current redevelopment, it was a concrete recycling facility. Small remnants of industrial land exist nearby, but Glenwood Park is predominantly surrounded by century-old, single-family neighborhoods such as Grant Park to the west and Ormewood Park and east Atlanta to the east. These communities suffered a sharp economic decline during the 1960s, but property values have been escalating in recent years. The northern edge of the property is lined by Interstate 20, which has a ramp onto Bill Kennedy Way that runs along the west edge of the site. Most of Glenwood Park is located to the east of this road, but it includes a 100-foot-wide (30-meter-wide) strip of land to the west as well. Glenwood Park lies directly on an active bus route that goes to downtown Atlanta and is less than a mile from two Metropolitan Atlanta Rapid Transit Authority (MARTA) rail stops. The development also sits on the proposed route of Atlanta’s Beltway, a 22-mile (35- kilometer) transit loop with green space and trails. MASTER PLAN More than 30 people were invited to a design charrette for Glenwood Park in December 2001. Dover, Kohl & Partners of Miami and Tunnell-Spangler-Walsh & Partners of Atlanta led the participants, which included local neighborhood groups, design professionals, and key acquaintances of the design team. From the charrette came substantial contributions toward the new urbanist master plan. Green Street Properties’ commitment to urbanism is seen in its investment in the public realm. Narrow, tree-lined streets; wide sidewalks; and rear garages are meant to keep pedestrians safe. Benches line storefront retail and a small public park, Brasfield Square. The entire community is built around an oval-shaped park featuring a playground, pond, and grassy field. The pond, which also filters stormwater, is encircled by trails and viewing decks. Native vegetation surrounding the water provides habitat for wildlife. Single-family homes, brownstone-style townhouses, and condominiums are blended throughout the community. The mix of housing and variety of architectural styles, designed by four architecture firms, ensures that each residence is distinctive. Sizes range from 610-square-foot (56-square-meter) condominiums to 4,800-square-foot (446-square-meter) single-family houses. Fifty condominiums are located above street-level retail space in four buildings that surround Brasfield Square. The one- and two-bedroom units feature bamboo floors, nine- and ten-foot (2.74- and 3.04-meter) ceilings, granite countertops, expansive windows, and Juliet balconies. These residences overlook Glenwood Park’s main street retail shops and Brasfield Square. Other condominiums were built as stacked flats, giving the appearance of a four- level townhouse.
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