Wieland multi-family would be better for PTC

Tue, 08/05/2008 - 3:14pm
By: Letters to the ...

I read the letter about Wieland’s multi-family housing and the comparison to Lexington Circle.

Many years ago, prior to anyone starting Lexington Circle, we, as Realtors, were approached by the original developers of that area. We were told the homes there would be multi-family, with small businesses on the first floor.

The original plan called for all the homes to be around a center large courtyard, and the businesses would be small ones — art galleries, coffee shops, maybe a French bistro, that type of business.

They were unsure at that time if the business owner would own the entire building and live or rent the upstairs living quarters, or if they would be sold separately.

A picture was painted to resemble the old fashioned mom and pop stores that many of us remember, where the first floor was a home business and the family lived upstairs from it. It all sounded very nice and we all thought easy to sell.

Unfortunately that was not the plan they eventually went with. There is no central courtyard. The “business” space is actually below ground level, so you have to walk downstairs to get to them.

The homes are all on multi-levels, with only the garage on the first floor. You must climb a flight of stairs to get to your main level, which holds living room, kitchen and dining room. Then you go up another level to the bedrooms.

I believe, if I’m not mistaken, in some models the secondary bedrooms are still up another level and the laundry room is on the street level with the garage, more floors and stairs then most people are willing to commit to.

I believe it is the design that was the downfall of this area, not the fact that it is multi-family. I do not know what Mr. Wieland has in mind for his subdivision, but if he were to follow something like what was originally suggested for Lexington, I think he would have a hit on his hands.

Debbie Pitts, Realtor


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mudcat's picture
Submitted by mudcat on Wed, 08/06/2008 - 6:57pm.

Hubby worked on that original plan for a couple of months and it really looked like something good would happen there. In fact, I think he created the presentation pieces that Callaway, Rossetti and Schlosser took around on their real estate tour.

The live/work concept was perfect in the rezoning - but not in the execution. If Bob Adams had not sold to the townhome amatuers, all would be well. But he panicked, lost control and the rookies came in and created a product that had no chance of working. Sad.

Now they are foreclosed and might be sold for $150,000 which puts a less than desireable element in the townhomes. Good for Katie's Liquor Store and CVS, but so sad when you consider what might have been.

Main Stream's picture
Submitted by Main Stream on Wed, 08/06/2008 - 7:13pm.

"Now they are foreclosed and might be sold for $150,000.."

Our office has sold several of those and I had a client recently who just wanted to look at townhomes, these in particular. There weren't any selling for under $220,000.

Some people like this lifestyle, no yardwork, no outdoor maintenance (siding, roof, gutters, etc.). I think there is a market for townhomes, in any community and these are beautiful.

Submitted by Bonkers on Thu, 08/07/2008 - 6:31am.

Sounds like an agent talking!

Main Stream's picture
Submitted by Main Stream on Thu, 08/07/2008 - 12:09pm.

Townhomes like these at Lexington, are really too "high-end" to rent out to Section 8 tenants. Not that Section 8 folks can't be good tenants, but it's unlikely that they could qualify with a property management company, or savvy landlord, because of poor credit history.

I've seen a few Section 8 houses in South Fulton and they are in very sad shape. However, I've also met some Section 8 tenants who have trashed a perfectly nice home, and that is also sad and unfair to the Landlord/property owner.

Robert W. Morgan's picture
Submitted by Robert W. Morgan on Thu, 08/07/2008 - 4:57am.

Terrible floorplans with the staircase intruding upon the living space at every level, less than stellar master suite and of course, the exterior look of the buildings. The "work" part of the live-work spaces feel like basements and are about 1/2 the size it should be. And that's just part of the problem.

Too any units were built, there was no market research or testing of the floorplans and features which ironically Bob Adams was an expert at doing.

The builders he sold to were rookies in PTC and they simply built their Roswell product on a questionable site that was actually zoned for 3 story loft condos - there's something that would have sold better. Once again, someone proved that Peachtree City is not Roswell.

Then the true kiss of death - competing against John Wieland. Do an objective comparison of the two products (like customers do) and Wieland wins every time. Of course the sales stats prove that. Yes, I know the prices are different, all that proves is that part of what you said is true - there is a market for townhomes and people like the lifestyle. But they also like the product done correctly.

I don't agree with the $150k scenario. I think the bank has $220k in them and in today's market they'll dump them for $180k. The bank just took them back on Tuesday.

Submitted by Spyglass on Thu, 08/07/2008 - 8:14am.

ZERO amenenities and you have a disaster on your hands. Your points are all valid, PTC is not Roswell, too many stairs etc.

mudcat's picture
Submitted by mudcat on Thu, 08/07/2008 - 6:25am.

plus Rapson, Weed and Annie. They all voted to allow these townhomes to be built. THERE WERE NO TOWNHOMESIN THE ORIGINAL PLAN! Sorry for shouting there, but the original plan was great and completely endorsed by the city specifically Lenox, Basinger, Willams and Rast.

Then after all things Lenox could possibly get credit for were dismantled, the townhome guys went to council and asked that townhomes be included under the multi-family part of the zoning.
Yes, it was Brown, Rapson, Weed (not surprisingly) and Annie (inexplicibly) who said yes. Let's blame them.

And I'm sticking with the $150,000 prediction. In fact they'll be lucky to get that. And it would be a good deal if you can get one for $130,000 and rent it out for $1200/month or $400 per bedroom, which is the going rate for illegal food service workers and landscapers.
Good old ALPHA Bank will even finance that for you.

birdman's picture
Submitted by birdman on Thu, 08/07/2008 - 9:40am.

Please don't mention the "SB" name. He has been remarkably silent for a long time and it has been quite pleasant. Must be repainting his daughters room again. Also I'd rather NEVER again have to hear names that elicit such horrible memories, Rapson and Weed.

mudcat's picture
Submitted by mudcat on Thu, 08/07/2008 - 7:22pm.

However, facts are facts. He and his handmaidens did contribute to the Lexington problem.

And I'm with you - forgetting they were ever here is the best therapy.

Now we have a City Council that looks out for ------------ who?
Haddix and 4-eyes against the other 3 - is this fair?

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