Facelift begins: Braelinn stores staying open

Fri, 09/04/2009 - 3:53pm
By: John Munford

The massive renovation of the Braelinn Village shopping center has begun.

The stores there will remain open during the entire process, including the Kroger and the “Big K” Kmart, said Peachtree City Development Authority Chairman Mark Hollums. That’s important for residents to know because the goal of the entire project is to modernize the look of the facility.

The project is being paid for by the shopping center’s new ownership and is being managed by The Shopping Center Group. The development authority has been working with Braelinn store owners in an effort to help them overcome various issues.

The nine-month project includes a brand-new facade for the entire length of the shopping center stretching from the Kmart to the El Ranchero. It also includes a new parking lot, brick sidewalks, curbside parking, new landscaping and signage.

The developer is even including a golf cart charging station for shoppers’ convenience.

Hollums said the authority has been working with a group of Braelinn business owners and also is sponsoring a retail study authored by Georgia Tech to provide suggestions for the area. The dramatic retail growth at the intersection of Ga. highways 54 and 74 along with that on Hwy. 54 west has also hurt the Braelinn shopping center, Hollums said.

Braelinn is the city’s largest shopping center at 225,000 square feet, compared to The Avenue’s 189,000 square feet.

Development Authority member Todd Strickland said a class at Georgia Tech is working with the DAPC to study the village concept on a variety of levels including the branding of each village, housing, healthcare and other issues.

The city is also considering a change to its village signs, adopting a new logo for each village and perhaps including directional arrows as part of the signs.

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Submitted by mlc2028 on Wed, 09/09/2009 - 8:22am.

Given the proximity to a lot of retirement centers, why not try to get Picadilly to open up a cafeteria in the shopping center?

Newsboy's picture
Submitted by Newsboy on Sat, 09/05/2009 - 1:29am.

Braelinn Village could be in much worse shape today ... considering it was built 22 years ago and has only seen minor updating to my knowledge. Both the K-Mart and Kroger were the first in Fayette County (in fact, the Kroger was a prototype, the largest and highest-grossing store in the entire Atlanta division for several years running). K-Mart has outlived a Fayetteville store (now JCPenny), corporate bankruptcy, the arrival of Target to PTC and a redevelopment proposal by previous owners that would have demolished that whole end and built a 120,000-square-foot Lowe’s Super Store!

COUNT YOUR BLESSINGS the third phase was never built ... a free-standing Upton's Department Store that was supposed to go in the greenbelt between K-Mart and the parkway. Neighbors fought it, it was canceled and two years later the whole chain went belly-up leaving empty big-boxes all over metro Atlanta.

Braelinn has served the community well and deserves a new lease on life.

Submitted by Spyglass on Fri, 09/04/2009 - 10:25pm.

about this upgrade. BUT, coming from this group, I'm not surprised at all. Some of you need to try and find a positive position about life, I would hate to go through life as negative as some of you codgers.

Submitted by PTCGOIL on Fri, 09/04/2009 - 11:48pm.

you old codger YOU. Who's complaining? We can't wait for the new shoe boutiques and gourmet bistros and designer fashion stores that are lined up to come in here. There is a wait list now.
The new stucco (lovely khaki tan color) and brick sidewalks AND especially the new golf cart charging station is what really has the retail world on end, beating the path to set up shop here. How spoiled can we get? Did I fail to mention the 4 foot wide golf cart parking spots like at Kedron, right up against the building, where everyone will get to take up a space and a half each? The luxury of it all!!
I've been beside myself with joy ever since Kroger put the gas pumps in and made the parking lot better than the corn maize at Cagles Diary in the fall. Rumors abound that there will be a valet parking component, also.
Now what can top that? Life is very good here in Braelinn-world. Avenue, eat your heart out.
AND......it will all be spiffied up and leased out before 74/54 gets the cart path tunnels and bridge to nowhere accesses paved and open!!!

Submitted by Spyglass on Sun, 09/06/2009 - 10:36am.

for making my point so eloquently.

Submitted by PTCGOIL on Sun, 09/06/2009 - 10:18pm.

I detect a little sarcasm. Bordering on negativity. Can't have that, can we?

Submitted by PTC Observer on Fri, 09/04/2009 - 5:52pm.

Is there stimulus money in here somewhere?

Is this all private money going into this effort?

You have to wonder.

Don Haddix's picture
Submitted by Don Haddix on Fri, 09/04/2009 - 6:46pm.

The Bralinn Shopping Center owners are paying for it.

Don Haddix
Candidate for Mayor

Submitted by Bonkers on Fri, 09/04/2009 - 7:32pm.

Which means the leasees are paying for it---if not immediately, soon.

Most of these strip centers can make money (the owners) if they can stay at 75% rented. The anchor doesn't need any of the rest!

One after another goes into and out of business...as PT Barnum once said...a sucker is born every minute!

The city gets their money even if empty.

Don Haddix's picture
Submitted by Don Haddix on Fri, 09/04/2009 - 8:43pm.

It is paid for by the corporation that owns the complex plus a lot of other sites. Not just this site on its own.

And no, every empty store generates no sales tax revenue. Empty retail spaces cost more in infrastructure and service costs than they generate in sales tax.

That is a reason building more unneeded retail space is a short time money gain but a long term loss. Big Boxes force a lot of smaller businesses out and is one of the reasons they hurt a city.

Don Haddix
Candidate for Mayor

Submitted by Bonkers on Sat, 09/05/2009 - 5:02am.

Are you saying that empty store fronts pay no tax on the property?

Are you saying that renovation of Braelinn will not raise rental fees due to them owning other properties?

Then surely our taxes here need not go up since taxes are collected in a lot of places!

WOW---you have to get better at coverup, smoothover, or whatever you call it.

We don't need another one as mayor who knows too much about such stuff and goes along!
We need an amateur who ignores the old boys. You never have given me the details of the Tennis Center! Maybe MIKE knows?
Where is Steve anyway?

NUK_1's picture
Submitted by NUK_1 on Sat, 09/05/2009 - 8:08am.

Haddix said emtpy stores pay NO SALES TAX. Do you understand what that means? Did he say NO PROPERTY TAX? No, he didn't. So simple a caveman could understand it.

Submitted by Bonkers on Sat, 09/05/2009 - 10:16am.

Yeah, I understood what he said alright! If the government gets property tax from empty buildings why didn't he mention that? I knew they did.

Now, if the people don't spend sales tax in one store they will spend more in another store! Haddix knows all that.
The government gets property tax off Kroger for the "little" empty Kroger. Those groceries they used to sell are bought at other grocery stores, right? Same income from sales tax!

If he doesn't understand that (which I think he does) then we are in trouble.

You are worse than Haddix!

Don Haddix's picture
Submitted by Don Haddix on Sat, 09/05/2009 - 10:59am.

Basic laws of marketing. Especially Marginal Returns.

(Sales + property tax income) - (infrastructure + service costs) = net gain/loss

When the market is saturated excess retail increases costs in both categories while the income side only increases in property tax income, which is less than the increases on the cost side. So your net decreases with every new empty space.

That is why you don't want to keep building retail and sure don't want Big Boxes, which are massive generators of empty retail space.

This is Finance 101 in marketing and government. Homes and retail are net income losers as regard property tax alone. You have to have those in the homes spending and the retail space generating sales tax to get a net gain.

Retail space to accommodate market demand with some excess within the margins is ideal. Peachtree City is well beyond that and into negative marginal returns.

You are right, after owning and running a business for 20 years and being in government I am extremely aware of the economic realities here.

Enough said if you cannot understand it.

Don Haddix
Candidate for Mayor

Submitted by Spyglass on Sun, 09/06/2009 - 10:37am.

by replying to this dolt.

Don Haddix's picture
Submitted by Don Haddix on Sun, 09/06/2009 - 2:32pm.

It was actually for those who might think just collecting property tax was a good thing or were not sure.

Otherwise I would not have responded.

Don Haddix
Candidate for Mayor

Submitted by Bonkers on Sun, 09/06/2009 - 11:20am.

You sound like that guy in Jersey screwing off while a plane smashed a copter, or reverse!
The job does make dolts of some.
The fellow guarding the New York bridge as a sleeper took the cake however. What I couldn't understand though is what would he do if a terrorist rode a bike by while he was awake! The biker said he rode by him every day!
I do think he was a dolt when hired! That is known as political smoothing! If someone wants to blow up a bridge they can do it one way or another.
We can even blow up stolen gasoline trucks with 500 pound bombs in Afghanistan while scores of civilians out of gas are carrying it off by the gallon for food cooking.
Their radar man was also sleeping.

The bombs probably cost $100,000 apiece and the planes cost 40,000 to fly them in order to blow up $50,000 worth of fuel so they couldn't cook!


You know, Rush Limbaugh calling Obama a dolt (or even Glen Beck), is like trying to accomplish what Napoleon, Alexander, Caesar, and Saladin couldn't do!

There are other blog sites if you want to fish, drink beer, talk military crap, and refuse to listen to any kind of intelligence.

Submitted by Bonkers on Sat, 09/05/2009 - 1:44pm.

of marketing:
Build one Tennis Center and fancy Amphitheater, let a tennis pro borrow the money from a friendly bank through a setup of aside development authority which will go around citizens votes or even politician's votes.
Then add sales tax and property tax and subtract sales tax and the net income is zero, or a loss.
If I charge Joe the plumber $1000 a month for his rented plumber office, and also $1000 a month for providing his utilities, then Sarah Palin wants 35% out of it due to her oil income from the oil companies (socialism), falling off due to Chavez in Venezuela undercutting, I end up with $1000 but that is zero due to Marketing 101. Sarah took the other $1000.
The winds start to swirl faster and faster and suddenly we aren't in Kansas anymore!
I think you impressed many with that lesson in city marketing!

Could we get some expounding from some PhD on here who knows a lot about explaining religious marketing ideas?

Anyway, the law of diminishing returns is as full of crap as is most economic diagrams. Way too many variables that can be accomplished with common sense and experience better.
Running a city instead of a business makes it even more crap!

I also owned my business 15 years and worked for a big one for 30 years. We just took in more than we spent by "brainstorming!" Something lacking in most city management. It is mostly personal income, pension and power that powers that!

Give me the mayor of Bugtustle anytime!

Submitted by MYTMITE on Sat, 09/05/2009 - 5:15pm.

You criticize everything anyone says here and you dispute anyone else's knowledge on any subject. You out palladin Palladin. I am sure you are old enough to remember that show. He had been everywhere, did everything and had the solution to any and every problem. If you are so knowledgeable about all you espouse then you should step up to the plate and put all that wonderful intelligence to work for the betterment of mankind--don't just stop at city, county or state --go for the gold--give Obama a run for his money--wait, don't stop there--you could be King of The World! Oh, what a wonderful place this would be--you would have the answer to any problem before it was a problem--no shuttered stores, gas everyone could afford, free health care for all with no tax increase-no more Red Door with drunks falling out the doors and policemen sitting on the corner chatting with each other (just had to get that in there cause you always mention it no matter the subject). It would be heaven, utopia and the promised land all rolled into one. The only drawback is you could not mention vacations, fish caught or got away, good wishes or any of that junk you so abhor. I can just see your posters now: Vote for Bonkers and get a full government all in one--there's lots of us here to do lots out there! Dollar could be in charge of Treasury for sure--will have to give some thought to positions the others would hold. Please give this some serious consideration---your mind is a terrible thing--------------to waste??

Submitted by Bonkers on Sat, 09/05/2009 - 7:01pm.

There you are!
It is simply against my principles to ignore people who say half-truths or even try and cover-up things with fuzzy wording!
Palladio did mean "wise one" in the old Venisian Republic, but he was an architect I think.

Have you been having fun at the red room?

Submitted by Bonkers on Sat, 09/05/2009 - 6:57pm.


Submitted by PTCGOIL on Fri, 09/04/2009 - 7:03pm.

Welcome back! We need to get you into the middle seat at Council meetings-just wasn't the same last night!

Do we know what the lease cost is to a retailer at, say, The Avenue, vs. Braelinn (after remodel). I realize location and upscale vs not so upscale are big factors, but I also remember many (at the time) retailers who left Braelinn due to massive lease increases. They said they just couldn't afford it anymore. Now, I attributed it, at the time, to all the talk of TDK Blvd. ext. and everyone envisioned massive traffic coming down Crosstown daily. I'd be curious to know if these large lease increases will still be in effect following this remodel.

And, on a personal note, if Harold Logsdon could have slurred the notecard speech about Maj. Dupree any faster or softer, we all could have taken a nap. I felt 25 years of service to this city in the PD deserved much more recognition than what that drivel entailed. (No comments necessary on your part here).

Don Haddix's picture
Submitted by Don Haddix on Fri, 09/04/2009 - 8:33pm.

As far as I know the leasing fee has not gone down. You would have to talk to DAPC to get the leasing fee structure.

On Major Dupree I went to his the little event at the PD they had in his honor. Spent an hour there talking to him and some others. He is a good man.

That is how Logsdon always handles presentations. He reads from the card prepared for him.

It was kind of interesting he never gave a reason why my Post was being put up for special election.

Don Haddix
Candidate for Mayor

Submitted by PTCGOIL on Fri, 09/04/2009 - 9:32pm.

WSB TV reporter interview him last January and he was such a sarcastic moron trying to intimidate a female reporter, I realized he was a piece of trash. Insecure trash. Doesn't have and never will have any leadership skills.

I'm sure, in his simple mind, if he ignores something (or someone), then it just doesn't exist. Again, another example of his lack of character. And, especially not appropriate to serve the people of this city. Of course, we all know that point by now. Sadly.

Just your attempts at communicating explanations to us, through these posts, is a credit to your leadership skills. Your willingness to educate many of us about how our govt. works, or, at times, doesn't work, (whether we like it or not) speaks well of you. I wish you well and thank you for all your principled votes as Councilman.

DarkMadam's picture
Submitted by DarkMadam on Fri, 09/04/2009 - 5:26pm.

I was amazed at how empty that shopping center is. And now with the council PTC is not exactly "open" to new businesses. The tattoo shop Area 54 had to jump through hoops of fire because they were considered "unwanted" business. They have turned out to be a good tax paying business. What hoops of fire will any other new business have to jump through?

matt.barnes's picture
Submitted by matt.barnes on Fri, 09/04/2009 - 5:36pm.

The tattoo guys were given special treatment. Usually starting a business in PTC is not that hard. But great point anyway. You can make that shopping center as pretty as you want but it will still be empty.

Submitted by PTCGOIL on Fri, 09/04/2009 - 4:25pm.

Well, yeah, if you include 200,000 feet of blacktop asphalt that hasn't been used for the last 20 years.

Submitted by PTCGOIL on Fri, 09/04/2009 - 4:19pm.

falling from above? All those little birdies will be homeless.

And, how about we get the trash stench cleaned up in the back of El Ranchero? Just drive thru there on your cart from the cart path to the parking lot and I'm sure you know what I mean. PEEEE YEWWWW.....

Submitted by TomCat on Fri, 09/04/2009 - 4:18pm.

New logos? Now jest a darn minute thar pardner. Us Glenlochians have a deep affection for "Nessie" now. Dont go messin with our mascot..Smiling. But the new face at Braelinn is long overdue. Looking forward to watching the progress and continuing to shop the stores

"The Cat is loose...."

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