Brian Vanderhoff's North Fulton Real Estate Blog: June 2012

MILTON, Ga. — Milton's new public library will be at the corner of Charlotte Drive and Mayfield Road, in downtown Crabapple. The county paid $1.1 million for the 4.09-acre piece of historic property where the homestead of the Dinsmore family still stands.

With a large white house sitting up on a slight rise from the road, there are two barns and a smaller, yellow house on the property. There are plenty of large trees on the property, including two massive oaks. A family of turkey vultures has taken up roost in one of the barns.

The Dinsmore farm belonged to Theodore Roosevelt (T.R.) Dinsmore and his wife Imogene. While the white farm house dates back to the 1950's, the property has been in the family for much longer.

"You would see [T.R.] sitting on his porch at all times," said Wes Williams, a long-time area resident and real estate agent for the property.

At one point, the Dinsmore family owned a large percentage of the Crabapple area, Williams said.

T.R. died in 2005 and Imogene died in 2009.

Drivers-by might recall that the property has had a "for sale" sign out front for the past several years.

Williams and Glenn Fletcher are partners in Carroll Realty, the Realtors who have tried to sell the property for the past seven years.

It was slow going, Fletcher said, trying to find the right developer and development for such an important site in Crabapple, especially with the newly formed City of Milton.

"This is the last big parcel in Crabapple that wouldn't require an assemblage of lots," said Fletcher. "We went looking for the right fit."

They then heard about the $275 million library bond.

"When Wes and I happened to along how Fulton County passed their bond and they were looking for a library site, we knew it was a perfect site," said Fletcher.

The lot has road visibility and is within walking distance of several schools – Milton High School, Northwestern Middle School and Crabapple Elementary School – all important criteria for site selection by the library board.

The realtors reached out to the library director, John Szabo, and invited him to walk the site.

This was all in 2008. Two years later, Fletcher, Williams and Williams' 10-year-old daughter, Colleen, went to a Library Board of Trustees meeting to make their case.

They think the decision was made easier for the board when young Colleen stood up and wanted to speak.

"She told them, 'I think that Charlotte Drive would be a great location for your new library,'" said Williams. "She got up there and was unfazed by the people in the room."

The Fulton County Commission voted at their June 6 meeting to approve the $1.1 million to purchase the Dinsmore estate. The motion to approve came from North Fulton Commissioner Liz Hausmann and was unanimously approved.

The 25,000-square-foot library is part of 10 new or renovated libraries that were approved in a 2008 referendum worth $275 million, and work has been moving on a few sites since then. The library in Roswell already has preliminary designs drawn up, and the new Alpharetta Library is part of the new designs of downtown Alpharetta. The next step for the library is for architecture and designs to be drawn up.

For Fletcher and Williams, it's a perfect fit for Milton.

"It's nice to think this piece of property will be the center of learning for young kids," said Fletcher, who also helps teach special needs children at the Old Milton High School.

"This is one of the main entrances into Milton," said Williams. "What better way for a city to be represented than a landmark to learning?"

Labels: Crabapple, crabapple antique and arts festival, Crabapple Crossing Elementary, Crabapple Crossroads, Historic, milton, Milton Library

County residents will be able to make their voices heard in person or via video-conference at a July 11 public hearing on whether to increase the millage rate.

The county is reconsidering increasing the millage rate from 10.281 mills to 10.791 mills to offset a decline in property values.

County officials say the millage rate will be revenue neutral for many because the tax increase will be offset by the devaluation of property. However, individual property owners will see varied results.

Should the increase pass, it would add $17 million to the county's General Fund. If the rate does not pass, recommended budget cuts include the reduction or elimination of certain services, including arts, human services and FRESH grants, reducing the hours of libraries and reducing the funding of Grady Health Care System.

Fulton County Public Affairs Manager Jessica Corbitt-Dominguez said these are not services mandated by the state or the federal governments, so this is where the county manager focused the first cuts.

The county has not had a millage rate increase in more than 10 years and has maintained the current millage rate since 2007. Real and personal property values have declined $7.35 billion over the last four years from $48.04 billion in 2008 to $40.69 billion in 2012, a decline of 15.3 percent.

Georgia also has doubled the homestead exemption since 2008 from $15,000 to $30,000, further decreasing county revenues. When the exemption is coupled with the fall in property values, there has been an overall 33.3 percent decline in property tax generated.

For example, if a home's value declined from $150,000 to $127,050, the county tax collected drops from $462.65 to $214.05 or 46 percent. But for homeowners whose property values have started to rise again, it will mean paying more tax.

The county's unemployment rate was at 10.5 percent in 2011 with those living in poverty rising from 14.2 percent to 17.7 percent from 2007 to 2010, so at the time there is an increased burden on county services, declining tax revenues has meant shrinking expenditures.

The county spent $641.6 million in 2007, and by 2011 county spending was $558.4 million, a reduction of $83.2 million.

The hearing will take place 10 a.m. Wednesday, July 11, at the Fulton County Government Center on Pryor Street in Atlanta. The meeting will also be teleconferenced at the north and south Fulton service centers. North Fulton residents who wish to participate can go to the North Fulton Government Service Center, 7741 Roswell Road, Sandy Springs.

In a statement on her website, Fulton County Commissioner Liz Hausmann said taxpayers were at their limits and that she opposed any tax increase. She and Commissioner Robb Pitts voted against advertising a tax increase.

Labels: Fulton, millage rate

If you have out-of-town company and you're taking them out to dinner, where is the one place you would take them? If you said Canton Street in Roswell, you would have plenty of company.

It is a street that has found charm and appeal that makes it a place where people want to be. The restaurants, pubs, art galleries and shops that make up a quarter-mile of the Historic District seem to have hit on just the right recipe for trendiness.

As far as Mayor Jere Wood is concerned, Canton Street is better than the Chamber of Commerce.

"It is the city's best selling point, no question," he said. "It is the best generator of businesses. It's where things are happening. We hope to expand that model in the Groveway District to the Square and Highway 9."

The city recently cut the ribbon for the new streetscape on Ga. 9 (Atlanta Street), and at the ceremony the city Transportation Director Steve Acenbrak boasted since the project began four years ago, 10 new businesses had located in empty storefronts along the road.

But Canton Street boasts nine new business openings since February. Realtors monitor the properties on Canton because when they become available, they go quickly. Property values have proven to be well nigh recession-proof.

Of course, Canton Street is really more than one street. It is a warren of side streets such as Goulding Place, Plum Street and Cherry Way that provide more retail and residential space in the area.

Michael Curling's company New Kent Capital is among the most active investors in Canton Street owning several properties. Renovating the old properties is no small expense, but the rewards have made the efforts worthwhile.

A big part of Canton Street's success has been its pedestrian atmosphere. People don't mind parking and then walking up and down the street, Curling said.

"It definitely contributes to the charm of Canton and the people who live in the district add to the mix. They are fiercely loyal to the shops on Canton," he said.

Curling's Roswell High School friend Ryan Pernice realized a dream when he came back home to open his own restaurant on Canton called Table and Main.

"If you wanted Park Avenue in Roswell, Canton Street is it," Pernice said. "This is an amazing vibrant community. You see it happening on the street and it is a really cool feeling. There is a cafeteria effect of people walking up and down choosing this shop or that.

"And every new business brings more capital and development. And that raises the lowest common denominator [on Canton.]"

His popular restaurant is only 10 months old, but Pernice says Table and Main already fits right in with the regulars.

"It's like we've been here forever," Pernice said.

Among the newest businesses on Canton Street the attraction ranged from "love at first sight," to biding one's time.

For Cheryl Taylor and Laurie Clarke it was a bit of both. They opened Taylor Clarke Bridals, in one of the classic addresses on the north end at 1175 Canton Street, in what is called The Perry House, built in the 1880s.

But they had been working on Canton Street for 15 years.

"The real estate lady took me all over Atlanta, but when we crossed the Chattahoochee and came up Canton, that was it," Taylor said. "We waited a long time for the right place to open our own shop."

Clarke is equally charmed by their building, but also by the closeness of the business community on Canton.

"Everyone refers their customers to other shops on Canton. There is real sense of community here," Clarke said.

Jenna Cao couldn't resist the charm of Canton either. She has the successful Chateau de Nails in Crabapple, but she kept an eye out for a spot on Canton to open Chateau de Nails II.

"I always knew if I opened a second business it would be here," Cao said. "It's pretty popping around here. And when this building [at 1159 Canton] became available – I just went, 'oooh.' I feel like the area chose me too."

Oli + ve is a unique new shop on Canton specializing in selling olive oil and balsamic vinegar. Started by Suzanne Davidson and Deborah Hardee, it is a curious business. But one that seems to have plenty of satisfied customers who leave carrying sacks of virgin olive oil and balsamic vinegar.

They also have pasta, rubs, spices and herbs. But it is the 10- to 18-year-old balsamic vinegar poured over ice cream that piques customers' taste buds.

Davidson said it was the foot traffic along Canton that appealed to them.

"Day in and day out, people are passing by. It almost has a European feel. People just enjoy being outdoors and going shop to shop," Davidson said.

Like fine wines, aged balsamic vinegar and extra virgin olive oil are best sampled. And to do that, the palate must be educated. Thus, a dozen or more varieties of olive oil are offered for the tasting.

"We want to educate people to what is on the label versus what is in the bottle," Davidson said. "We love to see people's reaction after trying it for the first time. They keep coming back."

At Little Alley Steak, people know what they are getting. Hicham Ashari and his partner Fikret Kovac just opened their third eatery on Canton Street. Little Alley Steak is a white tablecloth, upscale restaurant on Canton that follows his gastro-pub Salt Factory (formerly Red Salt) and Inc. Table Food, a Mexican pub.

"I've been in this business 16 years," Ashari said. "To me, this street is the heart and history of Roswell and old Atlanta."

With its galleries, antique stores and other shops, he says it is an ideal place to dine and shop – or shop and dine.

"This street has an originality you can't find just anywhere. Why a steak house? It was a concept that was needed. Canton needs a good steak place that is not corporate-owned, "he said.

Already it has been voted among the top four steak places in Atlanta along with McKendrick's, Bones and Hal's.

The mayor said Canton Street is the best thing going for Roswell right now, culturally and business-wise.

"The biggest problem we have on Canton Street is there is not enough parking. And that's a good problem to have, because it means a lot of people want to go there," Wood said.

"Simply put, Canton Street is the economic engine of Roswell," he said.

Labels: canton street, downtown roswell, Roswell, Salt

Walmart will open a Walmart Neighborhood Market in Alpharetta that will compete directly with Kroger and Publix.

Although there are more than 180 Neighborhood Markets to date (the first Walmart Market opened in 1998 in Bentonville, Ark.), this one along with six other stores in the metro Atlanta area will be the first in Georgia. Walmart corporate communications officer Glen Wilkins said the plans call for refurbishing a former grocery store in the Alpharetta Crossing Shopping Center at the corner of Haynes Bridge Road and Old Milton Parkway.
The 40,000-square-foot store will open in late 2012 carrying a full line of groceries, a pharmacy, health and beauty aids and a "limited selection" of general merchandise.
"We found we needed to fill a gap in our market for the everyday customer who only needs a gallon of milk or a loaf of bread," Wilkins said. "Our regular Walmart stores can be five or six miles from one another, and we want to find a more convenient solution to pick up the things they may need on a daily basis. It's a grocery store."
These smaller stores are also meant to woo shoppers with easier parking, less crowded aisles and quicker checkout.
Wilkins said the Neighborhood Markets will soon be in Snellville and Marietta also. The store will employ 45 to 100 people. The strategy is to fill in where those Walmarts are already.
Wilkins said Walmart is not challenging the big grocery chains. It is instead trying to better serve its customers.
"This is a smaller-basket concept. We know our customers like shopping at Walmart. Sometimes with the challenges of traffic and convenience, it is hard for them to come to our stores. This fills that gap," Wilkins said. "We want to continue to provide that convenience."
Walmart will be competitive in price "for the market we are in," he said. "We will have everyday low prices."

Labels: Alpharetta, Walmart, Walmart Neighborhood Market