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From the Corporate World to Full-time Real Estate Investor and Author with his Son



On this episode of the Capitalist Sage, Karl Barham and Rico Figliolini are joined by Rudely Kelly and his son, Jayden. Rudley is a real estate investor, a realtor and an author who with the help of his son, wrote “Real Estate with my Daddy”, a children’s book that explains the ins and outs of real estate to kids. Listen in on the inspiration behind this book and hear Rudley’s expert insight into the real estate industry.

Book on Amazon
Website: K1HomeSolutions.com
Phone Number: 404-877-8088
Social Media: @RudleyKelly

“I’ll have a conversation with the seller and just get an understanding of what is their true
motivation, what are they looking to gain out of selling this property? Because at the end of the
day, you don’t want to walk away with someone feeling as if they were taken advantage of, or
didn’t understand the process or anything like that. For me, I like to sleep well at night and I
want to make sure whoever I’m dealing with sleep well at night as well.

Rudely Kelly

[00:00:30] – Intro
[00:03:09] – Inspiration Behind the Book
[00:04:03] – Rudley’s Background
[00:05:26] – Educating Children in Real Estate
[00:08:36] – Finding Properties
[00:09:56] – Next Steps in a Property
[00:11:30] – Making House Flipping Profitable
[00:12:54] – Working with Contractors
[00:15:47] – Exiting Properties
[00:17:07] – Pros and Cons of Airbnb
[00:18:07] – How COVID has Impacted Business
[00:19:50] – Next steps for Rudley and Jayden
[00:26:22] – Closing

podcast transcript

Karl: [00:00:30] Welcome to the Capitalist Sage Podcast. We’re here to bring you advice and
tips from seasoned pros and experts to help you improve your business. I’m Karl Barham with
Transworld Business Advisors. And my co-host is Rico Figliolini with Mighty Rockets, Digital
Marketing, and the publisher of the Peachtree Corner magazine. Hey Rico, how’re you doing
Rico: [00:00:47] Good karl. It’s a great day.
Karl: [00:00:49] Absolutely. Why don’t you introduce our sponsors for today’s episode?
Rico: [00:00:53] Sure. Our sponsor is Hargray Fiber. They are an internet company that
provides services to small and large companies. And they’re a main component in every
community they go into. So we’re excited to have them as our sponsor and not only for this
show, but our other podcasts that we do and also support our Peachtree Corners magazine. So
what I want to tell you is that they have the Hargray Economic Stimulus plan, their own stimulus
plan. So if you qualify for it, you get one year free business, internet, and phone service. So you
should check them out and go to Hargray.com/business/economic-stimulus. Great partner to
have. They are not like the cable company and they’re there when you need them. So check
them out. Thank you Hargray.
Karl: [00:01:50] Thank you so much, Rico for introducing our Sponsor Hargray today. Today’s
guest is Rudley and Jayden Kelly. Rudley’s a real estate investor, a realtor and an author. And
today we’re going to talk a little bit about how to teach your children about investing. Real estate
investing, other types of investments, to our children. You’ve recently just launched and
published their first book, I’ll kind of show it here. This is “Real Estate with my Daddy”. It’s
available on amazon.com. A very fun book for you to go through with your children and talk
about real estate. So we’ll talk a little bit about this today and share some of the thoughts around
that. Hey Rudley, hi Jayden, how’re you guys doing?
Rudley: [00:02:34] Good, doing great. How are you all doing?
Karl: [00:02:36] Oh, we’re blessed. Thank you so much. And thank you for taking time out of
your busy schedules to be on the podcast with us today. Jayden how was school today?
Jayden: [00:02:48] Good.
Karl: [00:02:49] That’s good. You’re probably pretty used to doing your schoolwork and keeping
up with stuff. How did you get time to write a book with your dad?
Jayden: [00:03:00] Cause we were just home one Saturday afternoon. Went shopping, so we
just wrote a book for fun.
Karl: [00:03:09] Oh, that’s fabulous. Rudley, why don’t you tell us a little bit what sparked you for
doing that? Writing this book and introducing it to everyone.
Rudley: [00:03:19] Yeah, first and foremost,I appreciate you guys inviting us on this podcast.
It’s a great venue here to kind of talk about business. But yeah, the whole premise behind the
book was to just help share the knowledge of real estate amongst, you know, younger children.
Kind of similar to the opportunity I had when I was younger to learn from my older brothers and
sisters and older cousins that invested in real estate. So my son, you know, obviously he’s been
coming with me on looking at various properties, distressed properties and whatnot, since he’s
been about two years old, right? And so we just wanted to kind of put it in the language of a
child for them to get a high level grasp of what investing in real estate is. And you know, we kind
of wrote it together and came up with something pretty cool.
Karl: [00:04:03] Yeah, it’s definitely fabulous. Why don’t I start by, how did you get into real
estate and what made you, what’s your background and what brought you to where, what you’re
doing today?
Rudley: [00:04:14] Yeah, so I started real estate. I’ve been heavily investing in real estate in the
past six years, but really bought my first property about 14, 15 years ago. And what kind of got
me started in that is, you know, kind of what I was mentioning a little bit prior to that I had some
good role models. My brothers, sisters, some older cousins, my parents, that all had some type
of footing within real estate. So my thing as a younger adult always wanting to try to figure out
how do I accelerate that and how can I get to that level sooner. So it started off with me buying
my first property right out of college. Primarily because I didn’t want to move back home with my
parents at that time. So that was my motivation at the time, but kind of snowballed from there.
Got my real estate license and you know, invested in quite a bit of education on the flipping side
of the business. And just kind of took it from there.
Karl: [00:05:04] Oh, that’s fabulous. I wonder Jayden, what’s your favorite part of working with
your dad when looking at properties?
Jayden: [00:05:14] I get to help him build things.
Karl: [00:05:15] What’s your favorite? Is there a particular room that you work on a lot? Kitchen,
bath, living room?
Jayden: [00:05:22] I usually work downstairs.
Karl: [00:05:26] Oh, that’s fabulous. So as you started getting started in this, what are some of
the things you found that when trying to help educate your children about investing, you found
were some of the things, the challenges in doing that?
Rudley: [00:05:42] You know, I guess some of the challenge is in maybe some of the language
and the dynamics of what real estate is. So I think for me, what helped educate Jayden on it and
the rest of my children as well is just, you know, putting it in as, mostly in terms as possible. And
trying to equate it to maybe toys or things that they play with and understanding buying
something versus investing and saving and those types of things. But I think the biggest
challenge is just putting it in a language that resonates with them best. So it was fun for us to
write this book together so he can kind of help me along as I’m writing it to say, does that make
sense? Checking in with them and you know, getting a good understanding that you know, this
is something that a seven-year-old can understand
Karl: [00:06:25] Jayden, what do your friends think about you helping your dad out?
Jayden: [00:06:30] They haven’t all checked the book out yet.
Karl: [00:06:35] They haven’t checked it out? Well, we have to do something to help get them
the book a little quicker and get them into schools and everything else. One of the things that’s
always fascinating, there’s an aspect of this that goes around wealth building. Creating a legacy
and generational wealth. That, there has been a lot of discussion around that. What place, what
do you recommend for parents to start instigating that curiosity in their children? What are some
of the things you’ve been doing and what would you recommend to other parents that want to
get their kids interested earlier into business and/or investing.
Rudley: [00:07:14] Yeah. I mean, I think some of the biggest things is truly just exposing him to
it first, right? I think, exposure is the key. I know growing up you know, as looking at my parents
older, typically as parents, you’re like, you know, this has grown folks business. Or this is, you
know, this is for adults, but I tend to not do that typically. I want to bring them into the fold. I want
to show them like, all right, this is what this costs. You know, how do you think we should go
about paying for this? You know, if you’re having discussions over bills or things like that. Once
you get a little bit older, maybe not Jayden’s age, but you know teenagers are a little bit older,
like sit down at the table with them and go over the bills and show them where their account is
coming from or where the funds are coming from and how to save and do those types of things.
So I think number one is exposure. Don’t shy away from having those conversations, even
though they may not necessarily be a hundred percent ready for it yet. And then number two is
just continuing to get them excited. Find a piece of wherever in that education that you provided
them. Find what motivates them, or find something that they’re interested in. And push them
towards that direction to learn a little bit more. So even if it’s about stocks or anything like that
stuff that they buy all the time, you know, if it’s Nikes, or they love Disney movies. Pull up the
Disney stock, take them through that, you know, let them learn a little about those things. So
find something that they resonate with and have that conversation about the investment part of
Karl: [00:08:36] I’m going to ask the question about maybe a recent project that you guys
worked on together. How did you find a property, a particular example of property? What are
some of the ways you search for them? And is there an interesting one that you found in an
interesting way maybe with Jayden involved or others?
Rudley: [00:08:58] Yeah. So, you know, as you mentioned, I’m a realtor and investor. So from a
realtor perspective, I’m able to find properties on what’s considered the MLS on market type of
properties. But from an investor perspective and kind of what we touch a little bit on the book,
I’m typically finding off-market properties or distressed properties. So some of the ways that I’ve
learned to go about finding those properties are certain lists that you’ll purchase. Such as
people that are in distress situations, foreclosures, maybe probate, someone that’s inherited a
property that lives out of state and they don’t have anything to do, don’t want anything to do with
the property. You know, eviction lists, tired landlords, all different types of lists that you can use.
I have a team of folks that make those calls and follow up and take action on those. And that’s
pretty much how I go about finding the properties. But everything really falls into the follow-up
and making sure you’re getting direct to the sellers and just establishing your credibility and
relationship with those sellers.
Karl: [00:09:56] Once you find a property, what happens next? If you identify a property and an
owner of the property, what do you typically do next?
Rudley: [00:10:06] So if I had the address and had the information at first, do some kind of
desktop analysis look at the area, look at the comps. If there’s pictures, I try to look at the
condition of the property and run some preliminary numbers on where it makes sense for me to
purchase this property. But once I get to that point, I’ll have a conversation with the seller and
just get an understanding of what is their true motivation, what are they looking to gain out of
selling this property? Because at the end of the day, you don’t want to walk away with someone
feeling as if they were taken advantage of, or didn’t understand the process or anything like that.
For me, I like to sleep well at night and I want to make sure whoever I’m dealing with sleep well
at night as well. So I really try to get a good sense as to what are their goals. If it’s a probate
situation, perhaps, you know, they have other siblings in the family and maybe they need as
much money as they possibly can to split amongst those siblings, right? So I want to try to give
them the best possible offer I can. Or it could be someone in a situation that’s like, I really don’t
care about the price, I just need to get this out of my name as soon as possible. So that’s
another motivation or a motivating factor that I can help them with. Okay, I can close within a
week if you need me to and get this burden off of you if you’ve got bills piling up all of those
types of things. So it really depends on the customer or seller first and start from there and work
my way backwards to seeing where we can, you know, where it makes sense for both parties.
Karl: [00:11:30] I’m curious as, once you acquire the property, there’s a lot of people doing
flipping now especially in Georgia, in different cities, around different States around the country.
What do you, what are some of the things you’ve learned about doing it profitably when it comes
to once you’ve acquired the property?
Rudley: [00:11:51] Yeah. I mean, I think once you acquire the, well I just say, going a step back
even before acquiring the property, it’s really just knowing your numbers. That would be the
advice I would give to any newbie investor out there or someone that’s looking to flip homes, is
that try to take the emotional attachment out of it of just wanting to do a deal. Because that can
certainly hurt you in many different ways. And just be cautious as to what you’re, what you’re
going into, because there’s a lot of shows, station TV. It’s a lot of things out there and make it
look very glamorous, which you now it certainly can be at times, but know your numbers and
understand what you’re getting into. And then once you actually do acquire the property,
continue to do your due diligence, continue to do your inspections. Work with your contractors
and always leave yourself, even whatever your budget do you come up with, have a
contingency. Because as much as you evaluate that property beforehand and do your desktop
analysis, once you open up the walls, you just, you never know what you’re gonna run into. So
have a contingency. I like to have 5, 10% contingency overage in my budget for things that may
pop up.
Karl: [00:12:54] Are there things that you get to do and Jayden gets to help you with that you do
yourselves versus pushing out to contractors, subs?
Rudley: [00:13:05] I mean, pretty much we sub everything out to contractors or, you know,
general contractors that oversee the entire project. You know, there are a few little things here
and there that I may do just in essence of time. But I really want to focus my time on finding the
next deal, find the next opportunity or working with my buyer or seller clients on the realtor side
as well. So once I get a property, I’ve gotten to the point where I’ve been able to systemize it,
where I don’t necessarily have to be there all the time, although I still have a pulse on it. So the
whole idea of getting into this business was to build a system. Where I just got more time to
family and do stuff like this, write a book with, you know, with the kids and do things like that?
Karl: [00:13:47] Can I explore a little bit into that? Oh go ahead Rico.
Rico: [00:13:50] Yeah, I just wanted to be able to ask about, because someone trying to get into
this that has no experience, right? I mean, you have a few years experience doing this stuff,
right? So someone’s going to come in and they’re going to hire a subcontractor that may be
overpriced, may take advantage of them. You know, they’re putting down flooring, but maybe
the sub floor is supposed to be a certain level of subflooring. They might do something else.
How do you keep track of these things? Especially if it’s out of state, like you’re licensed in Ohio.
If you did that in Ohio, how would that work?
Rudley: [00:14:30] Yeah, great question. So, I mean, it’s really about vetting out your
contractors. That’s probably the hardest part of this business is just getting trustworthy, reliable
contractors that are insured, know what they’re doing, and I have some integrity to them.
There’s plenty of them out there, but you know, we have to find the right one. So the way that I
vet them, I have a very thorough process of certain questions that I ask. I want to make sure
that they’re insured, that they truly are licensed. I can go on a specific website to see if they are
truly licensed, as they’re saying. And then probably the best part of it or the most important part
is getting recommendations from others or from their actual work of people who have actually
worked with them. But not only just calling, you know, potential clients that they worked with
before in the past, if you’re a local go to the site, go to their job sites. If they don’t have any
current projects that they’re working on, that’s probably not a good sign.
Rico: [00:15:24] Sure.
Rudley: [00:15:25] Yeah, so I like to go on site and look at what they’re doing at someone else’s
flipper property, or even just a residential renovation.
Rico: [00:15:33] And I imagine as you do this, you probably accumulate a stable of contractors
that you can go back to.
Rudley: [00:15:39] Yeah, I’ve got a pretty good list of contractors that I use pretty consistently.
Rico: [00:15:46] Cool.
Karl: [00:15:47] I’m also curious about the exit of these properties. What are the different
options? I know one of the most obviously is you could sell it to someone for their home. What
are some of the other options you’ve explored and some of the pros and cons of those?
Rudley: [00:16:03] Yeah. So part of the reason why I got my real estate license was that I
wanted to just add another tool to my tool belt. You know, I started off as an investor first and
then got my real estate license. But I look at every opportunity as there’s several different ways
to monetize that. So an exit strategy, number one, obviously could be doing a flip or selling it,
but it could also be doing it as a rental property or holding it as a rental property, or it could be
doing Airbnb. Or it can be a burst strategy, which I’m not sure if, your listeners maybe aren’t
familiar with that. But burst strategy is basically buying the property, renovating it, renting it out,
and then refinancing it to get your cash back out that you initially put into the property. Because
once you renovate the property, you now raise the values of the property and you can refinance
and recycle that same catch. So there’s many different exit strategies and you can do all of
those strategies. But yeah, it really depends on going back again to the numbers. What do the
numbers tell you to do with this property? And then start from there.
Karl: [00:17:07] What’s the pro, I’ve heard people talking about Airbnb. Pros and cons of doing
that versus just a regular rental?
Rudley: [00:17:15] Yeah. So for Airbnb, they typically say you can receive anywhere from two to
three times the typical rent that you would get in a traditional rental market. So, you know, I’ve
been doing that and it’s pretty accurate. You know, there is additional cost of doing that cause
you have to purchase furniture. You know, in most cases you’re going into paying the utilities
and things like that. But it does give you a little bit more velocity in terms of cashflow as well as
the ability to check on the property a lot more than you would a tenant that you may have in
there for a year, and you can’t get in there for an entire year. Barring any type of extenuating
circumstances. But with Airbnb it’s constantly getting cleaned up after every guest, you can
check in on it and see if there’s any repairs or maintenance that needs to be done. So I love
Airbnb. It’s been a great model for us that we’re continuing to just scale.
Karl: [00:18:07] I’m curious, on this past year with the pandemic, how has it impacted your
business? Flipping rentals, Airbnb, has this helped or hurt or is it? How did you navigate through
that over the past year?
Rudley: [00:18:21] Yeah I mean, different parts of the business definitely had different impacts.
So from a rental perspective, COVID definitely had an impact just based off the moratorium in
terms of not being able to evict or, you know, having a pause on that. So that definitely had an
impact, but I think what allowed me to not really be impacted as much is because of scale, I
have several properties. So when you have that economies of scale, it’s not as much of an
impact as someone that may just have one property. And that tenant is out which leaves you
with a hundred percent vacancy. So that’s helped me from that perspective. Airbnb you know
last year, I guess, right around this time now, Airbnb pretty much put a pause or a halt, at least
in the city of Atlanta for a period of time. So quite a few people, I’m sure. Kind of felt that a little
bit during that time, but right after that period, we actually kind of saw a significant increase
compared to last year’s numbers. Just being that people there’s just so you know, kind of
bundled up in house for so long that they were just ready to just do anything and just get out.
And what we found is that people aren’t necessarily traveling, you know, miles and miles away.
They’re literally booking Airbnbs down the street in their same neighborhoods just to get out of
the house and do something a little bit different. So the numbers of Airbnbs and, you know,
outside the perimeter in the suburbs and actually includes quite a bit.
Karl: [00:19:50] I know, it’s especially, you know, the hotels have been hit hard. People have
flipped over to Airbnb’s. And there was a section in the book that I saw where you kind of were
going through some of the numbers with Jayden. Jayden, I’m curious, I’ve got a question for
you. How comfortable are you in math and the numbers so far? Do you like doing math and the
numbers? So can you help your dad with figuring out which are good investments and not? Do
you like doing that part with the numbers? I’m curious, do you have any ideas, what you wanted
to do? Do you want to do this type of stuff when you get older or do you have some other other
Jayden: [00:20:41] I wanna do what Dad did.
Karl: [00:20:50] Good, why?
Jayden: [00:20:50] I don’t know.
Karl: [00:20:51] Well, most people do what their dad and mom does. And so I think, you know,
Rudley you’ve been doing a great job of setting an example for not just Jayden, but with the rest
of the family and even in the community. And seeing how well people can do in shifting. I’ve got
another question around, you know, what are you seeing in the next five, six years? How does
this play out over time? Both for you and even as Jayden gets older, what are some of your
thoughts and wishes for him as you continue this journey?
Rudley: [00:21:27] Yeah, I mean, I think over the next five, six years you know, Jayden will
obviously, I’ll continue to bring them along on the projects that I’m doing. And, you know, I think
obviously the information will start to be retained even a lot more so over time. And introduced
him to even books, you know, on a higher level for him to start reading himself. But yeah, the
next five or six years, you know, want to continue this trajectory. I want to continue to scale the
Airbnb side of the business, rental properties, continue to do flips to a certain extent. You know,
no one really for the most part, I can’t speak for everyone, but I don’t think people want to do
flips for the rest of their life. Because that’s more active income, right? And definitely have to be
there and hands-on. But the idea is to take that active income and put it into passive income,
like rental properties and Airbnb property. So that’s, that’s what we’re focused on over the next
five to six years, continue to just work towards that financial freedom and more of that passive
income so we can spend more time with the family.
Karl: [00:22:23] Yeah. I speak to a lot of people who are trying to get out of, you know, being
employed by someone else and becoming their own boss. Because we use the term often
BYOB, be your own boss. And part of that is creating, first it’s taking the leap and starting
investing in starting the business and starting those. But at some point over the evolution, I’ve
noticed some business owners creating a system around what they’re doing. And it’s always
interesting to watch, you know, folks that are spending a lot of time in church activities and
charities, sometime playing golf in the community. And you wonder how can they run a complex
business and yet have time to do that. And I think some of it is, they figure out that way to one,
generate passive income, is one strategy is be able to do that. But two is building a system that
would be able to be able to let go of some of the day-to-day stuff. And they build a team and the
systems around to be able to do that. How far do you think you are in that journey and how
much further you gotta go?
Rudley: [00:23:36] Yeah. I mean, I think I’m getting close to that point where it’s, you know,
pretty systemized. But being transparent, right, it’s still a lot of hours still. A lot of time to put into
that. But that is the goal to get it a hundred percent systemized where, you know, you can take
or basically fire yourself, right? You want to fire yourself from your business at some point. So
yeah, no one, you know, I’ve recently, you know, left my corporate job and moved into doing this
full time. So, you know, no one wants to go from a job to another job, right? And that’s
essentially what you’re doing. You’re more the technician, if you’re hands-on and doing all the
work still at that point. So for a period of time, you have to do that to build up the business and
get things going the way you like it and build those systems. But at some point, you know, you
have to, you’ll get burnt out if you don’t don’t fire yourself. So the goal is to fire myself at some
Karl: [00:24:29] And Jayden might be ready to take over the mantle on some of that stuff. And
you could delegate to him.
Rudley: [00:24:35] Yeah, exactly. He’ll be the systems manager.
Karl: [00:24:39] Well, that’s fabulous. You know, I want to thank you and Jayden for coming in
and talking a little bit. Again I want to re-introduce, it’s Rudley and Jayden Kelly, “Real Estate
with my Daddy”. It’s available on Amazon. I think there is a website that should be up soon as
well. But if you want a nice fun book to just start introducing real estate investing and numbers,
to have a nice book to read to your child at night. It’s a great read and, and really I’m glad that
you got a chance to do this with Jayden. And you’re building a legacy for your family that allows
you to do more stuff like this. So that’s really, really good. So tell me about any projects you’ve
got working on or are there any new things you’re working on currently?
Rudley: [00:25:29] Yeah, there’s still properties. Every day, seeking out new opportunities our
Airbnb is going pretty well. So that’s going to continue to be our focus for this book. You know,
we’ve got a great reception from it. So we’re going to make this into a series and start
introducing some other aspects of real estate that, you know, younger children, or even adults
may not be familiar with so many different avenues of real estate to participate in. So we’re in
the process of doing that as well. But other than that, building the business. As I mentioned, I’m
a realtor as well, so working with plenty of clients. So gives me the opportunity to kind of share
my investor knowledge as well as from a realtor perspective and work with these clients that are
looking for investment properties or just residential, so I can offer both avenues. So the focus is
realtor side, investing, and writing more of these books.
Karl: [00:26:22] That’s fabulous. Well, we’ve known you and Jayden and the rest of the kids for
quite a while and enjoyed being part of your journey through this. So we’re always excited to
see when you post another project completed through social media and other. How can people
reach out and contact you if they wanted to learn more?
Rudley: [00:26:44] Yeah, they can find me on Facebook under K1 Home Solutions or directly
under Rudley Kelly. Same thing on Instagram, under Rudley Kelly. Phone number business line
(404) 877-8088. And also our website, K1HomeSolutions.com.
Karl: [00:27:02] Awesome. Excellent. Well, thank you again very much. Jayden, I appreciate you
coming on the podcast today and look forward to seeing you again soon alright? Thank you.
We’d like to thank Rudley and Jayden for joining us. Rudley is a real estate investor, a realtor as
well as an author of “Real Estate with my Daddy” available on Amazon. Just want to thank him
for sharing some of his insights into his journey, into real estate investing. You know, as we talk
about on the Capitalist Sage very often, there’s a lot of different paths to becoming your own
boss. And whether it’s acquiring a business, whether it’s real estate investing, we like to bring
different perspectives of people in our community that are doing these things. So as you can
see, not only has Rudley made the leap into doing this full time for his corporate job, he’s
bringing his son along and his children along to learn about real estate investing. That’s
something we can all learn from and start to do whenever possible. Rico, you’ve got some
experience with that. I think some of your children follow along in your pursuit as well, so.
Rico: [00:28:10] A little bit.
Karl: [00:28:12] So that’s something that runs in the family. But what do you have going, coming
up Rico?
Rico: [00:28:18] Well, we just put out the latest issue of Peachtree Corners Magazine. It should
be hitting the mailboxes right about now.
Karl: [00:28:28] Faith in Sports, that’s a great, great subject. Really good job again, Rico.
Rico: [00:28:34] Yeah, thank you. We’re getting good reactions. It’s online, it’s on digital also,
right now. But 19,800 homes are getting the magazine this week in the mail. So between the
Faith and Sports and roller hockey and Girl Scouts, there’s a whole bunch of other stories about
artists, local artists and stuff like that. So it’s a full issue of content that I think people will be
interested in. They’ll find something in there that will interest them. So we have that and then
we’re also planning some more podcasts. So in the future, there’s going to be one on Wesleyan
Artist’s Market and the business of running a virtual art festival, right? And we’re also doing
another one on Atlanta Jewish Film Festival, which is the business of running a film festival
virtually, right? So it was kind of neat. Well, those things will be coming up. So I’m excited.
Karl: [00:29:31] Fabulous, fabulous. Well I’m Karl Barham with Transworld Business Advisors of
Atlanta Peachtree. Our business advisors are available to consult with business owners.
Whether you’re looking to improve your business, the value of your business, you’re ready to
take a vacation or retire and you’re looking to sell your business or you’re looking to acquire. It’s
a great time right now to acquire a business. The SBA as part of the care act are allowing some
unprecedented support for the economy to assist with small business. If you want to learn more
about that, ease the theater, reach out to me, KBarham@TWorld.com. Or you to go on our
website, www.TWorld.com/AtlantaPeachtree. We’ve got information around different lending
options that the SBA is doing including they are paying six months of a new SBA loan signed
before September. For anybody that closes on business acquisition using the 7A program.
That’s just one of the many ways the SBA is helping support small business and keeping people
employed as we navigate through the pandemic response. So we’ll be doing some more
webinars on those. We’re out in the community. We’re talking to folks and we’re just trying to
help people navigate through this and find a successful exit when they’re ready or grow through
acquisition. Rico what about anything going on, on the digital marketing side?
Rico: [00:31:05] Sure. Well, Mighty Rockets, my company is still doing a lot of consulting,
creative services, graphic design work. We just picked up another client. That’s actually a
publication, they put out two publications a month here in the Metro area. So we’re handling all
the creative work. So you know, anytime someone’s looking for product videos, content work,
social media, or graphic design creative services, we’re there. So feel free to go visit
MightyRockets.com. Or find me Rico Figliolini on linkedIn. Connect with me, send me a
message. I’d be more than happy to talk to you. So it’s been a busy year in 2021 so far. So as
bad as things may be out there, it’s not been a bad economy for us.
Karl: [00:31:54] Yeah it’s good change. You know, there’s a lot of change happening. So the
things change. People gotta communicate and get out there in their community. So grateful for
all that you do to help support that here locally in the community.
Rico: [00:32:07] I’m grateful for all the things I learned. Not only from you, because I’ve learned
a lot from you. And I know how to exit, I think my business at some point. But listening to people
like Rudley and his son and other people. I mean, these are great shows. I’m hoping people get
a lot of good, actionable things out of these episodes. And it’s just a good thing. I look forward to
every episode now.
Karl: [00:32:29] Absolutely. Well, we’ve got more to come in the new year, so stay tuned
everyone. Thank you for joining us on the Capitalist Sag

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The Makings of a Renovation Boom



my secret garden
My Secret Garden. Photos by Isadora Pennington.

If home is indeed where the heart is, then home improvements and proper maintenance must be the life blood. And as many homeowners in our community have had unprecedented extended time at home between social distancing and remote work, we have seen an uptick in families investing time and money into additions, landscaping and other enhancements to make their time at home that much more enjoyable.

“I researched our permit records and found that in 2020 there were 157 permits issued for residential remodeling. In 2019, that number was 101,” reported Peachtree Corners Community Development Director Diana Wheeler. “And five years prior, in 2015, there were 99 residential remodeling permits issued. These numbers indicate that in 2020, residential remodeling increased about 50% over previous years.”

For those of us looking to freshen things up this spring, there are numerous local businesses doing great work in the area. We have collected a sampling of those here.

My Secret Garden

My Secret Garden lets you dream about big plans for your next gardening or landscaping project. This boutique garden center services the Peachtree Corners and Norcross area with a variety of plants, trees, custom design services and more.

My Secret Garden Owner Sonya Harrison. Photo by Isadora Pennington.

Owner Sonya Harrison’s love and loyalty to all things green is evident as she speaks about her work and the current increase in landscaping installations she has seen.

“It’s mostly people who want to enjoy their backyard, not as many front yards. People want to sit on their patio, enjoy their backyard or what they see out of their kitchen window, living room or screened-in porch. So, I would say it is definitely more focused on the backyard, so they can cook out and be with their family,” Harrison said.

For anyone wondering what to plant this year, My Secret Garden presents countless choices. They’ve completed their annual yard sale on March 13, but there are always plenty of lovely plants available for purchase.

My Secret Garden. Photo by Isadora Pennington.

“Being born and bred in Georgia, I am a firm believer that you can never have too many hydrangeas in your yard,” Harrison said. “I love hydrangeas, especially multi-blooming hydrangeas. The traditional hydrangeas only bloom once and then they’re done for the summer.”

Other favorites include azaleas, for their color, and gardenias, for their heavenly smell. But there is a little something for every gardener to keep their thumbs green. For more information, visit mysecretgardenga.com or follow them on Facebook and Instagram.

Premier HVAC

Heating and cooling are commodities that we might take for granted until the air goes out in the heat of summer and we need blessed relief.

Premier HVAC is a second-generation family-owned business located in Peachtree Corners and operated by Peachtree Corners residents. Jackie West serves as the Director of Operations, while her husband Steve West drives the professional expertise necessary to provide exceptional HVAC service.

Premier HVAC owner Steve West and his son Grayson.

“We have seen an uptick in people replacing their units and things like that because they have a more flexible schedule at home, and don’t have to take time off work to meet with the estimator, to see what they have in their homes, to suggest new products, new systems or options on what they might want,” Jackie West said.

“We actually did more service last year then we did replacements, because of the pandemic, because people didn’t have $3,000 to $6,000 to replace a unit unless absolutely necessary, because that is a big expense,” Jacki said.

Premier HVAC services most makes and models of HVAC systems. To learn more, call 770-696-4189 or visit premierhvaccorp.com.

Peachtree Corners Remodeling

Owner Todd Hudson has been in the interior remodeling business with Peachtree Corners Remodeling for a long time, and he has certainly noticed growth recently as kitchen and bathroom projects continue to fill up his schedule.

A recent remodeling job by Peachtree Corners Remodeling (photo courtesy of Todd Hudson)

“This has been my best year by far, with 20+ years of doing this kind of work. I’m booked into June,” Hudson said. “I attribute it to people wanting to live in Peachtree Corners and there is no inventory of houses, so they improve what they already have.”

For more info about Peachtree Corners Remodeling, visit ptcornersremodeling.com or call 770-873-9245.

Renovation Solutions

Operating out of nearby Suwannee, Renovation Solutions covers all manner of renovation work related to home improvement, landscaping, handyman services, welding and fencing. Renovation Solutions Owner Mario Fuentes has been around the block a few times, even working on two televised HGTV projects over the course of his 15-year career (while he worked for other businesses).

“I have been busy, busy, busy. In January — when everybody is slow, and this year the most, but especially this January and February — I have seen more business,” Fuentes said.

Fuentes mentioned recent work in commercial spaces, working on lobbies in hospitals. He also mentioned patio work and room renovation, focusing on homeowners’ desires to drive up house values.

“People are mainly concerned about how much it is going to bring the house value up. There are some things that will definitely bring value,” Fuentes said.

More information on Renovations Solutions can be found at renovationsolutionsrs.com or by calling 770-376-5384.

EV Remodeling

EV Remodeling serves the Greater Atlanta area but has made Peachtree Corners its home base. The business’ primary service offerings are home additions and deck repair and construction, as well as kitchen and bathroom remodeling.

Owner Eli Vaknin noted an increase in calls about kitchen remodels, as well as patio and deck builds or improvements. He attributed this increase, in part, to more homeowners working in the home and noticing things they would like to change.

Eli Vaknin

“I see a lot of outdoor living and also a lot of office additions, renovating existing space and turning it into an office or finishing part of a basement to turn it into an office,” he said.

Vaknin has noticed an “increase in volume” of kitchen and bathroom remodels “because people aren’t traveling as much, going out as much, so they are going to use that money on that ‘ugly’ kitchen they have been cooking in for a year because they couldn’t go to restaurants.”

EV Remodeling has received the “Best of Houzz” service award for the last five years, since 2016. For details, go to evremodelinginc.com or call 678-822-7573.

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First Mixed-Use Project under the New Ordinances Appears Before the City Council



First Multi-use Development in Peachtree Corners under the new MUD ordinance

Development could bring housing, improvements to the area

A pending mixed-used project along the Peachtree Parkway commercial corridor promises to give a new look the area while bringing to vivid life the “live-work-play” concept undergirding such developments. More than 300 apartments and townhomes are planned, along with office and retail, said officials.

Project under review

On March 23, the Peachtree Corners City Council got the first official look at the proposed rezoning stretching from 5672 through 5720 Peachtree Parkway. It would convert a 9.25-acre swath from M-1 (light industry district) to Mixed Used Development (MUD) for the proposed multiple-use complex. The project’s housing stock is targeted to workers in the nearby Technology Park area.

City officials said the proposal will be back before the council for a public hearing and possible final approval April 27. The city planning commission signed off on it March 16.

The application from Alliance Realty Partners is the first to emerge since the council approved substantial revisions to the city’s existing multi-use ordinance in February. A couple of the key provisions provide that such developments have a minimum mix of three uses instead of the former two. The changes also allow developers to earn so-called “density bonuses” allowing them to increase the number of residential units per acre in return for pledging project enhancements drawn from a city-approved list.

The proposal falls nicely into line with both provisions.

With the revised ordinance in mind, “The developers have taken advantage of it, we believe, for the betterment of the entire project,” said City Manager Brian Johnson during the Prime Lunchtime city podcast. “Due to communication that happened prior to the project being submitted and some changes since, it actually has less units than the developer originally requested.”

First Multi-use Development in Peachtree Corners under the new MUD ordinance

Project improvements

Representative for Alliance and attorney Shaun Adams said the original proposal called for nearly 60 more units than the 295 multi-family apartments and 26-single-family attached townhomes ultimately settled on. He said the pullback will provide for a more “boulevard-like” entrance into the project from Peachtree Parkway and increase the development’s setback from the main road.

“A lot of it had to do with the changes in the MUD ordinance and because of feedback we received from the community,” he added.

The earlier ordinance change caps residential density at 32 units per acre. In this case, Alliance would be permitted to increase density to 34.69 by pledging to preserve 1.75 acres of green space, providing for underground stormwater detention, promising that highly visible public art will be incorporated and including the adaptive re-use of an existing building.

But the text of the zoning change points out that that the 321-unit configuration is not a done deal. The plan is contingent on on-site conditions, zoning compliance and whether fully-fleshed-out engineering plans meet regulations.

Clean-up and makeover

The existing structure being retained is a three-story office building on the site that dates from the early 1980s. It will get a substantial makeover, said officials.

Johnson said the refurbished building will contain “something similar to ‘We Work’-type office space. There will be some amenities for the local residents like clubhouse amenities, and I think they have templated a coffee shop to go in there.”

Also currently on the property are a number of single-story commercial condos which are largely, as the manager put it, “in a very degraded condition” with many of them empty and plagued by break-ins. Those will be swept away.

A couple of other esthetic/environmental considerations also come into play, said Johnson. “All of the trees along Peachtree Parkway are remaining and at the end of project there will more trees because of replanting than they started with,” said the city manager. He said also worth noting is that existing impervious surface on the site will be reduced.

Potential retail

Johnson said the exact amount of retail space tucked into the multiple-building complex is a moving target with discussions ongoing between the developer, its representatives and the city.

Adams agreed, saying they’re working on a configuration of about 2,000 square feet for that aforementioned coffee outpost — but stay tuned.

“You and I could be like ‘it would be great to have a mini-shopping area there,’” said Johnson during the podcast. “But if the developer can’t fill it, nothing would be worse than a development that started off with too many square feet of retail that they can’t fill — and that has happened.”

Adams said that with plenty of retail nearby, the emphasis won’t be on competing with that existing landscape. Instead, he said, “Let’s bring the housing to the area to support the jobs within Technology Park. That will bring more people to support the surrounding commercial and retail.”

City officials have said that the multi-use approach brings several advantages, such as providing more housing types and choices while boosting walkability, thus decreasing automobile trips. They’re also seen as especially appealing to millennials and empty nesters.

As Mayor Mike Mason said in an earlier interview with Peachtree Corners Magazine, “those are two segments of our population that are not currently well-served with regard to housing options.”

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The New Multi-Use Development, Townhouses & Cornerstone Academy



Peachtree Corners Podcast

On this Month’s Prime Lunchtime with the City Manager, Brian Johnson

Learn about the new proposed 9.2 acre Peachtree Parkway multi-use development, new townhome application for at Peachtree Corners Circle and Jay Bird Alley, and Cornerstone Academy’s expansion plans.

Timestamp, where to find it in the podcast:
[00:00:30] – Intro
[00:02:14] – Cornerstone Expansion
[00:08:08] – Townhouse Rezoning
[00:12:38] – 9.25 Acre Multi-use Zoning
[00:24:06] – Low Emissions Grant
[00:28:59] – Closing

“This is the first application of the very first of our mixed use development ordinance. The developers have taken advantage of it. And we believe to the betterment of the entire project… it does have certain incentives within that ordinance that we all win.”

Brian Johnson

Rico: [00:00:30] Hi everyone. This is Rico Figliolini. Thanks for joining us for Prime Lunchtime

with the City Manager, we’re going to be discussing three major things that just happened this

past city council meeting. One of them was voted on two of them we’ve done what’s called a first

read and consideration. So there’ll be coming up in the next council meeting. But we’re going to

be covering the cornerstone Christian Academy application for a change of variance. A change

of conditions for their property and expansion of the private school. Also, we’re going to be

discussing the town home rezoning of from our R102 Townhouse that’s happening at Jaybird

Alley and Peachtree Corner Circle that may happen. And also we’re going to discuss a rezoning

application for 9.25 acres along Peachtree Parkway that’s looking to become a multi-use

development. Before we get to that, I just want to say thank you to Hargray Fiber for being a

great sponsor of not only this podcast, but the family of podcasts that we do in supporting

Peachtree Corners Magazine. They are a company here in the Southeast that provides internet

capabilities to small companies, as well as enterprise businesses. Along with the tools, office

tools that you can use to run your business better. Fast internet service. Not like the cable guy.

They’re also a great supporter of Curiosity Lab in the city of Peachtree Corners. They’re really

local and they provide a lot of community support. So check them out. Hargray fiber is the

company. HargrayFiber.com is where you can see them. So before we go any further, let me

bring on of course my guest Brian Johnson, City Manager. Brian, thanks for being with us. What

we’re going to be discussing is a bunch of different things. I’m acting as engineer right now. So

bear with me.

Brian: [00:02:12] No worries.

Rico: [00:02:14] We do this all the time, but there we are. All right, cool. So I know that things

have been crazy going on in the city and stuff, lots of new things going on. I won’t even get into

one of the things we discussed pre-show a little bit which has been in the AJC. And that’ll be a

separate video that I’d like to discuss with some people and talking about what’s going on. And

the horrendous thing that deals with that I cannot believe a government official is allowed to do

essentially. So I’m just going to vent on that on a separate video from this. But let’s dig a little

deep into what is going on in the city. And some of the things, some really good things and

some things on that have taken advantage of the new multi-use ordinance and such. So the first

thing on the agenda for today, is just a quick discussion of Cornerstone Christian Academy, the

private school here in the city of Peachtree Corners. One of the best schools out there. They

just got the best, company for best place to work I think from the AJC that we just covered in our

website. And which is, you know, not easy to get from what I understand. So it’s a great, great

thing for them. So tell us a little bit Brian about, what the application was for, and I’m going to

slide some images on as we talked about it, or at least one.

Brian: [00:03:28] Well, you know Cornerstone, well Peachtree Corners as a community, as a

municipality, we’re very blessed. We have a number of great school options within the city,

Cornerstone being one of them. We’ve got a great public school system offering. We’ve got

Wesleyan and we’ve got Cornerstone. And so it’s, I think sometimes as a community, we

overlook the fact that if you live here, you’ve got some pretty, you got some great options and

those options allow you to keep your world as small as possible. So you don’t, your commutetimes are shorter and your quality of life increases. If you’ve got kids that are active, you can

keep them close to home. And it’s nice. So cornerstone is one of those great options. They have

been doing well. Their enrollment has been such that they’ve been able to, with that and some

fundraising, look at creating a more permanent campus from what they started. They started by

acquiring a commercial office building and expanded from that into multiple buildings. That were

assembled in parcels that were contiguous. So they’ve got a mini campus.

Rico: [00:04:42] In Technology Park.

Brian: [00:04:44] Right. And what they’ve done is when you’ve got these, this assemblage of

buildings that were originally constructed as just standalone office, commercial office, they want

their campus to actually start feeling like a real campus versus just an assemblage of

commercial office buildings. So they are taking one of the buildings and they’re demoing the

building and creating a quad in the middle of other ones. And they’re also expanding that, or I’ll

call it joining that, with adjacent property that is across the street from Peachtree Corners

Baptist church.

Rico: [00:05:29] Now, for the people that don’t know. They, and I don’t have a slide

unfortunately, I thought I did. That’s the property, the parking lot across from the church, that

also has the athletic fields and a little pavilion area on the side.

Brian: [00:05:42] And so Cornerstone has acquired it. They, I guess just have use rights for a

while from PCBC and so they’ve acquired it. So now they’re just creating that campus and that

kind of locks in that part of it. They’re going to continue to use it in the way that it was when they

were just using the property and not owning it. So it’ll still be used for recreational purposes.

There’ll be some parking there, there is a little bit of, there’s plans for a gymnasium on the

property. And then a little, I guess you call it, a clubhouse associated with the ball fields. And so

they have some expansion plans for the property, but it’ll still be used in the way that it has been

so far. We’re excited to you know, have a school here that has done well enough enrollments

such that they can put deeper roots into the community than they had before and expand and

make this educational offering that much more, enticing than it was before this plan came out.

Rico: [00:06:46] Yeah, I’m excited for it. I’ve seen Cornerstone start from a really small school. I

think it was actually within Peachtree Corners Baptist originally. Yeah, I think so. And then they

got the one office building, then they expanded to two. And I think, I guess now it’s three. So it’s

exciting to see that. And if I remember correctly from the plan, the proposed plan, is that the ball

fields would probably stay where they are, the baseball field. The soccer field will probably be

reoriented a little bit. And then that gymnasium is going to be, if you’re facing the property, that

gymnasium building is going to be on the left side of the property. These have taken up probably

two or three rows of parking spaces along that side. Away from residential, obviously there’s

you know, that. And close to the street side of Peachtree Corner circle. They have a great

school. I don’t think there was any opposition to that. I can’t imagine to that request.Brian: [00:07:46] No, there wasn’t. Especially when they’re using it for the same purpose,

everybody has accepted that it’s a recreational use. It’s associated with the church and other

areas too. It’s a known commodity. Yeah, from the city’s perspective, we were very happy to see

their plans and we’re glad that we were able to help facilitate them getting this and moving it


Rico: [00:08:08] Yeah. I’m excited about it and we’ll be covering that a little bit in the next issue,

not this issue, but the June-July issue of the magazine, Peachtree Corners. We’re going to have

a little profile about, a little story about that. And maybe possibly some of the renderings of

what’s going to be, what’s planned for that. Let’s go on to the townhouse rezoning or the

rezoning of a property at the corner of Peachtree Corner Circle on 3755 Jaybird alley. From

R100 large residential land plot, right? To townhomes. I’m going to slide this on, tell us a little bit

about this. And there was opposition to this. I’ve got to say there were probably 239 in

opposition to this. I don’t know of how many people showing up at the city council meeting, but

there was quite a bit opposition, I think, singed in letters and such. So tell us a bit about this


Brian: [00:08:57] Well, I mean, you know, this is typically what you get when you get a developer

who comes in and is looking to maybe take property, assemble some parcels or take something

that already exists and oftentimes redevelop into something else. This one is one of those

purposes you’re looking at. The easiest way is just to put a townhome community on it. I will say

at this point, that it was just the first read. And so council, there was no discussion. The

discussion and vote will be at the April council meeting. They did have, the developer did have

multiple appearances in front of the planning commission prior to getting to this point. It was

tabled for some inner, for some further interaction with local residents that had some concerns,

at least once. And I know there have been some changes to it. But while this has been going

on, I can attest to, because I’ve pretty much been receiving the same thing, is the local

community there is very interested in this project. And has been expressing things of concern or

at least things that council needs to take into consideration when this is being discussed. So

there is a lot of interest from the community on this project. And mayor and council have

received all of the communication. It’s been organized in a way that, we know how much and

what they’re saying and what are the key points that are being brought up and council is

prepared to discuss it from an educated perspective. Both from what staff provides counsel and

what the community provides. So I look forward to them debating this and, you know, making an

up, down vote on it.

Rico: [00:10:44] Right. What actually butts this development on the other side of this? Not the

roadside, but the other side.

Brian: [00:10:53] It’s a triangle piece. I mean, I guess there’s a subdivision on the other side of

Jaybird Alley from this. A single family, detached residential community. There are at least, I

think two individual, single family homes that are in this triangle piece of property that are, I

guess it’s, what is it? Jaybird, Spalding and Peachtree Corner Circle. I believe is the three roadsthat form the kind of parcel that they’re looking at, or some of it. Now there’s a, yeah, those are

the three.

Rico: [00:11:31] So it butts up to residential, that’s actually probably R100 I’d imagine. So that

would on the face of it to me, I know you may not be able to say anything on it yet. Since

planning commission, did they, did the planning commission actually give a recommendation?

Brian: [00:11:47] They did. Did they recommended denial.

Rico: [00:11:49] Okay. Which makes sense to me, cause by taking a townhouse butting up to

one R100 is just such a drastic change. Usually it’d be like, let’s say R60 maybe or moving,

slightly higher and not going that far up in density next to an R100. That doesn’t make sense.

Brian: [00:12:09] You are right. That is one of the probably most common concerns raised by the

residents, is the increase in density that this would allow in the area where there’s not really the

same level of density. And council has received that message loud and clear and has not

dismissed this lightly. They’re prepared to, they’re probably to a point on this that they would

have, could have voted Tuesday night. It’s just, it was just the first read, so.

Rico: [00:12:38] Sure, sure. Alright. Then the next item that we’re going to talk about is the 9.25

acres along Peachtree Corners Parkway. There’s a request for zoning and this makes sense.

Because we’ve been discussing in the last few meetings, podcasts, about the multi-use

ordinance and the changes that happen in the ordinance. And this is actually being affected by

that ordinance. Their application, from what I could tell is taking full advantage of the credits that

they could get for high density and all that stuff. They have a laundry list of things that they’re

doing that help them compile their density. And it’s, these are basically office buildings. This is

basically Technology Park. The, on that side.

Brian: [00:13:25] Yeah. So this is on Peachtree Parkway. It is just North of the new signal at

Engineering Drive in Peachtree Parkway. Where the racetrack and the liquor store are. The

immediate building to the North of that. It’s a three story building that sits off from the road,

existing commercial office building. And then it’s that parcel and then it’s the parcel or maybe

parcels, but all of those single story, commercial condos, those old ones. There was a physical

therapist and life insurance, and it’s all of those and that existing one, the existing commercial

office building. So that’s the, just under 10 acres or essentially 10 acres. And it’s, you know,

what you see is this is an example as you’re showing here. This is the first application of the

very first of our mixed use development ordinance. Like you just said, the developers have

taken advantage of it. And we believe to the betterment of the entire project. And by that I mean,

given communication that’s been happening prior to this officially being submitted and some

changes since then, the project has actually got less units than the applicant originally

requested. Mixed-use development ordinance steered them down a road that ultimately resulted

in less density. And then it does have certain incentives within that ordinance that we all win.

They’re donating land for green space, there’s adaptive reuse of existing office buildings. They

are going to demo in that photo right there, those single story. And that’s what it looks like now.And if you go to the next one, that’s what it will look like. The couple of things of note. And I don’t

know, do you have any of the other ones? So that’s the single…

Rico: [00:15:33] Yeah. Let me pop one of the other ones.

Brian: [00:15:36] God knows how that will look. And then you have the, there’s the existing three

story office building set back off the road back there. And they’re keeping that and they’re, that’s

not the view. That’s a different, do you have any more? There’s another view.

Rico: [00:15:53] I think I do have this other view here. Hold on. There’s this.

Brian: [00:16:00] That’s on the inside. That’s the interior. I may have had, been privy to a view

you didn’t get. But anyway, that office building is going to be kept. That one right there is going

to be kept.

Rico: [00:16:11] Now, that’s a 1982 building built, I guess. That’s what I understand.

Brian: [00:16:17] Okay. And they’re going to be basically gutting it, reusing it in a number of

ways. Including some similar to like we-work space type of thing. Some of that will be, there’ll

be some amenities for the local residents in there. Clubhouse amenities type of thing. And I

think there’s, and then I think they have templated a coffee shop to go in there.

Rico: [00:16:43] So when they’re talking retail, so this is another view. I think this is the some of

the, I’m not sure if those are the townhouses. I think those are.

Brian: [00:16:52] They are.

Rico: [00:16:53] There’s going to be 26 planned townhouses, 295 multifamily apartments

essentially. And when they say, so they’re going to reuse the three story building, like you said.

Which was a 1982 buildings, so it’s fairly old building. So that makes sense. It’s I guess recall,

gutted out their building, not recalled, what was it? Brightree. And rebuilt there. It’s a beautiful

building by the way now.

Brian: [00:17:16] And they’re doing something similar to that. So the good thing here is there’s a

couple things of note. One is we have an adaptive reuse of an empty building, a building that’s

been empty for five years. And it’s also going to remove those single story office condos, which

if you’ve been back there, they are in a very degraded condition. In fact, most of them were

completely empty as well. The only ones, you know, we never noticed it if you’re driving by

because the front units still had some tenants in it. But man when you went back, it was empty.

People were breaking in. It was, it needs help. So that’s good. Second thing is all the trees

along Peachtree Parkway are remaining. And at the end of the project, there will be more trees

because of the replantings then they started with. And they also are reducing the impervious

surface that’s on the site. So when you get into the existing, all the existing parking lot and

rooftop. And when they remove all that and construct anew, there will actually be lesspavement when the project is done then there currently is. So those are some good aspects of

this project that we’re excited about.

Rico: [00:18:41] With the project you mentioned, obviously there’s, we’re talking about, it says

partial, some retail. Are they, is it just the coffee shop or is it?

Brian: [00:18:52] I’m not sure exactly. I’m not sure they even know at this point. Because again,

the way these things work. And there’s still a few things, a few little details that are even being

discussed, that will probably tweak the final version that council is voting on. And again,

planning commission serves a great, extremely important role here. And that is, they are the

best vetting tool that the city has of getting a project as close to possible as the project that

council wants to approve. Sometimes it’s impossible to get there and council, again, denies the

application. But sometimes, I would maybe even say a majority of the time, planning

commission is able to influence the developers at their stage in a way that then the developers.

Continue to make modifications to their site as a way to enhance the product before council

votes on it, which makes it easier for council to make a decision. Again, sometimes it’s just a

bridge too far and they can’t come to that. But anyway, there’s a little bit there, but on the retail

side, you can’t fill it. You can’t know exactly because they don’t have the zoning approved yet.

Rico: [00:20:19] But don’t they have to give you a plan to say, we’re going to have 10,000

square feet of retail.

Brian: [00:20:24] Yeah. And they do. I just don’t know that off the top of my head. They do,

because mixed use development ordinance has to have three different uses in it. And so they

are going to, their application does have square footage. I’m just saying that right now, before

council that number’s probably changing as we speak right now because the developer is

hearing some feedback and making modifications. But there will be a square footage dedicated

to retail, and here it will be depicted on where it will be. Some to commercial and some to

residential. And if the rezoning is approved, then of course they go out and they try to lock up

some leases. And those uses could be anything from a coffee shop to a sit down restaurant, a

dry cleaner.

Rico: [00:21:14] And it makes sense to me, obviously multi-use is going to be like that. It just

doesn’t make sense to me if there’s only one little 2,500 square foot coffee shop, and we’re

calling this development a multi-use development. When in fact that’s just like the minimal part

of it, right?

Brian: [00:21:31] It is. I mean, of course all projects have to have a minimal. So sometimes, you

don’t get as much as you want. Now we’ll say that the balancing act here on a mixed use

development on just anything, but on this one in particular, is to try to achieve a balance that’s

achievable. By that I mean, It would be great if there was a bunch of retail. Maybe we, you and I

are like, man I would love to have like a little mini shopping area or whatever. That’d be great.

Just for purposes of illustrating this. If we wanted it, that’d be great. But if the developer can’t fill

it, nothing would be worse than for there to be a development that started off with too manysquare feet of retail than they can fill. And that has happened. And so there’s also sometimes

you have to be careful about making somebody try to fit a square peg into a round hole. If the

timing’s not right, if the area’s not right. And retail’s the one that’s the most difficult right now

because retail nationally, internationally is undergoing a unique metamorphosis with the

Amazon’s of the world. So we don’t know where it will be. And so bricks and mortar retail is

scary sometimes to developers if you have too much.

Rico: [00:22:55] And the good part about this though, is that it’s not like they have an anchor

place. That’s 30,000 square feet of retail. So small shops, coffee shops, a couple of small

restaurants, I can see that. Especially if they’re bringing, the whole idea is bringing in over 300

families essentially into there. Whereas the town center doesn’t even have that yet. The

apartments where, the apartment and the Indigo hotel, where the original component of this and

who knows where that is right now. Because that’s still not being talked about. Because that was

almost 300 apartments or 260 apartments I think that would sit right over town center and that’s

not there yet. Which could probably help the retail, the restaurants and stuff like that. The whole

idea of that energy. Energized environment of people just being, I’m going down to get

something for breakfast and, just like you would in the city. In Atlanta, let’s say or Brookhaven. I

did want to ask about this. So the office building in the back, that’s not being converted to this.

This is a whole new building though that would be on there. This five story residential building.

Brian: [00:23:58] That’s a whole new building. That’s correct.

Rico: [00:24:00] Okay. And that would be set back. And the front part would be townhouses or

any of the retail?

Brian: [00:24:05] That’s correct.

Rico: [00:24:06] Alright. Cool. Great. So we’ve covered that a little bit and we’ve got a little bit

more time. So I thought maybe we’d just quickly talk about the, you guys did a resolution to do a

matching grant. Thought that was a great idea that had to deal with EVA, low emissions. Do you

want to talk a little bit about, give a couple of minutes on that?

Brian: [00:24:27] Yeah. So, just to step back real quick. The city, when it comes to economic

development has seen some really good success with Curiosity Lab being the magnet to attract

companies here. And we’ve seen it with Brightree and ASHRAE and some others. We’re seeing

it with some other activity within our innovation center that maybe is only temporary, but it is still

active. And so we have realized though that for us to continue to innovate, for us to continue to

keep market share of being, one of the only, if not only living laboratory of our kind in really the

world. We’ve got to keep doing things to stay out front. And what we’re seeing is, we’re starting

to compete with cities that are way outside our weight class. And the only way we can compete

with cities, like Jacksonville, Florida, just within their own general fund appropriated, I think it

was like $25 million towards autonomous vehicle research and testing on a location of the city.

They’re doing things. And Miami’s thrown, tens of millions of dollars of things. And those are, we

can’t compete with that directly. So what we’ve decided to do was we decided to be moreaggressive at identifying and going after grants. Because that’s the one way that if we are more

aggressive at trying to find and go after them, that’s one way for us to ultimately punch outside

our weight class. Above it is to have other people give us some money to be able to compete

with that. So we have started that process and we’ve gotten some consultants to help us identify

some grants. And we just happen to have one that we identified. It’s a low emission electric

vehicle research and development grant. That has a due date of April 12th. And so we weren’t

going to have another council meeting before then. And the reason council needed to be

involved is it’s a federal grant and the federal government generally wants to see a resolution of

support from the local jurisdiction so that they don’t, what has happened in the past, award a

grant to a community that ultimately, maybe doesn’t support having it. Maybe mayor and council

didn’t want to go after it and staff did, and then you get it and there’s not the community support.

So they’re looking for some measure of proof that the community would support something like

this to make it worth while, and to make sure that they’re appropriating it to communities, that

this would be a big deal. And clearly we think we have a competitive one with our electric

vehicle charging hub, the second largest in Georgia. Largest in Metro Atlanta. The solar

roadway, electric vehicle, or the autonomous vehicle activity we have. And we are looking to get

some more soon, all autonomous vehicles or electric vehicles. And then with partnership with

Georgia power and testing, what electric vehicles do to the power grid. And all that stuff feeds

into the very reason that we had Curiosity Lab and it feeds into economic development, which is

about activity. And activity is what we want here because activity of people, however temporary,

they feed our local economy. Because they’re either eating in our restaurants and are staying in

our hotels, renting office space, renting apartments, and some cases moving here permanently.

And so this grant would help us over a two year period, we would use the grant to get five

autonomous vehicles, which would be electric vehicles here from three different companies. And

those three companies would come out here and in coordination with Georgia power do testing

on the burden to the power grid, interaction with each other, maybe testing of charging in the

roadway. All sorts of things like that, but with all those things come support personnel. They

come technicians, they come with their own partners, other people who want to come out here.

Our resolution of support would be, we will support it monetarily or otherwise if we get awarded

the grant. So that’s why there was a resolution.

Rico: [00:28:59] Cool. Exciting stuff that’s happening in the city between development and EVA

and Curiosity Lab. I think people should be excited that the city is moving the way it is. You guys

are doing a great job. I think that’s it really. We’ve, we could go on and on I’m sure. I don’t want

to keep you too long. Brian, I do appreciate you coming out, helping explain some of these

important issues and things going on in the city. Thank you. I appreciate you being with us.

Brian: [00:29:25] Thanks for letting you know, creating this communication vehicle for us to get

some information out.

Rico: [00:29:30] Sure. So we’ve been listening to Brian Johnson, City Manager of Peachtree

Corners. Listen up for more podcasts coming out. And we have, we’re going to be doing a

podcast soon on the Wesleyan Artists Market, going from a real artist’s market to virtual. That’ll

be coming up next week. Actually, depending on when you’re listening to this. But thank you forjoining us. And again, I want to thank Hargray Fiber for being a sponsor of this podcast, as well

as the family of podcasts and the magazine. Check out Peachtree Corners Magazine in another

week or two, and you will see lots of stuff. Our biggest issue yet. See you then

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