Published on: 10/19/06

The exact numbers might be in dispute, but the trend line is undeniable: The city of Atlanta is rapidly regaining population. It’s way past time for some blunt talk about how to manage that growth.

The city’s demographic experts put Atlanta’s 2005 population at 483,108 — about 13,000 more people than the official count of the U.S. Census Bureau. The census folks think the city’s recent growth slowed down a little in 2005, but Atlanta government officials believe they have better data.

Moreover, a new study by Cousins Properties suggests the city’s population will skyrocket over the next 15 years — to as many as 800,000 people. Coming from a development firm that has decided to invest heavily in intown properties, that number could be grossly inflated. But even the Atlanta Regional Commission, the official keeper of the metro region’s population estimates, puts the city at 600,000 by 2030.

Either projection is amazing when you remember that in 1990 the city’s population had fallen to 394,000 residents. Both projections include dramatic demographic changes for the city, which has begun to attract young singles and childless married couples of all ages. One of the biggest groups of newcomers is empty nesters who raised their families in the suburbs — here and elsewhere — but now seek the amenities of big-city living.

That’s what makes a frank discussion about the kind of residential development the city will undergo so important. Atlanta simply cannot sustain such a high growth rate without affecting single-family homes in traditional neighborhoods.

City officials and neighborhood leaders will need to accept much higher density living arrangements, a concept that is often talked about but rarely embraced — especially when the higher density is close to existing neighborhoods.

Indeed, the key to mass transit as a viable option for all of metro Atlanta — for ridership, financing and growth — is higher density housing, whether that is in Midtown Atlanta or the Vinings area of Cobb County, which is undergoing a similar demographic growth pattern.

The region should take some pride in Atlanta’s resurgence, but tough decisions lie ahead.

— Mike King, for the editorial board

Miller Gallman, long-time developers in the Castleberry Hill neighborhood, have announced a new mixed-use condominium development, Castleberry Point. The four-story building blends contemporary design with nostalgic flatiron, maintaining the historical and architectural integrity of the neighborhood while infusing 35,000 square-feet of street-level retail and restaurant space.

Construction is scheduled to begin this fall, and homes will be available by early 2008. The development is a testament to the evolution of Castleberry Hill, a true loft community in Atlanta. A preview of the new development will be on display at Wertz Contemporary at 264 Peters Street during the Castleberry Hill Loft Tour on October 7-8.

The Castleberry Point Sales Center will provide day-long activities during the Castleberry Loft Tour, including the opportunity to meet the judges of the tour, lectures on the past, present and future of Castleberry Hill, and cooking demos by OWC, a restaurant set to open in Castleberry Hill later this year.

“We’ve come full circle in Castleberry Hill with this project,” said Bruce Gallman of Miller Gallman. “Castleberry Point is verification that Castleberry has evolved since we stared developing here in the 1980s, to become a thriving cultural district and a gateway to downtown Atlanta and Castleberry Hill.” Blending compatible neighborhood design while aiming to unify the area with Downtown Atlanta, Castleberry Point strives to be a gateway between Castleberry Hill and Centennial Olympic Park Drive.

Castleberry Point will occupy a diamond-shaped block surrounded by Nelson, Centennial and Chapel Streets, strategically placed for views of the downtown skyline. Castleberry Point contains 108 one-, two- and three-bedroom homes, ranging from 748 to more than 2,500 square-feet, with various floor plans available, including five live/work spaces. Prices range from the $160s to the $700s.

Castleberry Point lofts include granite counter tops, stainless steel appliances, kitchen islands, master bath with separate tub and enclosed shower, ceramic tile floors, spacious balconies, rooftop decks with downtown skyline views and pre-wiring for alarm systems. Amenities at Castleberry Point include a residential rooftop pool with views of Downtown, clubhouse and fitness center with street-level retail, an open-air courtyard surrounded by restaurants, galleries and shops and an access-controlled parking deck. Additionally, a signature water element will grace the courtyard, in keeping with the Miller Gallman tradition that started with the development of Swift & Company Lofts and continues with Castleberry Point.

Castleberry Hill Historic District was once a bustling industrial center. Today it is one of Atlanta’s hottest art districts, with restaurants, coffee houses and an expanding list of art galleries. The city’s first and largest loft community, the area now claims over 900 residents, occupying more than 500 lofts. Less than a mile from CNN Center and Philips Arena, Castleberry Hill is experiencing tremendous growth, not only in residential development, but in commercial and pedestrian life as well.

Bruce Gallman joined forces with Jerry Miller in 1995 to form Miller Gallman, LLC. Mr. Miller’s development experiences include the Healey Building downtown and consulting for affordable housing, including the Summerhill neighborhood. Miller Gallman developed nearly the entire city block of Glen Iris next to City Hall East, including the Glen Iris Lofts, Troy-Peerless Lofts and Ponce Springs lofts. The company also developed A&P lofts, Whitehall Mill in Athens, Flowers Building in Columbus, Lofts on the Square in Covington, as well as Swift & Company, West Lumber Lofts, 330 Peters Street, Castleberry Row, and Fair & Walker Lofts – all in Castleberry Hill. The company continues to embark on historic rehabilitations and revitalizing emerging areas.

Interested homebuyers can register on the priority buyer’s list at www.castleberrypoint.com.