On a recent weekend in Brookhaven, the parking lot of Marshalls is nearly filled. The off-price retailer is located next door to Costco, which also appears to be packed, and is just around the corner from a Publix, which is hosting a slower but steady stream of shoppers.
It could be any shopping enclave around metro Atlanta, but this is the new Town Brookhaven, one of the latest live, work, play communities to dot the local real estate landscape.
The very concept of live, work, play developments -- once considered the trifecta of new urban living -- has taken a hit in the real estate bust. Stories of vacant high rises, empty office space and retail tenants that come and go have plagued almost every mixed-use development in the area.
Critics say the developments feel contrived and poorly planned, particularly as some have failed to attract the desired tenants, while supporters appreciate the convenience of having everything in walking distance.
"I think having things close in and feeling connected to the neighborhood as a resident and a consumer is a nice feeling," said David Marvin, president of Legacy Property Group, a real estate company involved in the development and management of various projects downtown.
Despite the criticisms, mixed use developments aren't all bad, Marvin said. "They may lack a little authenticity and a little bit of the organic growth," he said. But, "When they are developed all in one fell swoop with good planning, I think they are complete and nice."
The longer the properties hang around, the more organic their growth can become.
Kristi Gaskin and Alisa Simms, sisters who live in Smyrna, decided to pursue their dream of opening a store after their father's death, Gaskin said.
They chose One Ivy Walk in Smyrna as the location for their new women's clothing boutique Lola Rose. One Ivy Walk has seen its share of retailers disappear, but the sisters knew the restaurants, which draw a range of customers from around the metro area, would provide solid foot traffic for the right business.
"We have a great assortment of customers from all around the Atlanta area," Gaskin said. "Marietta is good for us and we get Duluth and Buckhead." In fact, she said residents of One Ivy Walk are a very small portion of their customer base.
Atlantic Station may be the most well-known of these mixed-use communities but almost every area of metro Atlanta has some version including Glenwood Park and John's Creek Walk in Alpharetta.
Residents in these types of developments say convenience is key. When Preston Lohmeyer, 27, moved from Houston last fall, he wasn't very familiar with the Atlanta metro area, he just knew he didn't want to live in a sprawling suburb.
Lohmeyer headed for Perimeter Place, a mixed-use development just outside the Perimeter, which is technically in the suburbs but has an urban feel and an Atlanta address. "It is really convenient," said Lohmeyer, who works for a rare coin company in Alpharetta, "I can run errands on a Saturday and not even put two miles on my car."
The price of a short Saturday commute however is sometimes having to navigate the weekend crowds descending on Perimeter Place retailers such as Super Target, Ross Dress for Less and Loehmann's.
While big box stores may be the big attraction for consumers, mixed-use communities are often where small retailers feel comfortable opening up shop.
Salima Manji, who opened the second location of her clothing boutique, Lila, at Town Brookhaven in June, said she was among the first retailers to inquire about space.
"I went online and learned about the shopping center and it looked really appealing to me. I liked the mix of things in that area. There is no where for those people to shop other than Lenox," Manji said. Restaurants such as Noche, are exceptionally busy, she noted. Plus, "You have a Costco and the movie theater once it opens...this spot, I feel, is going to be a destination."
Here are some mixed use developments you may want to add to your destination list:
Town Brookhaven Center, 4330 Peachtree Road, NE.
Costco, Publix and Marshalls are among the larger retailers. LA Fitness opened this month and a movie theater is on the way. Smaller business and eateries include Lila and Boogaloos, women's clothing boutiques; The Cup Gourmet, a cupcakery; Swirll, the frozen yogurt chain and Noche, a Spanish tapas restaurant.
Perimeter Place, 100 Perimeter Center Pl
Super Target, Ross Dress for Less, Loehman's and Office Max are among the big box stores. Eateries include Boneheads, Doc Green's, Tin Drum, Chipotle and more, sprinkled with retailers such as Ten Thousand Villages, Carter's Childrenswear and more.
One Ivy Walk, 1675 Cumberland Parkway, Smyrna.
Muss and Turner's, J. Christopher's and South City Kitchen are big draws in this Smyrna development. Noticeably absent are big box retailers. Instead, diners overflowing from the many restaurants take to the sidewalks to browse retail shops such as women's boutiques Hand in Pocket and newest addition, Lola Rose. There is also an outpost of Natural Body Spa and Shop.
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