Novare Group Reveals '100 6th Street'

Proposed 23-story, 320-unit luxury high-rise apartment could be delivered by 2013 or 2014

Representatives for a proposed 23-story 320-unit luxury high-rise apartment community to be located at the northwest corner of 6th and Juniper streets presented their plans to the Midtown Development Review Committee (DRC) Tuesday night.

For the most part, DRC members appeared initially satisfied with the presentation by the team led by Jim Borders, president of Novare Group, which along with Batson-Cook Development Co. is planning on delivering “100 6th Street” by 2013 or 2014.

Representatives for the proposed mixed-use offered seven zoning variances for the DRC to consider, which they will do before meeting with Borders and developers of 100 6th Street next month.

The new tower will be situated next door to the 36-story condo tower Viewpoint, which Novare developed and opened in 2008. The new structure is set back into the corner at 6th and Juniper so that both towers will hopefully have views up and down Peachtree. The new tower will basically be where the Loca Luna restaurant and The Armory Bar once were on 6th St.

A look at the high-rise plans Tuesday revealed street-level retail spaces along 6th and Juniper Streets. Along 6th, the three spaces would measure 2,250, 2,230 and 970 square feet. On Juniper, the two retail spaces would be for about 1,500 square feet each.

A three-level parking garage would extend north from the high-rise along Juniper St. A covered pedestrian path would connect the deck and 100 6th Street.

It would appear that parking deck retail space will not be offered along Juniper, and that "window boxes" featuring something aesthetically pleasing would front the street level on Juniper. Some DRC members expressed concerns about the corner of Juniper and 7th streets, where a small pop-up park has been proposed. It was questioned Tuesday if retail could ultimately work there.

Access to the parking deck, which would accommodate 476 spaces, would be available off Juniper and 7th streets.

The residential building will have floor-to-ceiling glass, a rooftop pool and amenity deck, wood floors, granite countertops, and other features.

The project will follow the 23-story 320-unit high-rise apartment building called SkyHouse Midtown that Novare is currently developing at the corner of West Peachtree and 12th streets. Nearby, Daniel Corp. and Selig Enterprises are building 77 12th Street, which is a 23-story, 330-unit apartment high-rise at the corner of 12th and Crescent Avenue.

Over the past 12 years, Midtown has absorbed condominiums and apartments at a pace of approximately 1,000 units per year despite down economies in 2002-2003 and 2009-2011. There have only been 500 apartment units delivered since 2009, and those have been on the periphery of the Midtown proper market outside of the live-work-play area. By applying this historical absorption over the next three years, Midtown would have demand for almost 3,000 units, while only 970 units, including 100 6th Street, are scheduled to deliver. 

“With Atlanta creating 35,000 net new jobs in 2011 and 50,000 more projected for 2012, new multi-family housing supply is not only appropriate in this market but inevitable,” said Mark Stewart, director of investments, Batson-Cook Development Company, in a news release. “One million new households were formed last year despite homeownership now at a 15-year low. Younger Americans are clearly deferring home ownership longer in favor of the increased mobility that rental residences brings. 100 6th Street is poised to take advantage of this shift.”

Borders said Tuesday night that 100 6th Street would “be marketed to the 25-34 single demographic – those looking to rent.”

That would appear to follow in line with the notion that in the wake of the economic downturn, more young people are looking to rent within the city limits and near its amenities.

“Midtown is one of the most prominent cosmopolitan centers in the Southeast, where people, business and culture come together to create a true live-work-play community providing a quality of life very dear to its residents,” said Borders. “The Midtown Atlanta apartment market is currently underserved, and this new community, along with SkyHouse Midtown and 77 12th Street, will add much needed new rental inventory for the burgeoning young professional population who prefer to maintain their mobility and therefore not own, but who still want to live in Midtown.”

Clicker May 10, 2012 at 01:49 PM
My entire quote: "The parking deck is a necessity - apartments would be hard to lease without them. But, this deck is so ugly. Retail frontage would help...if you could find tenants to fill them." Next time, please don't quote me out of context James.
dhawth May 10, 2012 at 01:54 PM
How is it ok to build the same apartment tower within 5 blocks of each other... Rendering of the this new apartment tower at 6th street: http://assets.bizjournals.com/atlanta/real_talk/100%206th%20Street%20large.jpg?v=1 Elevation of the "skyhouse" apartment tower now under construction at 12th and crescent: http://assets.bizjournals.com/atlanta/skyhouse%201.jpg?v=1 As an architect, the garage location is the only noticable difference between the two buildings and as an urban planner both designs put it in the wrong place. The cookie cutter neighborhoods of Alpharetta are moving to midtown in tower form.
JustinK May 10, 2012 at 02:52 PM
Clearly they spec'd 2 different trees between the buildings so I'm gonna say they're unique. For all we know they snuck the 2nd one past the city planners thinking they were signing off on the same tower. It's an apt building...not exactly an architectural masterpiece. Even the much lauded in this article 77 12th st looks virtually identical minus the deck detail. Seems to me any deviation from this theme is resulting in losses for the developer so it's a problem w/ Atlantans lack of taste. The only solution is to start bidding wars for any condo/apt that stick their neck out architecturally. So let's boycott glass squares and all move to the next complex w/ faux brick, corrugated steel, and other patchwork facade to really improve our tastes.
BettyV May 11, 2012 at 03:26 AM
I am really amazed that no one has commented from the viewpoint of well, The Viewpoint... I suspect it's because I am one of FEW residents who has any clue about this proposed building that is about to congest Juniper, interfere with our already limited "dog area" and block most of our sun deck...not to mention, block floors 11-23s downtown views of the city... There goes any chance of an investment when it's time to sell. Rest assure this building isn't going up without a fight!
JustinK May 11, 2012 at 04:07 AM
What views of the city? This building is diagonal to the SE from Viewpoint. The only view that will impacted will be SE views of I-20. I lived in Spire for a yr facing south...there's nothing east of Georgia Pacific but low rise houses and cell phone towers. If anything some people will be getting a view of the rooftop pool of the new building. As for our pool deck...do your tanning before 6pm or hang out toward the western side and you'll be fine. The plans show entrances on 6th St and 7th St so perhaps it'll actually help Juniper since people going West/North can hop onto 7th St and eastbound can go 6th St. When I bought, the model of Viewpoint clearly showed more towers. If you bought w/ the expectation of unrestricted views, you probably should have asked why the building only took up half the block. Also, maybe you should have considered why the HOA was named Viewpoint Tower 1 Condo Association. I have no doubt residents will fight this building tooth and nail. Mostly it'll be about how heinous the deck is or how it deviates from code. That may well be a valid fight. Definitely think through your arguments before you go yelling about views, traffic, or dog space. People lived here before us and complained about the same stuff...look where it got them. I'm not a fan of the building either but pick your fights vs. complaining about something you knew was coming.
Clicker May 11, 2012 at 01:22 PM
Teach your dog to crap in the bathtub Betty.
BettyV May 11, 2012 at 02:05 PM
Hey JustinK I am so glad you have taken the time to monitor this thread and made sure to read everyone's concerns & frustrations and ridicule them for it! I am so happy to know you're watching out for us and the "silly things" we say!
JustinK May 11, 2012 at 02:35 PM
Pick your battles. I live in the building same as you. I'd certainly like to protect my investment as well. The deck is heinous and a waste of space but you can't say your dog's convenience or traffic(their design might actually help traffic) outweighs the economic benefit of a building on a piece of land you don't own. They aren't going to acquiesce and build you a dog park just b/c you got a petition. The residents of the Dakota no doubt protested the Viewpoint but if you haven't noticed, it's here so what's the value of protesting something you can't stop? Perhaps find a constructive way to get this deck integrated into the neighborhood with retail/attractive styling attacking it like you couldn't foresee additional construction over condemned buildings that occupy our half empty block? The multiple building plan itself has been part of the project since Viewpoint was previously called Trilogy. You can't exactly complain about something that was in the scale model of the building in the sales office. All I'm saying is if you're going to take a fight to them, take an organized one w/ merit. Claiming views/resale will be damaged didn't fly in the Twelve/Atlantic debacle and The Atlantic wasn't announced until after people started closing units. Raise hell all you want about design concerns in how it deviates from code or how the deck is detrimental to the Juniper streetscape but the building itself was planned over 6 yrs ago so you've got nothing there.
But wait, May 11, 2012 at 03:12 PM
Betty, No offense, but anyone that knew anything about this project knew that Viewpoint was the first of THREE towers to be built on that property. Even with the economy in it's current state, not expecting the remaining towers to be built at some point would have been naive and stupid. Should've bought a higher condo :-p
Tammy May 11, 2012 at 05:21 PM
I wonder if you can get a disposall installed in the tub?
not sure May 12, 2012 at 12:18 AM
Make money, money, money, make money, money
But wait, May 12, 2012 at 12:30 AM
like kramer! http://www.youtube.com/watch?v=XaudUAHZinw
KamdenATL May 12, 2012 at 01:56 AM
Justin - the article stated: "It would appear that parking deck retail space will not be offered along Juniper, and that "window boxes" featuring something aesthetically pleasing would front the street level on Juniper." A window box featuring something "aesthetically pleasing"??? Yeah, that fits in with Blueprint Midtown...
Caleb May 13, 2012 at 04:13 PM
It seems like a feasible solution to the Juniper and 7th Street issues would be to sell off a strip for 3-story stick-built townhouses or live/work units between the deck and the streets. You can do some fairly nice urban liner buildings in 20-25 or 40-45 feet (the difference being the orientation of the unit, the latter is better). Novare wouldn't have to built these (the buyer would) and they would screen building without adding signficantly to the cost of the deck. "Pocket parks" on leftover land and "display windows" are insulting.
Novare Group May 13, 2012 at 04:38 PM
Stupid stupid stupid idea. That would actually add to the aesthetic of Atlanta and we don't do that in this city (or any other one we build in for that matter). Who do you think you are coming up with better ideas... this guy? http://whatnowatlanta.com/2011/08/29/architectural-feud-designer-challenges-novare-to-a-duel-over-its-proposed-midtown-apartment-highrise/
Midtown Renter May 15, 2012 at 12:01 AM
The one plus to all of Novare's recent designs for their multifamily developments (they are also building a Skyhouse in Austin) is that they are as affordable as they come for high rise urban living. $1.80-$1.95/SF for rent with decent finishes, amenities, location, parking and views. As soon as you start adding more complicated construction, a tighter/non-graded sight (like 77 12th's), better finishes, etc etc the apartments become unaffordable for the Atlanta market. 77 12th St will reportedly be renting similarly to Skyhouse on a monthly basis, but you will get less SF so the rent/SF will be higher (pushing $2.00 and up?). I could be wrong here... Also, I'd like to see Juniper become more of a pedestrian street with shops, businesses, and restaurants (it is partially there in a low-level way), but we haven't even come close to filling up retail space on Peachtree yet. I live down the street from Skyhouse and am considering, and I have no problem with the garage on the Spring St side (it's not like retail is going to be going in on that street any time soon). Obviously Novare is trying to make a certain return. Jack up the garage a floor and put stick townhouses or more retail out front that won't lease up and you're only going to jack up the rental prices because they have to make that money back somewhere (and I'm betting they're going for rapid stabilization...which won't happen with $2500-$3500 2BRs).
jimA thompson May 15, 2012 at 11:06 PM
I've always been a fan of the Novare Group, they like me and others that have migrated here saw the potential of Atlanta's intown and jumped all over it, but everything after Metropolis is just disappointing you can hide the parking deck and still keep their affordability they know this, they also understand a street scale the fact that all this got through planning meetings is just sad....
James May 16, 2012 at 12:21 AM
If Midtown and Atlanta in general EVER hope to have a fully realized, livable, walkable urban place where people WANT to live then crap that only benefits the bottom line of developers should NOT be allowable under zoning codes. IMO if Novare can't make the numbers work by hiding the deck then their project is simply not appropriate for the site. Someone made the excellent point that quality construction creates value over time, not only for this project but for the entire neighborhood. And it is not rocket science to at the very least make that deck more attractive. Novare just doesn't give rip about the impact of their projects on the neighborhood.
But wait, May 16, 2012 at 12:42 AM
Can someone please inform me/us (the public) when and where these meetings are? All I got from this article is it was a Tuesday night. And is the general public allowed in? With so much negativity towards every Novare design, it amazes me that SOME voices aren't heard at these meetings... or are they? Has anyone thats posted on here ever been? Venting after the fact about these horrible planning decisions is easy for all of us to do but I would much rather (attempt to at least) hold Novare and the midtown DRC accountable for their designs/decisions when they are being made... knowing when and where to do that would be great. Thanks in advance.
Hunt Archbold (Editor) May 16, 2012 at 02:29 AM
Meetings of the City of Atlanta Midtown SPI-16 & Piedmont SPI-17 Development Review Committees are held on the second Tuesday of each month at 999 Peachtree Street. Typically, meetings of The City of Atlanta's Historic Piedmont SPI-17 DRC begin at 4 p.m., followed by The City of Atlanta's Midtown SPI-16 DRC at 5:30 p.m. Contact Midtown Alliance to confirm agenda items and meeting times at 404-892-4782. The next meeting is scheduled for June 12 and all meetings are open to the public.
Midtown Renter May 16, 2012 at 03:09 AM
I attended the meeting last Tuesday. There is little to no room for the public to raise questions. Jim Borders came with his architect from Smallwood Reynolds Stewart Stewart, as well as with an expert on city zoning. Mr. Borders did very little talking. Points were debated by the round table, one guy in the audience (presumably the author of this article) was taking pictures. Other members of the audience were waiting their turn to present their plans (a couple restaurants along Peachtree), and then there was me in the back on my laptop halfheartedly listening. These meetings aren't really meant for public dialogue and debate; they are mostly to get some form of approval for requested variances. There were 7 variances for Novare's project and 6 were approved at the meeting. There was discussion after all the groups presented, and I was ushered out (and the doors closed). The same design firm has also accomplished some of the most stunning designs in Atlanta (3344 Peachtree, 3630 Peachtree, Streets of Buckhead, Georgian Terrace Hotel). All of the nice designs have higher priced office, higher priced condos, higher retail rents and higher priced hotel rooms. In fact, there is a corellation between how nice the building is and how expensive it is. Someone please find me new highrise construction in other urban areas with rents below $2/SF per month. It's not just the land basis that affects the bottom line. It's cost of capital, time to stable, & const. cost
donald May 16, 2012 at 02:40 PM
I am happy that someone is building in town residential space. A new building with rents higher than the competition will fail to attract enough renters and will result in an empty foreclosed building. I welcome the additional density and pedestrian traffic to midtown. Additional tax base and consumers are good for us. You can't use regulation to force construction costs above what the market will support because it simply won't get built. The lenders and the developers have to be convinced they can rent enough units to payback the loan. We should be delighted construction activity is returning and hope this is the beginning of a resurgence. As density increases rents increase and more capital becomes available and land becomes scarce it is then we can start imposing strict regulation because costs can be recovered by higher $/sf.
But wait, May 16, 2012 at 10:28 PM
Great recap midtown renter and thanks for the info. Donald, I think we all agree increasing density is great and saving money is (almost) always an issue to developers but... Do you believe that every building built in this state/ country/ world that are similar in scale and budget have to look the same? I surely hope not. Novare is simply and deliberately choosing not to change their designs WHATSOEVER, no matter how many buildings they build. That point, in addition to the fact that they don't seem to have any problem slapping huge parking decks wherever they deem fit, without thinking about how those impact and integrate with the surrounding area is a blatant disregard to the city of Atlanta and the long term impact their buildings have on the city and purely driven by greed. Sometimes I think Novare execs sit in their offices and say, "let's see how many of the same building we can build in a city before we actually get turned down."
James May 17, 2012 at 12:53 AM
I honestly cannot believe the lame, incredibly short-sighted excuses to build crap that will last for DECADES in this city. Hey it may be a steaming pile of manure but at least their building something right? Are you really making the claim that the market will not support (at least) hiding the parking deck of this highrise? That is complete nonsense! Novare doesn't have to make these buildings the Taj Mahal. Their Orlando "Skyhouse" proposal has an eight-story deck. They could easily just build a higher deck here and leave the remaining land for future projects that would hide the deck and engage the street. There is also a 21-story Childress-Klein apartment project just announced in Charlotte, another city where rents are not one bit higher than they are in Atlanta. I can guarantee, without even seeing the project that the parking deck is either hidden or has some kind of facade treatment to blend in with the rest of the building because there is a sense in that city of adding to the attractiveness of the city rather than just throwing up the absolute bare minimum crap the developer can get away with.
jimA thompson May 17, 2012 at 03:56 AM
I'm not sure what's going on in the office but, with Metropolis they showed us they know how to put a project in a urban space that works, they know how Andres Duany turned around Post Properties model of how urban space should look, how hideous strip malls should never be permitted inside intown spaces. Look at the contrast of the upcoming Ponce Park and that unwalkable, unconnected mess across the street. I think the massive response to this is that we know they are also aware of all of this, we just look up disbelieving and ask why?
Immovable Media May 21, 2012 at 10:51 PM
I was recently in Midtown and made this short video of Skyhouse, 77 12th Street & Hilton Garden Inn under construction: http://youtu.be/YUQEYR0UpSQ
Marc Acampora May 22, 2012 at 01:24 PM
James, I agree with you completely. However, I suggest we do not tie retail along the frontages to the concept of "civic responsibility". It is critical for Novare to understand that THEY benefit by doing the project properly. 1) It improves community support, 2) makes their approval process go more quickly, 3) creates a more vibrant streetscape in front of their building which 4) makes a more marketable product and 5) reduces security concerns, 6) creates retail leasing or sales properties, and 7) leaves a legacy that may be a model for future proper development. This is all in addition to doing the right thing and improving the neighborhood.
Hunt Archbold (Editor) May 25, 2012 at 04:37 PM
According to a story today from the Atlanta Business Chronicle, the 2-acre tract across the street from the High Museum could be sold in June. The buyer hopes to build a $150 million, 30-story tower five a 5-star, 150-room hotel, 70 luxury condos and 24 penthouses. http://www.bizjournals.com/atlanta/print-edition/2012/05/25/high-museum-property-in-play.html
Immovable Media November 06, 2012 at 01:50 AM
Site preparation has begun! See video here: http://youtu.be/wIm7Y-nqMZs
Some guy February 14, 2013 at 03:32 AM
Note that the Design of the Parking Deck will have retail frontage the entire length of Juniper and 6th. I am involved with the project.


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