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Novare Tower Will Have Active Uses Along Entirety of Juniper

Revised plans for "100 6th Street" mixed-use apartment tower in Midtown call for added street-level retail space at the corner of Juniper and 7th streets.

The developers of a Midtown project known as “100 6th Street’’ are set to present revised plans for their 23-story 320-unit luxury apartment community to the Midtown Development Review Committee (DRC) next week.

In May, Jim Borders, president of Novare Group, which along with Batson-Cook Development Co. is planning to build the mixed-use tower along Juniper Street between 6th and 7th streets, presented a plan to DRC that included seven variances, six of which were approved at the meeting.  

After hearing comments from the DRC, as well as from concerned Midtown residents, Borders and his team will present a revised urban design plan next Tuesday that that they feel will be beneficial to the Midtown community.

Patch has learned that this includes active uses along the entirety of Juniper St., and street-level retail turning the corner at Juniper and 7th into a linear park and dog park on 7th.

This will be accomplished by Novare voluntarily setting back its four-story parking deck to create a green space. The original plans submitted last month included a pocket park at the corner of 7th and Juniper. But despite concerns about the ability to lease retail space along Juniper, Novare has replaced the pocket park with a 1,860-foot retail space at the corner.

The project will now boast six street-level retail spaces – three each on 6th and Juniper streets – totaling 10,610 square feet.

Since the first set of plans were unveiled last month, many Midtown residents have voiced concerns about the above ground parking deck that will extend along Juniper. The developers have noted that the previously approved 2006 site plan for the parcel included two towers instead of one, therefore the new deck is five stories shorter than the one approved six years ago.

The developers have noted that there are no underground residential decks in the Midtown Special Public Interest (SPI) District due to the high cost to construct and if such was required, many commercial developments would not be considered the area. On 7th St., in addition to the parks and the deck entrance, greenery will be allowed to grow up the side of the parking deck, which does meet city of Atlanta code requirements, for a neighborhood amenity.

According to Novare, it is the thinking of many contractors and architects that due to mechanical ventilation, sprinklers, shoring, extensive evacuation, de-watering and poured-in-place construction required among other things, underground decks are infeasible in the opinion of many developers.

The deck itself will offer 426 residential parking spaces and 43 surface retail parking spaces. Add in seven parcel retail spaces along 6th street and the total comes to 476 spaces.

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 will be 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.

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.

But wait, June 08, 2012 at 09:12 PM
small step in right direction... pretty pathetic they can't figure this out on their own in the first place. no, let's not think about the future or how this affects the city in any way... let's build as cheap and as ugly as possible.
Tim Huffman June 09, 2012 at 02:45 PM
Residential buildings Mayfair Renaissance and Mayfair Tower are within SPI 16 and they both have underground parking.
James June 09, 2012 at 07:00 PM
This whole talk of underground parking is just a farce. There are a number of less expensive ways to mitigate the impact of a parking structure on a neighborhood ( some examples below). Novare of course will not do anything they aren't forced to do because there is such antipathy for GOOD urbanism by too many developers here, Novare being chief among them. http://www.ptac.com/projects/ps/images/coliseumparkingdeck.jpg http://www.ptac.com/projects/ps/images/magnoliastparking.jpg http://www.freelon.com/lib/images/projects/1163.jpg
But wait, June 09, 2012 at 08:04 PM
Some great links there. And you sir, have just spent more time on this topic than Novare. Here is one of the coolest parking decks I have ever seen... It is stand alone, has retail halfway through it, holds events (I've seen a wedding there), and oh yeah, cars can park there. The point is, not every parking deck has to be an eyesore. THINK OUTSIDE THE BOX NOVARE EVEN THOUGH YOU ARE THE BOX. http://archpaper.com/news/articles.asp?id=4553
Urban Traveler June 09, 2012 at 09:47 PM
My sentiments too, a step in the right direction, but pathetic in execution. Great news that 6th and Juniper sides will have active retail, not so great that 7th will have a blank exposure like the Wells Fargo garage at 8th and Juniper. Execution is bunker-esque. 3 stories of bunker. Is the plan to build a third tower atop said bunker at 7th and Juniper? Developer's assertion (shame on you Patch for not challenging it!) that underground parking is not feasible and unprecedented in the midtown SPI is bogus. 905 Juniper at corner of 8th street has partial underground and partial above ground parking, all of which is concealed by the building. Great links by others to some truly brilliant solutions to parking and development. Glad to live in Midtown but wish I would be living with something more beautiful than this!
Hunt Archbold (Editor) June 10, 2012 at 03:09 PM
Thanks for the clarification, Tim.
KamdenATL June 10, 2012 at 05:24 PM
So I'm confused. Will the 6th Street portion not connect to the 6th Street portion of Viewpoint? Is there going to be a weird disconnected space between the 2 buildings?
Dobie Gillis June 10, 2012 at 08:30 PM
Novare sucks. Another clone tower with a hideous parking deck. At least the deck won't be as much of an eye sore as Viewpoint's. Hopefully they will do a better job with the parking deck lighting on the new one.
Hunt Archbold (Editor) June 11, 2012 at 10:43 AM
Kamden, it does not appear the buildings will be connected. See the aerial view provided.
JustinK June 11, 2012 at 01:15 PM
Viewpoint doesn't really touch 6th St. There's an extension where Sprint is but beyond that, the building's podium is set back the full width of Loca Luna from 6th St. They're going to be diagonal to each other so the 1st 10 stories of the apt on the West and North views will see Viewpoint's pedestal. It's pretty much the only way to build them both to have some views w/ the fewest obstructed views even though a lot of units will be staring at Viewpoint's stucco.
JustinK June 11, 2012 at 01:25 PM
That's a beautiful design but I think it would really mess up the circadian rhythm of the folks in the Dakota with so much unencumbered lighting. I think Novare's best shot is to let some kudzu go crazy on the sides and maybe people will mistake it for an overgrown lot which is apparently more acceptable than anything they can/will build.
Drewboo June 11, 2012 at 02:27 PM
Not sure how I feel about this. While the lot behind Viewpoint is creepy, it also provides a strange overgrown buffer between "Midtown Mile" and us quiet residential folks east of Juniper. Obviously as an urban planner, I do want Atlanta to densify, and Juniper/Piedmont are the obvious next steps, but I do like the intown "single-family detached appearance" of my neighborhood and its convenient proximity to Peachtree retail. I do not like this unexciting addition to the midtown skyline either. Perhaps this will bring added presence of Midtown Blue to the east side of Peachtree.
KamdenATL June 11, 2012 at 06:23 PM
I guess I'll just have to wait and see what it all looks like... the 6th Street side of ViewPoint looks unfinished - and I always assumed it would be "finished" when the additional towers or retail were added. However, now I really don't know what this is going to look like.
KamdenATL June 11, 2012 at 06:26 PM
According to the new rendering that was added, there is going to be a giant "blank space" where McCray's Tavern used to be? Is this going to stay like this permanently? If so, that is hideous and a horrible waste of space...
Urban Traveler June 11, 2012 at 07:58 PM
I think even in its original 3-tower form, the majority of the length along Juniper would have been shorter in height, with only the corners at 6th and 7th featuring the skyscraper buildings. The Dakota Condominium across the street is probably taller than the parking structure in question- Midtown does need to "densify" and that would hopefully mean not having huge parking garages that don't have multiple purposes underneath and on top, as this garage appears to be. Novare seems to be treating this as a "back door" and not a front as worthy of something visually appealing as the other 3 streets of the block.
James June 12, 2012 at 01:12 AM
I agree. The original Viewpoint plan was for retail along the length of 6th street. The 6th street blank wall and the fact that this will still be a massive, bunker style parking deck makes the revised plan not much better IMO.
clancey June 12, 2012 at 11:52 AM
Is there parking on the top level (rooftop) of the parking structure?
Marc Acampora June 13, 2012 at 01:33 PM
They should put back McCrays! It should have never been removed.
Hunt Archbold (Editor) June 15, 2012 at 03:03 PM
FYI: The DRC did approve Novare’s revised plans this week. Said Ginny Kennedy, director of Urban Design for the Midtown Alliance: “I just want everyone to know how much I feel like Novare went above and beyond to try to address some of the needs that they heard from neighborhood residents about the project.”
Kathleen M June 18, 2012 at 01:08 PM
I don't like the fact that viewpoint residents lose their protected dog run to an open area that is smaller and intended to support the dogs from another 300+ units plus public access! The viewpoint dog run is overused now with ostensibly only viewpoint reisdents' dogs.
Ned June 19, 2012 at 04:16 PM
So instead of a few blocks of useless pedestrian-level space bordered by an ugly parking deck there's a few blocks of useless pedestrian-level space bordered by a somewhat less-ugly parking deck? That doesn't seem like a great solution.
Red28 June 30, 2012 at 06:16 AM
I'm from Vancouver, B.C. and every new building that has been constructed their over the last decade and a half has retail at street level. Parking decks are almost always underground or 'half/half' and built to blend into the building. In Atlanta so many new construction projects seem to come with limited retail, no below ground parking, and no design originality. If a city like Vancouver that has a third to half of the population can support retail below all of their condos I think Atlanta can as well. Also concerning the architecture, if Vancouver can build towers that look as though they are all glass in an earthquake prone area, can't Atlanta discard these generic, unfinished, cement, with some windows design atrocities?
rick June 30, 2012 at 11:41 AM
Okay, you've got health care, gay rights, low unemployment - now you've got the nerve to pick on our lovely state of the art cement parking decks! How DARE you Sir!<g>!
Tim June 30, 2012 at 12:48 PM
Re: "Said Ginny Kennedy, director of Urban Design for the Midtown Alliance: “I just want everyone to know how much I feel like Novare went above and beyond to try to address some of the needs that they heard from neighborhood residents about the project.”" I did not realize that Midtown Alliance has so watered down their standards as to be virtually non-existant. time for a change?
Midtowner December 22, 2012 at 03:20 PM
Novare is like the Walmart of residential real estate. Unless they are forced to do something different, they will plop down the same template apartment tower+deck without consideration of context. But even Walmart is now building city-friendly stores! There are many ways this large block could have been developed. They blew it with Viewpoint, they took down that beautiful old apartment building, and now they're destroying the rest of the block. Juniper being a one-way speed alley doesn't help either but that's another story.... Even with this plan, they can add a liner of apartments and/or townhomes along 7th by building a shorter deck. But you know what, they're going to resist everything that reduces their profits by a dime. They can afford to play this game in Atlanta because we are letting them! PS: I'm not sure retail all around is the solution, as stores even on Viewpoint on Peachtree remain empty (maybe due to design ineptitude). But there's no excuse not to put other active uses, like entrances to townhomes, apartments, or offices along our public streets (see example on Cypress on the other side of Peachtree).
Urban Traveler December 22, 2012 at 07:03 PM
Beautifully said, Midtowner. Because our Midtown blocks are so large (600'x600'), it is important to maintain a diversity of facades that face all sides, and preserve the function of alleys, which break the mono-block and provide access to pedestrians. The loss of 109 7th St is a tragedy, not just because it was a Neel Reid designed facade, but because it represented that diversity. What we appeared to be destined to receive now is a wrap-around of the same motif that exists along Viewpoint's Peachtree and 6th street exposures. It will be like a fortress, not a block fitting for a city like Atlanta. At this size, it is equivalent to 9 blocks in Downtown Portland, for comparison, or 6-9 Manhattan blocks. Perhaps the developer will go back to the drawing board, and re-think. Not likely, but I am in the Christmas spirit!

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