ATLANTA | Development Thread VI

[joecool]

When is this projected to break ground?

[cabasse]

that lifehope tower is ok to me, not too offensive and the height is great.

atl3k, you forgot about "the office" in your overview. looks like OM is pushing forward with it, they recently wrapped the old hifi buys building with marketing materials.

modera is right next to my condo... making good progress!

[sbrptree]

Originally Posted by Pemgin

That tower is ass. The parking deck ruins it.

Your'e right....let's keep the 1960s IHOP/JR Crickets building

[Blesha13]

Originally Posted by Atlanta3000

LifeHope Tower - Midtown

Looks clean, podium is too big though.

[alco89]

Originally Posted by sbrptree

Your'e right....let's keep the 1960s IHOP/JR Crickets building

Pretty sure no one is saying that. The tower itself looks great and if the parking deck/podium had better massing and a better facade, most would not have a problem with this project. As it stands now, it's offensive.

It's not the 80s and 90s anymore. We can do better than that (although a lot of the time we don't ).

[briantech]

As long as they interface well with the street all along the podium, what does it matter? If that parking deck was just offices instead would it be fine?

[Verge]

Originally Posted by alco89

Pretty sure no one is saying that. The tower itself looks great and if the parking deck/podium had better massing and a better facade, most would not have a problem with this project. As it stands now, it's offensive.

It's not the 80s and 90s anymore. We can do better than that (although a lot of the time we don't ).

Given the developers (lack of) history on big projects, the half-designed nature of the concept and the general tenor of the project-- this will never get built. Probably a marketing scheme to re-sell the land, or it will be when they can't find financing. This is the kind of stuff you see at the end of a real estate cycle-- I hope we still have a year or two left though--

[Atlanta3000]

Originally Posted by Verge

Given the developers (lack of) history on big projects, the half-designed nature of the concept and the general tenor of the project-- this will never get built. Probably a marketing scheme to re-sell the land, or it will be when they can't find financing. This is the kind of stuff you see at the end of a real estate cycle-- I hope we still have a year or two left though--

Have you even read about the developer and their experience? They are one of the Top 10 MOB Developers in the US.

Richmond Honan is a single source provider of real estate services to major health care providers. For nearly a half century, we have fostered collaboration among hospital, physician and amenity tenants within highly functional and aesthetic buildings, creating a proven business model for protecting and enhancing value for our clients through financially-sound real estate projects. Our expertise is based on making personal connections. For each market we enter, we leverage existing relationships and create new ones to develop a true health care community – one where our clients can effectively and efficiently meet the needs of their patients while knowing that their investment is secure. We commit to work with our clients as a team, and we do so with professionalism, integrity, compassion and pride. We challenge ourselves to raise the standards of performance in every project we undertake. Our success speaks for itself as we have averaged more than a 96% occupancy rate for over 30 years. Richmond Honan and/or our related companies have developed / acquired more than 5 million square feet of health care-oriented facilities.

See link below:

https://static1.squarespace.com/static/5...istory+GL+Airrights.1.14.16+-+Sheet1.pdf

[Pemgin]

Originally Posted by sbrptree

Your'e right....let's keep the 1960s IHOP/JR Crickets building

That's not at all what I said or meant.

[shivtim]

Some recent construction pics I took around town:

[Hokiehaven]

Originally Posted by Atlanta3000

No Joke. I really feel the NCR project is starting to feel "iconic" regardless of the height. I love the glass and wide sidewalks - 1st class.

I agree, it's noticeable in the skyline even if the height isn't there.

It also gives off this shimmer at 5-6 p.m. where it changes color almost to a lighter blue, kind of neat.

[megalopolis]

Originally Posted by Atlanta3000

LifeHope Tower - Midtown

In this rendering, it looks like there could be several floors of office space on top of the parking podium. If that's the case, would the critics prefer that this be removed from the design?

[Pemgin]

Originally Posted by megalopolis

In this rendering, it looks like there could be several floors of office space on top of the parking podium. If that's the case, would the critics prefer that this be removed from the design?

Yes, if that's what it takes to remove the 15 floor above ground parking garage.

[Atlanta3000]

Originally Posted by Pemgin

Yes, if that's what it takes to remove the 15 floor above ground parking garage.

If you want to remove the 15 floors of parking then you need to scratch the whole project.

This is not directed at you, but to the forum. At what point do the people on here who are constantly harping on the parking issue become the "new urban" NIMBY's?

[Atlanta3000]

Originally Posted by cabasse

that lifehope tower is ok to me, not too offensive and the height is great.

atl3k, you forgot about "the office" in your overview. looks like OM is pushing forward with it, they recently wrapped the old hifi buys building with marketing materials.

modera is right next to my condo... making good progress!

Hey Cab@$$e - My diagram is just what is under construction now.

[Ant131531]

That ridiculous curb cut is exactly what I was referring to when I said the street interaction was poor. We don't even know what the other side of this project looks like...it could be a blank wall for all we know. I like the tower itself...nice height and massing, but the parking deck and the curb cut is just a big no no.

Honestly, I don't even mind a parking deck that large if it's completely covered and designed well and not obvious it's a parking deck. Most people aren't going to care one way or another if there are stores and retail at the bottom since that is what they will be interacting with.

I'm sorry, but you just can't look at the curb cut and tell me that's okay. It looks like a drive way. At what point do we start caring about the pedestrians?

[jwbab]

Originally Posted by Atlanta3000

If you want to remove the 15 floors of parking then you need to scratch the whole project.

This is not directed at you, but to the forum. At what point do the people on here who are constantly harping on the parking issue become the "new urban" NIMBY's?

Personally, I think this one is fine. The important thing for me is that it have active uses on the street level.

It reminds me of the hybrid parking deck/office building at 303 Peachtree Center Ave, part of the Suntrust Plaza complex.

[Atlanta3000]

Originally Posted by Ant131531

That ridiculous curb cut is exactly what I was referring to when I said the street interaction was poor. We don't even know what the other side of this project looks like...it could be a blank wall for all we know. I like the tower itself...nice height and massing, but the parking deck and the curb cut is just a big no no.

Honestly, I don't even mind a parking deck that large if it's completely covered and designed well and not obvious it's a parking deck. Most people aren't going to care one way or another if there are stores and retail at the bottom since that is what they will be interacting with.

I'm sorry, but you just can't look at the curb cut and tell me that's okay. It looks like a drive way. At what point do we start caring about the pedestrians?

Per the illustration, there are 2 curb cuts. Given the massive size of this project, do you believe 2 curb cuts is to many or do you have a problem with their placement.

Also, I suspect the other side of the parking podium is not blank, but includes retail. This project includes a total of 27K of retail. Even if it didn't I personally would not have a problem given this project is not located on Peachtree. It is already difficult to fill retail on Peachtree with tenants. I personally feel it looks really bad to have so much empty retail. I would like to hear your thoughts on this...

[montydawg]

Originally Posted by Ant131531

but the parking deck and the curb cut is just a big no no.

I can't find many criticisms of this project. Perhaps I'm pro-development, but seeing the main use of this tower is essentially a medical facility and nursing home, and having had many elderly relatives over the years, I know that transporting them is not feasible via MARTA. I actually live across the street from a urban medical facility in NYC which services mostly elderly patents. They have underground parking, but I hear people honking several times a day from people blocking the road while an elderly person gets out of the car from their relatives dropping them off or picking them up for a medical visit. An off street covered drop off area like the one seen with two curb cuts is a staple for any nursing home and it is necessary that such a facility be near a elevator shaft at the front of the building. The road behind the faculty appears to be a dead end road and would probably not be feasible for this.

I believe the Northside building being built in midtown will have a similar drop off area in the back off Spring. The Emory proton project has a drop off area too, however, since they have more room, they did it with one curb cut off Ponce. Pure economics stipulate (e.g. these buildings need financing) that they don't double the development time and increase the cost significantly to put in underground parking (does hanover ring a bell anyone?). Let's face it, parking is necessary for any successful project in Midtown Atlanta, and the only high rise buildings built without parking are 7th midtown and the Illiiliill projects (am I missing anything?) which have abundant parking next to them.

It is really too bad that Emory didn't tack this building on top of their Proton center, I think that is the real crime here. I'm sure each project is being financed/built by separate entities, but I could have been done if there was the will.

I really don't know how anyone could expect a medical facility such as this to be successful with limited or no parking (ever try to get to an appointment at Emory on Clifton?)

[cabasse]

Originally Posted by Atlanta3000

Hey Cab@$$e - My diagram is just what is under construction now.

Cab@$$e?? lol

makes sense. i didn't realize that the sutton/359 were actually already under construction. guess i haven't been paying enough attention, i go by those sites often.