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The day – The condominium market remains competitive

Like the balance in the residential real estate market, the condominium segment remains difficult for buyers to navigate, with so few options available. Condominiums are always in high demand, especially along the coast, which appeals to both full-time residents and second home buyers.

Market Realty LLC broker-owner Judi Caracausa said the condominium market in southeast Connecticut — especially in riverside communities like Mystic where her business is based — is “very hot, and especially for life on one level”.

“So many people want the ability to get into an elevator, push a button, and get to their house that’s on one floor. It’s the condos that are in huge demand,” he said. she stated.

Caracausa currently represents the sellers of two condos in downtown Mystic, each with their own compelling list of attributes.

Unit 302 at 3 Water Street in Mystic is for sale. This is a two bedroom condo in a building known as “The Standard”. This particular downtown unit is “in new condition, ready to move in,” according to the listing broker. It features a number of updates, including new custom closets, quartz countertops in the kitchen, and new shutters.

“At Standard there are places to store bicycles, and the owner has a covered parking space in the private garage,” Caracausa said. Additionally, this property has a shared rooftop terrace with some of the best views in Mystic around.

In less than a week, this property went “under contract”, but relief offers can still be accepted. The asking price is $899,900.

This week, the listing broker also launched the 11 unit at 15 Water Street on the market. The seller is asking for $949,000. This third floor corner unit is in The Power House building in downtown Mystic, a secure building with an elevator. The two-bedroom home features views of the Mystic River, a 14-foot private balcony, and 1,306 square feet of living space. Interiors are “light, bright and open,” Caracausa said.

“It has exquisite craftsmanship by an experienced local builder,” she said, citing the kitchen as an example. It is designed with Adura branded flooring, granite surfaces and custom cabinetry.

She also pointed to the fixtures installed by the vendors, calling them “exquisite.”

Residents of this building share a common area are along the waterfront. The owner of this unit has one parking space in the parking garage, with additional spaces available in a private parking lot. And, of course, they enjoy walking access to all that downtown Mystic has to offer: an array of restaurants and culinary shops, a favorite local bookstore, boutiques, art galleries and a busy calendar of community events. For potential buyers who enjoy sailing/boating, there are several marinas in the area, including one adjacent to this property.

Northeast Property Group estate agent Kristin Pettazzoni is representing the seller of Unit 502 at 461 Bank Street, a pet-friendly condominium in the Harbor Towers association, right in the central business district of New London.

“This condominium offers both city living and water views,” noted the listing agent. “This unit offers an open floor plan, with a spacious kitchen – featuring a granite breakfast bar, shaker cabinets, stainless steel appliances – tray ceilings and a gas fireplace, and a deck with sea views. the Thames River and Long Island Sound.”

This home has two bedrooms, both with custom closets. The full bathroom is equipped with a triple vanity and a whirlpool tub.

The HOA fee, which Pettazzoni says is $296/month, covers maintenance of common areas and storage areas, gated parking, building elevators, landscaping and snow removal. Residents also enjoy an association-maintained swimming pool, rooftop terrace, theater, and fitness center, among other amenities.

The condo’s location is particularly appealing to buyers who want to enjoy a walkable community and downtown lifestyle. The Library, Town Hall, restaurants and pubs, Fiddleheads Food Co-op and The Watch Theater are all within walking distance. “[It’s] a healthy walk to the station, with access to New York, Boston, Providence and New Haven,” Pettazzoni said. “The Cross Sound Ferry operates daily, providing transportation to Long Island and its fine wineries. The Block Island Ferry runs all summer, making several trips a day to Block Island. The property is within biking distance of the E-Boat, Conn College, or Lawrence & Memorial Yale New Haven Hospital.”

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What’s replacing the Black Bear Pub in North Vancouver?

It’s been Lynn Valley’s watering hole for over 25 years, but the owner of the land below the Black Bear Pub is looking to redevelop it.

The North Vancouver District Planning Department now has a preliminary proposal to demolish the faux heritage building and parking lot and replace them with an average six-storey building containing 98 purpose-built rental apartments and 12,000 square feet of space. commercial on the ground floor.

The proposal includes 108 underground parking spaces for vehicles (74 for residents and 34 shared for visitors) as well as 195 bicycle parking spaces.

The land is part of Lynn Valley town centre, which is slated for mixed-use commercial/residential redevelopment as part of the district’s official community plan, although council will have to vote on a rezoning by-law for the development to go ahead. forward.

The project includes a new greenway for pedestrians and cyclists leading to the plaza outside the Lynn Valley Center mall.

The nearby Safeway site is also the subject of a preliminary development application being reviewed by district planning staff. Crombie REIT is looking to build five six- to 12-story buildings, with 479 homes, a new supermarket and 13,400 square feet of public amenity space, and 713 underground parking spaces, at 1170 East 27th St.

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Need for parking fees, congestion tax to regulate private vehicles

Bangalore parking problems. Vehicles encroaching on pedestrian lanes. Photo credit: Sandhya Bhat

This is the first of a three-part analysis of various mobility policies/plans for Bangalore which aim to regulate the use of private vehicles to reduce road traffic congestion, improve different modes of transport public and encourage their use, and to create the right infrastructure to enable and encourage the safe use of non-motorized transport, especially cycling and walking.

The COVID-induced work from home (WFH) has given Bengalurians mild relief from its ongoing traffic congestion. The past two years have seen manageable traffic around computer parks. But the situation in the CBD (Central Business District) and some other parts of the city has returned to pre-COVID chaotic levels.

The congestion will most likely get worse in the coming months as most organizations return to “working from the office”. In addition, citizens continue to prefer private transport over public transport due to Covid security concerns.

It is recognized that private vehicles (especially cars) are the main cause of traffic congestion. All major stakeholders have from time to time expressed their intention to limit the number of cars and two-wheelers to control congestion.

But experience shows that mere intentions to reduce private vehicles do not translate into real change on the ground. What is needed is the rigorous and effective implementation of a combination of incentives and disincentives to achieve the desired reduction.

Mobility experts and authorities have identified numerous measures that specifically address the problem of traffic congestion. Attempts are underway to implement some of these measures. A few have achieved some success, but we are not seeing consistent and meaningful results as the measures do not appear to have been pursued with the desired seriousness and sense of urgency.

There are bound to be constraints and limitations in implementing measures that are necessary but also somewhat unpopular. That said, it is the responsibility of the authorities to give confidence to all the stakeholders in order to find acceptable solutions.

Random parking on public roads
Parking problems in residential areas of Koramangala. Photo credit: R Chandra

Read more: “Unplanned development failed at ORR. It may also fail on peripheral device”


Here we look at two aspects, a parking policy and congestion pricing.

Parking fees

  1. Parking: This can impact both the ownership and use of private vehicles. A carefully written and well-implemented parking policy can be an effective measure.
  2. The relevant parking clauses in the approved CMP (Integral Mobility Plan) are:

4.6.i and ii. Make reserved parking a prerequisite for registering new vehicles statewide and charge a parking fee.

44.12.ii.d Parking charges must be time and demand based.

To operationalize the above, Clause 5.4.7 of the Draft Parking Policy (uploaded for public comment) states that proof of reserved parking space will be made mandatory to purchase a vehicle, when registering new vehicles or the transfer of ownership of registered vehicles.

Unfortunately, in the final parking policy document approved in February 2021, this clause was dropped.

Again, the draft parking policy spoke of a permit fee for parking in residential areas.

Parking in commercial areas, where the SWD is being implemented
Parking problems in Yelahanka. Photo credit: Tavag Ravichandra

Clause 5.4.5-d stated that the permit was to be issued for an annual residential parking fee which was to be not less than 3% of the land value of a parking area (165 square feet), provided that the Permit fees do not exceed a ceiling amount (say Rs 50,000 per year).

In the approved parking policy, the above provision has been completely diluted and the permit fees have been set as follows:

Residential parking permit (annual fee) for neighborhood level roads only:

  • Small cars: Rs 1000
  • Medium cars: Rs 3000/4000
  • MUV/SUV: Rs 5000

So, a MUV/SUV owner will pay Rs 13.88 per day to park a vehicle which costs lakhs.

Interestingly, in the Tripartite MOU signed by the Government of India, Government of Karnataka and the Bengaluru Metro Rail Corporation, the Parking Policy clause (12.28) reads as follows:

The GoK and/or the City Corporation would propose a parking policy in which the parking charge represents the real value of occupied land which is used to make public transport more attractive; ban on parking on arteries/peripheral roads; provision of multi-level parking centers in city centers with park-and-ride facilities, etc. »

The first anniversary of the approved parking policy was February 2, 2022, but there is no visibility on its implementation. The parking policy is an important measure to regulate private vehicles, but the political will to implement it is clearly lacking.


Read more: “Bengaluru’s proposed parking policy actually encourages private transport”


Congestion charging system

This is a very targeted measure to reduce congestion and was suggested by Dr Sudhir Krishna, Secretary of the Department of Urban Development, Government of India in January 2013.

The opening sentences of his letter to all Chief Secretaries of States were: “It is a well-known fact that mobility in our cities, whether large or medium-sized, is a huge challenge due to peak hour congestion which is mainly due to excessive use of private vehicles. There is an urgent need to address congestion issues to improve people’s mobility.

A request from RTI made in January 2019 to the Chief Secretary of Karnataka for “action taken” was bounced around from department to department for seven months before the information was received from the DULT.

DULT had engaged MSI Global Pte Ltd, Singapore to study the feasibility of implementing congestion pricing in Bengaluru. They submitted their report in April 2015.

The agency recommended a congestion pricing system in a two square kilometer area with 18 entry points into the CBD (Central Business District). It has been estimated that imposing congestion pricing during the morning peak period of 1000-1200 hours for vehicles entering the CBD would likely result in a 16% reduction in inbound traffic flow.

They had proposed an entry fee of Rs 150 for cars with fees for other vehicles to be fixed according to the PCU equivalent. (Example: Rs 75 for a two-wheeler which is rated .5 PCU). They had also estimated that the capital and running cost of the program will be recovered in 2.5 to 4 years.

For reasons well known to the authorities, the program has still not been implemented.

The approved Comprehensive Mobility Plan (CMP) for Bengaluru also talks about congestion pricing in two chapters, namely “Private Transport Management Plan” and “Fiscal Measures”. Management plan” and “Fiscal measures”.

It may therefore be wise to refine the congestion pricing system (prepared by MSI Global), get input from citizens and implement it in a phased manner.

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Three key takeaways from Sounders’ new training center

RENTON, Wash. — As the Seattle Sounders prepare to enter their 14th season in MLS, there’s no question they’re considered one of the most ambitious clubs in the league. During that time, no team has claimed more points, won more trophies or attracted more fans.

But majority owner Adrian Hanauer has often spoken of a nagging feeling that despite all of the Sounders’ accomplishments, they never really had a proper home.

Despite all the obvious positive attributes of Lumen Field, the Sounders are very obviously tenants of someone else’s building. Similarly, the Starfire Sports Complex has served the Sounders very well, but it’s also a shared facility that has been doubled over many times by most other MLS teams’ facilities.

The recently unveiled plans for the Sounders FC Center in Longacres will certainly change that.

“It will definitely be a gold standard, but this league has really evolved since we entered in 2009,” Hanauer said. “I wouldn’t exactly call it an arms race, but there’s a lot of investment in infrastructure. And we want to be in the lead as much as possible.

While the Sounders haven’t shared exactly how much they’re willing to spend on the new facility, it will almost certainly be the biggest investment the property has made. The Sounders will only occupy part of the 150-acre campus, but they will have room to add at least four full-size pitches (two natural grass and two artificial grass) with the possibility of adding a fifth that will could even serve as a stadium for Defiance.

A lot was discussed at Wednesday’s event. Here are the main takeaways:

The first thing you notice when driving to the future home of the Sounders is that Boeing knew what they were doing when they built it. Unlike most 1990s architecture, it feels like it was built to last with massive glass windows and soft corners.

The interior was even more impressive. The Sounders had apparently considered building something from scratch on the west side of the property, but were stunned to find the bones of what they needed were already in the old Boeing headquarters.

Visitors enter a large, airy lobby and are greeted by a display case containing 14 trophies, including the Sounders’ two MLS Cups and four US Open Cups. Behind it is a three-story wall with dozens of scarves, including two made by Sounder at Heart.

The ground floor of the five-story building is where the public and players will spend most of their time. There will be state-of-the-art dressing rooms for the first team, MLS Next Pro, and academy players which will open onto the main training ground. In the locker room, there will be a modern weight room and training area, as well as the type of locker room that world-class players have come to expect.

There will also be kitchens on site for the first time. Although the Sounders have been reasonably good at providing catered meals, there is only a limited amount of variety that can be offered.

While I’ve never heard of the Sounders losing anyone because they weren’t impressed enough with Starfire, the facility had become a running joke among gamers about being the “secret the Best Kept” of the MLS. I don’t think that will really be a problem anymore.

Perhaps not so visibly, the new facility will also make it easier to recruit non-gaming employees. The Sounders currently plan to occupy approximately 50,000 square feet of the building, but have the capacity to expand well beyond that. Either way, that’s a lot more than the combined square footage they had in their old trade offices at Pioneer Square and Starfire, and I think they’ll have an even easier time attracting the best and the brightest. .

While it’s unlikely that the general public will just be able to come in whenever they want like they could at Starfire – which is technically a public park – Hanauer has made it clear that he sees the Sounders FC Center as a place where fans would be welcome. The names of season ticket holders were wrapped around the pillars outside the building, a not-so-subtle illustration that they are the backers of this organization.

Beyond the impressive entrance, souvenirs are already scattered on the first floor. The larger display is two display cases showcasing various jerseys from throughout the Sounders’ existence, spanning the NASL, USL and MLS eras. Nothing is finalized yet, but there are currently discussions with Washington State Legends of Soccer to have some kind of museum on site.

Renders feature a second-floor viewing deck where fans, media, coaches and front office staff can easily watch practice sessions.

Hanauer even suggested they might be able to open up the space for viewing parties, and even joked about hoping to secure the huge 10ft TV screen they used during the press conference.

Longacres, as you probably know, is a huge property. In the building the Sounders plan to occupy alone, there will be at least 200,000 square feet of office space available for other businesses. The entire 150-acre property includes nearly one million square feet of “Class A commercial” office space, much of which is essentially move-in ready.

Beyond the training ground there is a one kilometer walking path, an apple orchard, two ponds and surprisingly rich public transport access. On one visit, it was noted that it was only a four-minute walk along the trail from the future offices of the Sounders to the train station that connects passengers to Tacoma and downtown. from Seattle. There is already a RapidRide bus that runs from Tukwila light rail station to Renton Landing and eventually there will be another line that will go to Bothel, Lynwood and Shoreline. King County Executive Dow Constantine even said SoundTransit is exploring the possibility of extending the light rail line from West Seattle through Renton to the Eastside.

While this all seems like a stretch if the Sounders Training Center were the main attraction, it’s important to note that Unico Properties plans to build up to 3,000 multi-family units here, a certain percentage of which is pledged to cost control. .

It’s not at all hard to imagine restaurants and other amenities springing up around these units that help make it a true destination.


The hope is that it will be ready in time for the 2024 pre-season, which means work will have to start very quickly. The last grass can start to be planted in July 2023, which means the Sounders have about 17 months to prepare the ground. This will involve cutting down a lot of trees, demolishing a lot of parking spaces and having everything approved by the various government entities. It’s an exciting time.

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The City of Bayonne sets up PILOT agreements with developers

Third Ward Councilman Gary La Pelusa (left) opposes PILOT agreements more than 15 years old.

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Third Ward Councilman Gary La Pelusa (left) opposes PILOT agreements more than 15 years old.

Bayonne City Hall has issued a number of ordinances that would grant PILOT agreements to developers for new developments in the city. However, two councilors voted against their introduction, citing their length.

Under a PILOT agreement, municipalities give developers exemptions from traditional property taxes for a set period of time to encourage them to make improvements to the property or locate a project in a distressed or “deteriorated” area. Instead of property taxes, developers make an annual payment to the municipality.

The payment is usually much lower than traditional taxes and is structured so that the municipality receives more benefits than it would with regular property taxes, although the school system is usually not included. These exemptions allow the developer to save property taxes, but they allow an increase in the fair market value of the property due to a higher net operating income.

Financial agreements support redevelopment

The first ordinance introduced would enact a financial agreement between the city and 22nd Street Partners Urban Renewal, LLC for 25 East 22nd Street. The agreement would support the approved adaptive reuse of the former Mt. Carmel Schoolhouse into a multi-family residential building containing 31 residential apartments and 31 on-site parking spaces.

The second ordinance introduced would enact a financial agreement between the city and Ave E Dev Mile High AMS Urban Renewal, LLC for 132 and 140 Avenue E. This supports the proposed 18-story Silk Lofts skyscraper with 250 residential apartments, 1,975 feet squares of commercial space and 389 mechanical parking spaces on site in addition to the use of an adjacent surface parking lot with 20 parking spaces.

Another ordinance introduced would enact a second financial agreement between the city and this redeveloper, this time for 157-163 Avenue E. This is a proposed six-story Silk Lofts building on Avenue E with 36 units , 1,530 square feet of retail space and 39 off-site parking spaces. The proposed building is part of the same application as the aforementioned 18-storey building.

Additionally, an ordinance introduced would enact a financial agreement between the city and 218-220 Broadway Urban Renewal, LLC for 218-220 Broadway. This agreement supports a six-story multi-family residential project containing approximately 40 units and related site improvements at the former Delta gas station.

The latest order would allow a five-year tax holiday on the assessed value of new improvements only for the new six-story, 18-unit multi-family building with a 21-unit enclosed garage at 172 Avenue F.

PILOT length is a matter of discussion

The council voted 3-2 to introduce the ordinances, with First Ward Councilman Neil Carroll and Third Ward Councilman Gary La Pelusa voting against them and City Council President Sharon Ashe-Nadrowski, the Second Ward Councilman Sal Gullace neighborhood and Alderman At- The great Juan Perez voted for them.

La Pelusa first opposes the ordinances, citing the length. In 2020, the council passed an ordinance limiting PILOT agreements to 20 years. Following its adoption, the board committed to reviewing the matter in the future with the intention of possibly lowering it in 2021 to 15 years.

Although there have been periodic discussions about lowering it to 15 throughout the last year, nothing has been substantiated. In the meantime, La Pelusa has continued to defend its position on the issue, only supporting PILOT agreements of 15 years or less. And at the Jan. 19 meeting, La Pelusa reiterated that he would not vote for any PILOT deal longer than 15 years and that the board should take steps to limit financial deals to that length.

Carroll agreed with La Pelusa, objecting to the length of agreements. Meanwhile, Perez was in favor of union labor that could be used to build the redevelopments, as he and the rest of the council were not concerned about the duration of the agreements.

A discussion will surely ensue again regarding the duration of the agreements at the next council meeting when the ordinances will be put to a public hearing and vote.

City Council will then meet Feb. 16 at 7 p.m. in the Council Chambers at City Hall at 630 Avenue C. Residents can attend virtually or in person. For more information, go to bayonnenj.org and click the link on the calendar webpage.

For updates on this story and others, visit www.hudsonreporter.com and follow us on Twitter @hudson_reporter. Daniel Israel can be reached at [email protected]

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Council pledges $1.5 million for low-income housing

by Steven Felschundneff | [email protected]

On Tuesday, Claremont City Council voted to authorize a $1.5 million payment to the Jamboree Housing Corporation to partially fund the construction of a 33-unit “permanent supportive housing project” on the Harrison Ave.

The council voted 4 to 1 to approve the resolution, with council member Corey Calaycay casting the only negative vote. Calaycay expressed a number of reservations about the deal, including the apparent coupling of financial commitment to architectural design. He also felt that the proposed four-story structure was too tall.

Council member Sal Medina and Pro Tem Mayor Ed Reece expressed reservations about the process, being specifically asked to approve funding for a project before the council had seen the plans. Mayor Pro Tem Reece also asked city staff why this particular project was moving so quickly through the process when other land use decisions were taking much longer.

The rushed process was driven by the developer’s schedule, including applying for tax credits through Los Angels County with a deadline of a few weeks. Jamboree requested monetary commitment from Claremont to strengthen its request for future funding.

“Typically, an Affordable Housing Agreement would be negotiated and presented to City Council for approval, but Jamboree first requested a funding commitment to demonstrate public financial assistance. Jamboree is in the process of applying for capital funding through the Los Angeles County Development Authority and the application is due in early February. The proposed commitment of $1.5 million from the Successor Housing Fund will make the project more competitive for LACDA’s next funding cycle,” according to the staff report.

This development is quite unique to Claremont as it will feature 100% public housing, which qualifies the project for a density bonus under current state law. By ordinance, the Jamboree receives an 80% density bonus which increases the number of units from 17 to 31. The promoter has requested two additional units to “operate a facility of this type efficiently”, including the manager and on-site services. The development also qualifies under state law for a reduction in the number of parking spaces required.

The proposed supportive housing project will provide on-site resident services “for people who are previously or currently homeless,” according to the staff report. Housing would be limited to people whose income is at or below 30% of the region’s median income, also categorized as extremely low income.

The property at 731 Harrison Avenue between Larkin Park and the Friends of Quaker’s Claremont meeting place is currently owned by Pilgrim Place, which is selling the property specifically for use as a very low-income development.

The project will consist of a four-storey building that will be designed to “integrate and enhance the character of the surrounding neighborhood”. The unit configuration will include nine studios approximately 373 square feet each, twenty-three one-bedroom units ranging from 455 to 485 square feet, and a two-bedroom management unit. Additional facilities will include a 781 square foot community hall with a kitchen, 547 square foot rental space, laundry room, dog park, outdoor barbecue and 18 parking spaces.

If built, the apartment building would be managed by Housing with Heart which “provides the high quality support services needed to help residents successfully stay in stable housing, as well as overseeing the multiple agencies, partners and volunteers who will also be engaged with residents,” according to the report.

Claremont’s $1.5 million contribution will take the form of a loan from its Successor Housing Fund, which will be secured by a deed of trust and will have a term of 55 years. The loan will be funded when construction begins and will be disbursed in “scheduled payments”. The money will not need to be repaid if the developer honors the agreement to build the affordable housing and maintain low-income status for the 55-year term.

The city will now provide the Jamboree with a funding commitment letter, however, no money will be released until the developer and the city reach a successfully negotiated project agreement which requires further approval from the city council.

The approximately half-acre lot is zoned institutional and has been identified by the city’s housing component in the general plan as an ideal location for low-income housing.

On Wednesday, the Claremont Architectural Commission reviewed the project, including a number of concessions demanded by the Jamboree, such as reducing Harrison’s setback from 25 feet to 19 feet; increased batch coverage from 60% to 75%; increased floor area ratio from 2.0 to 1.12 and increased number of units allowed from 31 to 33.

“Affordable housing is a high priority for the City Council and the State of California. Providing affordable housing to low-income households is a particularly urgent need throughout the region and this project represents an effort by the city to meet its fair share of this type of housing which is identified by the regional housing needs assessment. and mandated by state housing law. said community development manager Brad Johnson.

Jamboree Housing Corporation is a 31-year-old non-profit community development organization that builds, acquires, renovates and manages permanent affordable housing for the rental and sale markets. Jamboree currently has $320 million in affordable housing projects and an asset portfolio of $1.1 billion, including development projects and an interest in 7,500 homes across California.

Jamboree partnered with the city to build the affordable housing complex, Courier Place, located in the former Claremont COURIER office at 111. S. College Ave. This project was completed in 2011 and was partially funded by the city’s former redevelopment agency.

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Embrey Management Services (EMS) Selected to Manage Lenox Crown in Garland, Texas | State

GARLAND, TX, January 18, 2022 /PRNewswire/ — Award-winning and nationally recognized Embrey Management Services (EMS) has been selected to provide multi-family residential services to Lenox Crown in Garland, Texas, a first suburban market in dallas.

The 435-unit community, just off the I-635 loop, northeast of dallas, is close to recreational activities on Lake Ray Hubbard, a wide range of shopping and entertainment including the Firewheel Town Center and the highly successful Garland Independent School District.

“Embrey Management Services has a reputation for providing exceptional living experiences for residents,” said Josh Kogel, vice-president of the Praedium group, owner of the residential property.

Designed to support the active lifestyle and high expectations of its residents, the one-, two-, and three-bedroom apartments feature wood floors and blinds, inviting kitchens with quartz countertops, and stainless steel appliances. , dressing rooms, bathtubs and walk-in showers.

Community amenities include a resort-style pool with deck, poolside cabanas, outdoor kitchen and fire pits, state-of-the-art fitness center with yoga room, business center and conference room, carports, garages and charging stations for electric cars. , and a pet park and spa.

“Emrey Management Services is delighted to partner with Praedium Group and continue to grow our partnership by showcasing their core communities,” said Allyson McKay, CEO and Executive Vice President of Embrey Management Services. “Embrey is known for its attention to detail and we look forward to creating a home-from-home experience for Lenox Crown residents.”

About Embrey

San Antoniobased in Embrey Partners LLC is a diversified real estate investment firm that owns, develops, builds, acquires and manages multi-family residential communities and commercial assets in targeted markets across United States. Since 1974, Embrey has developed nearly 43,000 apartments and over 6 million square feet of commercial properties. Embrey is a leading developer in the multi-family sector with over 4,000 units under construction.www.embreydc.com

Show original content to download multimedia:https://www.prnewswire.com/news-releases/embrey-management-services-ems-selected-to-manage-lenox-crown-in-garland-texas-301463050.html

SOURCEEmbray

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New Silas Creek Crossing Landlord Thinks Tenant Variety Will Make the Most of Prime Location | Local

Unlike Silas Creek Crossing, many outdoor malls, including Thruway and Hanes Towne Village, have grocery stores.

Recent retail media reports share Ressa’s assessment of the performance of outdoor malls.

The Real Deal said in a Dec. 15 post that landlords filled 17 million square feet of outdoor malls during the third quarter, according to CBRE data reported by The Wall Street Journal. It represented a 49% increase from 2019 and a 10-year high for net absorption.

“According to CBRE, investors poured $5 billion into grocery-anchored retail centers (in the third) quarter, the second largest for a single quarter in 10 years,” according to The Real Deal.

“Recent data from Green Street further divides the two retail sectors. Shopping centers have lost a third of their value in just four years.

“Meanwhile, the value of strip centers has actually increased by almost 5% since 2016 and 13% since the start of the pandemic.”

Another example: Retail Touch Points said in a December 10 post that “the rise of online shopping, in-store pick-up and continued demand for more open space has made centers offer a lot of “fresh air, easy access between parking lots, and stores and amenities that go beyond just retail, all of which are very appealing to consumers.”

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Lenexa to review plan for Vista Village off Prairie Star Parkway

LENEXA, Kan. — On Tuesday, Lenexa City Council will vote on a revised site plan for a 46-acre mixed-use development near Prairie Star Parkway and Ridgeview Road.

Plans for the Vista Village project include seven retail buildings, 119 townhouses and a five-story, 207-unit condominium.

In 2019, the city approved a plan that included a flexible use option for the property, which meant it could include offices, retail, business parks or light industrial space.

Now the developer is seeking approval for a revised site plan to redistribute commercial and residential space on the western half of the property and create townhouses on the eastern part of the property.

The proposed change would reduce the amount of commercial space on the site by approximately 5,900 square feet.

The eastern half of the proposed site would include 119 townhouses and a 6,600 square foot retail building. The townhouses would be distributed among 25 buildings in groups of two, four, five and six units. Each unit would include two parking spaces in a garage.

Developers plan to create a plaza at the prominent corner of Prairie Star Parkway and Ridgeview Road. The project also includes plans for a public amphitheater near the center of the property.

The western half of the property would include six commercial buildings and a 207-unit condominium. Once built, the condominium will appear as three separate buildings, but it would be connected by a parking garage on the lower level.

The space between the upper levels will include yard space and a dog park. Residents of the condominium would also have access to a swimming pool and a patio overlooking the amphitheater.

Council will review the revised site plan on Tuesday, January 18 at 7 p.m.

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Towbes Group Sells Seniors Community for $ 48 Million


Villa del Sol. Image courtesy of IPA

The Towbes Group sold Villa del Sol, an age-restricted community of 197 units in Santa Maria, California, for $ 48 million. Institutional Property Advisors represented the seller and procured the buyer, a private partnership based in California.

Built in 2018 on 5.5 acres, the seven-building property offers a mix of studios, one- and two-bedroom units, ranging from 404 to 756 square feet, according to data from Yardi Matrix. Some units have a private balcony or patio and a walk-in closet. Community amenities include a swimming pool, fitness center, clubhouse and spa. Laundry facilities and 196 parking spaces are also available.

Located at 1311 W. Battles Road, the community is approximately 3 miles southwest of downtown Santa Maria and 2 miles northwest of the Western Village Mall. The Santa Maria Country Club and Waller Park are both about 3 miles to the southeast. Santa Maria is the largest population center and fastest growing city in Santa Barbara County, according to prepared remarks from Kevin Green, executive director of IPA.

Green, along with Senior Managing Director Joseph Grabiec and Executive Managing Director Greg Harris, negotiated the transaction.


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Parking space

Twp sheaths. Appeal Board rejects Dollar General’s request to reduce the number of parking spaces

Jason Raleigh of AR Engineering and Mark Zawatski of Swartz Creek BTS Retail discuss plans for a new Dollar General with the Township of Gaines Zoning Appeal Board.

GAINES TWP. – Many residents of the Township of Gaines are not happy with a proposed new Dollar General for the corner of Morrish and Grand Blanc roads, and they made their feelings known at a special meeting of the Zoning Appeal Board of the canton on Monday, November 22. .

“I am absolutely against it,” said Sandra Cawood. ” It’s not necessary ; Isaac is right there. If you want to go (to Dollar General) you can drive three miles down the road (to Linden and Grand Blanc roads). I don’t think it will serve the community well.

Representatives from Swartz Creek BTS Retail, the company that would own the building and lease it to Dollar General, and AR Engineering appeared before the appeal board to seek a waiver of the zoning order requirement. concerning parking spaces.

The store would be built on 1.65 acres at the southwest corner of Morrish and Grand Blanc Roads.

Jason Raleigh, of Kalamazoo-based AR Engineering, said the requirement for one parking space per 100 square feet of retail space is “excessive.”

BTS is expected to install 85 parking spaces for the building, which would measure 10,640 square feet, including storage and offices. The promoters proposed 36 spaces.

Mark Zawatski of BTS said the proposed tally is based on “data from 16,000 stores across the country.”

“Dollar General is a convenience retailer,” he said, adding that on average there are only four to five customers in the store at any given time, and most only stay 15 to 20. minutes.

He pointed out that Dollar General in Mundy Township, just three miles away, has 30 spaces, as do Lennon and Durand stores, both located about nine miles from the proposed store. The Byron store, located about 12 miles away, has 26.

“We don’t want a huge vacant lot,” he said.

The large parking lot would create unnecessary additional runoff and reduce opportunities for on-site landscaping, he said.

ZBA President Chad Morey expressed concern about providing sufficient space for delivery drivers to maneuver large semi-trailer trucks around the scene without blocking traffic on Grand Blanc or Morrish roads.

Board member Donald Sinkler pointed out that after Dollar General’s lease ends in 15 to 35 years, another company may occupy that space and need the additional parking.

When all was said and done, the board determined that Dollar General spokespersons had failed to demonstrate the “hardships” the township ordinance requires to grant the waiver.

Council voted 4 to 1 to dismiss the plaintiff’s appeal, with council member Bill Harris casting the dissenting vote.

Harris said he thought 36 spaces was a good number for the proposed use, and he is concerned about the environmental impact of the additional runoff.

Harris also noted that “there are additional hurdles” developers must overcome at the Planning Commission and Board of Directors levels.

The appeal board’s decision drew applause from the crowd of 30 to 40 residents, many of whom were found to support the owners of Isaac’s Grocery.

Citing a recent article published by Consumer Reports magazine, resident Robert Henderson said dollar stores threatened small local stores that survived the “Walmart invasion” and officials in many areas fear it could hurt to the local economy.

Resident Chad Peck agreed, asking where the money Dollar General earns goes and noting that local business income remains largely in the immediate economy.

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The 2021 Holiday Logistics Guide


Halloween is in the rearview mirror and Black Friday is looming on the horizon. As such, retailers and logistics providers are preparing for the annual holiday logistics crisis. The National Retail Federation (NRF) forecast that November and December holiday sales will increase 8.5% to 10.5% from 2020 to between $ 843.4 billion and $ 859 billion. In addition, NRF estimates that online sales will increase by 11-15% to a total of between $ 218.3 billion and $ 226.2 billion in 2020. This increase in e-commerce will put additional pressure on an already existing supply chain. disturbed. Some of the biggest logistics service providers and retailers are trying to hire hundreds of thousands of workers to handle the rush of vacation logistics.

But this rush to hire new workers occurs during what is called “the Great Resignation”. The quit rate – the share of workers who voluntarily quit their jobs – hit a new high of 3% in September 2021, according to the latest data from the Bureau of Labor and Statistics. A total of 20.2 million workers left their employers from May to September. Many large retailers and logistics service providers are realizing that additional compensation or incentives are needed.

Amazon plans to hire 150,000 seasonal workers, about 50% more than last year. These workers will be used to store, package and ship items from its warehouses. Amazon said the average starting salary for jobs in the United States is $ 18 an hour. And with more competition for entry-level workers, the company is also offering signing bonuses of up to $ 3,000, depending on location, and up to an additional $ 3 per hour for workers willing to work the job. night or weekend.

Amazon also launched “Black Friday-worthy” deals in mid-October with the aim of attracting first-time holiday shoppers. The first Black Friday deals coincided with Amazon’s beauty event called “Holiday Beauty Haul.”

UPS is hiring more than 100,000 workers this holiday season, which is about the same number as last year. The company fills seasonal full-time and part-time positions, primarily parcel handlers, drivers, driver assistants and personal vehicle drivers. UPS is used to transforming seasonal jobs into permanent positions. In the past three years, about one-third of those hired by UPS for seasonal parcel handler jobs were then hired into a permanent position when the vacation ended, and about 138,000 current UPS employees, or nearly a quarter of a mile. ‘one-third of the company’s US workforce started in seasonal positions. Through the company’s Earn and Learn program, eligible seasonal employees who are students can earn up to $ 1,300 for college expenses, in addition to their hourly wages, for three months of continuous employment.

FedEx is bringing in about 90,000 seasonal workers this year, an increase of about 30% from last year. The company is also adding new hubs and sorting centers and improving parcel handling and delivery capabilities to meet demand. FedEx is committed to seven-day residential delivery to get packages where they need to be every day of the week. In addition to seasonal workers to sort and deliver packages, FedEx also hires approximately 500 people to fill computer and data science positions.

The postal service is hiring about 40,000 seasonal workers this year, up from about 35,000 workers last year. Seasonal opportunities include, but are not limited to, urban and rural letter carriers, mail handlers and drivers. In addition to hiring, the Postal Service is preparing for the higher delivery demands of the peak holiday season of 2021 by leasing millions of additional square feet of mail and parcel sorting facilities and installing new equipment. processing to accommodate higher mail and parcel volumes.

Walmart has announced that it is hiring about 150,000 new store workers in the United States, most of them permanent and full-time, in anticipation of the busy holiday season. The company also plans to provide overtime to many of its store workers during the period. Walmart will also hire 20,000 workers at its supply chain facilities in permanent positions as people increasingly embrace curbside pickup and delivery during the COVID-19 pandemic. To this end, Walmart is also rolling out more fulfillment options for customers. The company is extending in-store delivery hours nationwide to two hours, providing more delivery windows to customers, increasing the variety of products available for in-store delivery, and including more locations for oversized products and l alcohol to pick up. Walmart plans to run Black Friday deals throughout November, with early access for Walmart + members.

Target said it would cut seasonal hiring and instead give more hours to its approximately 300,000 current employees at the store. The company said it would pay an additional $ 2 an hour to employees who take shifts during peak days of the holiday season. The salary supplement will go to employees of stores and service centers who work Saturdays and Sundays from November 20 to December 19, Christmas Eve or Boxing Day. Hourly supply chain workers can get the extra pay for two-week peak periods between October 10 and December 18. Target also unveiled improvements to its Drive Up curbside pickup, adding 18,000 assigned parking spaces. In addition, same day Shipt delivery will be available for a wider range of products in the Target assortment, including clothing and accessories, Ulta Beauty items, electronics, toys and now adult drinks. .

It wouldn’t be the holiday season if people weren’t worried about holiday shipping times. Here are the deadlines to keep in mind for your own logistical vacation planning. UPS, FedEx, and USPS have said you should ship Christmas gifts the week of December 13, but with the continued tightening of capacities, it might be safer to make sure you have shipped the items before the. December 10. The ground limit is December 15 for FedEx and the postal service, while UPS does not give a deadline. However, it is stated that shipping from coast to coast takes about a week, which means it must be shipped no later than December 17th. FedEx and UPS have both removed almost all of their delivery guarantees during the holiday season. The only exception is UPS Next Day Air, which is expensive.

My colleague Chris Cunnane is the primary author of this story.


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Acquisition of US $ 25 million by Ascott in the United States


Ascott Residence Trust (ART) to acquire 548-bed freehold student housing asset named Seven07 in Champaign, Illinois, United States for US $ 83.25 million[1] (S $ 112.4 million[2]).

Seven07 serves approximately 56,000 undergraduate and graduate students at neighboring University of Illinois Urbana-Champaign (UIUC). The yield-generating acquisition is expected to increase ART’s pro forma distribution per stapled security for fiscal 2020 by approximately 1.2%[3]. Entry EBITDA[4] the yield is expected to be around 4.5% and is expected to reach around 4.8% on strong rental growth for the academic year (YY) 2022. The transaction, which is expected to close in mid-November 2021, will be financed by debt and part of the proceeds of ART’s private placement launched in September 2021[5]. The acquisition of Seven07 follows ART’s recent acquisition of Wildwood Lubbock in Texas and is ART’s fourth investment in student housing in 10 months this year.

Ms. Beh Siew Kim, Chief Executive Officer of Ascott Residence Trust Management Limited and Ascott Business Trust Management Pte. Ltd. (the managers of ART) said: “ART continues to increase its investments in the long-stay segment in order to generate stable revenues and the resilience of our portfolio. Seven07 is operational and will begin to generate stable revenues upon acquisition. The student housing asset is 100% occupied for AA 2021, with lease terms of around one year. For YY 2022 Seven07 is approximately 50% pre-let with strong rental growth of around 8% compared to YY 2021.

“ART has successfully replaced distributable income from transferred assets with higher returns. We sold five properties for approximately S $ 501 million[6] over fiscal years 2020 and 2021 to date, with an average exit yield of around 2%. We have invested a total of approximately S $ 491 million in four student housing assets and three rental housing properties at an average EBITDA return of approximately 5%[7]. With Seven07, ART will increase our student housing and rental housing to around 12% of our total portfolio value, allowing us to maintain our long-term accommodation asset growth target at around 15-20% over the medium term. . Following this acquisition, ART’s gearing will be 35.8%[8]. ART remains in a strong financial position to seek profitable investments in longer term assets in order to diversify our portfolio, improve our resilience and create more value for our stapled security holders, ”added Ms. Beh.

Seven07 serves UIUC which is commonly known as “Public Ivy”.[9]’school. The prestigious UIUC is a flagship university in Illinois and is consistently ranked among the top schools in the United States for its undergraduate accounting, computer science, and engineering programs.[10]. UIUC’s student body grew steadily at a compound annual growth rate of 2% from 2010 to 2020, double the national average. UIUC registrations also increased by 2% in 2020 despite COVID-19. 87% of its student body is from the United States[11]. The UIUC track and field program also participates in the Big Ten Conference, one of the National Collegiate Athletic Association’s “Power 5” track and field conferences. The supply of new private student accommodation is minimal in the vicinity of Seven07 in the medium term.

Seven07 is located less than 200 meters from the UIUC. From Seven07, students can walk to UIUC in five minutes and its main quad in about 10 minutes, providing students with a well-designed and comfortable accommodation option while maintaining an active student life on campus. The active student accommodation is also close to several restaurants, cafes and other lifestyle options.

Opened in 2019, the 15-story Seven07 has 548 beds spread across 218 units, including studios and one- to four-bedroom apartments. Each apartment has a fully equipped kitchen, a smart TV and a washing machine and dryer. Most of the rooms in the apartments also have a private bathroom. The student accommodation asset has a range of facilities including an outdoor patio with swimming pool, state-of-the-art fitness center, outdoor lounge with grill stations, indoor basketball court, spa with services sunbathing and sauna rooms, study rooms, club room, bicycle storage, lounge café and covered parking lots and garages. Seven07 will be managed by an independent third party operator. For more information on student accommodation, please see the annex.

Expanding ART’s student housing portfolio to strengthen income resilience

With the addition of Seven07, ART’s four student housing assets in the United States will provide a total of 2,756 beds. In September 2021, ART acquired Wildwood Lubbock, a freehold student housing asset with 1,005 beds for US $ 70.0 million (S $ 93.8 million). It has an expected EBITDA return of around 5.1%. Wildwood Lubbock serves more than 40,000 undergraduate and graduate students at Texas Tech University.

In June 2021, ART and its sponsor, The Ascott Limited, announced that they would jointly invest and develop freehold student accommodation in South Carolina, United States. ART will invest $ 55.2 million[12] (S $ 73.4 million) in the 678-bed student housing that will serve more than 35,000 students at neighboring South Carolina University. Construction of student housing began in Q3 2021 and is expected to be completed in Q2 2023. Once stabilized, the return on EBITDA is expected to be around 6.2%[13].

In February 2021, ART acquired the 525-bed Paloma West Midtown freehold property in Atlanta, Georgia for US $ 95 million (S $ 126.3 million) with an expected EBITDA return of approximately 5%. Paloma West Midtown is home to nearly 40,000 students at the Georgia Institute of Technology.

  1. The consideration for the purchase, established on the basis of a willing buyer and willing seller, is based on the agreed value of the property and the independent appraisal dated October 29, 2021 by Colliers International Valuation and Advisory Services LLC US $ 86.4 million (equivalent to approximately S $ 116.6 million)
  2. Based on the exchange rate of US $ 1 to S $ 1.35
  3. Based on the pro forma distribution for fiscal year 2020 by stapled security. The pro forma is based on ART’s audited financial statements for the year ended December 31, 2020, assuming that (1) the acquisition was completed on January 1, 2020 and ART has owned and operated the building until as of December 31, 2020 and (2) the acquisition will be approximately 45% financed by debt and 55% by equity
  4. Earnings before interest, taxes, depreciation and amortization
  5. ART will use approximately 43% of the $ 150 million raised through its private placement to finance the acquisition of Seven07. Approximately 38% was used to acquire Wildwood Lubbock in September 2021
  6. Excludes disposal of partial gross floor space of Somerset Liang Court Singapore; the property is currently being redeveloped. The five assets sold are Ascott Guangzhou, Somerset Azabu East Tokyo, Citadines Didot Montparnasse Paris, Citadines City Center Grenoble and Somerset Xu Hui Shanghai
  7. For student housing development in South Carolina, USA, the EBITDA return is a target return on a stabilized basis
  8. Based on ART’s unaudited financial statements as at September 30, 2021 and assuming the acquisition was completed on September 30, 2021
  9. “Public Ivy” refers to public schools with a reputation for academic excellence that offer a college experience similar to an Ivy League school.
  10. 2021 US News & World Report
  11. Data based on AY 2020
  12. Includes ART’s investment in the initial 45% stake, the estimated cost of the additional 5% stake that ART will acquire at fair market value, and other transaction-related expenses
  13. Based on the total ART investment

Appendix – About the student housing asset

Site

707 South Fourth Street, Champaign, Illinois

Completed

2019

Land tenure

Freehold

Net rental area

202,162 square feet (ft²)

Units

218

Beds

548

Mix of units

Studio: 33 units (422 – 539 ft2)

1 bedroom: 32 units (492 sq. Ft.)

2 bedrooms: 64 units (696 – 887 sq. Ft.)

3 bedrooms: 1 unit (1,148 sq. Ft.)

4 bedrooms: 88 units (1,229 – 1,447 sq. Ft.)

92% of the rooms are equipped with en-suite bathroom

Common area amenities

Outdoor terrace with swimming pool, state-of-the-art fitness center, outdoor lounge with grill stations, indoor basketball court, spa with tanning services and sauna, study rooms, club room, bicycle storage, coffee lounge and covered parking lots and garages


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From flat to four floors southeast of downtown

SIOUX FALLS, SD (KELO) – The Town of Sioux Falls just added a six-story parking ramp with approximately 525 spaces downtown in 2020

Now it appears to be on track to do away with a flat surface parking lot at 400 S. 1st St. in the downtown core of the city.

City council on Oct. 18 approved stopping use of the parking lot to make way for a $ 28 million mixed-use development project on the site.

Flat-surface parking is generally not the best use of downtown properties, said Dustin Powers of the city’s Planning and Zoning Department in an interview with KELOLAND News.

“We like to see more density in the downtown area,” Powers said. This means increasing residential development like apartments, he said.

The parking lot at 400 S. 1st St.

It is also important to add business and commercial development to further stimulate the economy of the inner city, town and county, Powers said.

If the city removes the 50 spaces from the 400 S. 1st St. lot, there will still be parking available for those renting spaces in the lot, Powers said. The lot is around 70% occupied, he said.

Lot license holders would move to another lot, Matt Nelson said at the Oct. 18 council meeting. Nelson is the manager of the city’s public parking lots

In the parking pattern, “it’s not a lot of spaces,” Powers said of above ground parking.

According to Downtown Sioux Falls and the City of Sioux Falls, the downtown area has over 1,000 on-street parking spaces and 2,500 off-street parking spaces. Many of these off-street spaces are in ramps such as the new ramp. In addition, in general, there is a charge for parking in off-street spaces Monday through Friday until 5 p.m.

As of May 19, the 2020 parking ramp for the failed Village on the River project “was performing exactly as expected,” Nelson said in a KELOLAND News article. “We were planning to have over 300 leases and we have about 300 leases.”

The proposed development for the above ground parking would include 150 apartments and 5,000 square feet of retail space on the first floor, Powers said.

Renter parking would be underground, Powers said.

The development would be a major addition to the south-eastern part of downtown. By comparison, much of the recent development has taken place north near 8th and Railroad Center and towards Falls Park.

“We are delighted to have other developments close to our store,” said Zane Hoffelt, manager of Norberg’s Ace Hardware downtown. Ace Hardware is across from the 400 S. 1st St. parking lot.

Norberg’s Ace Hardware downtown store is across the street from 400 S. 1st. Street parking.

The additional retailers will be good for Ace but also for other businesses nearby, Hoffelt said.

“If there are 150 residents across the street, that’s exciting for us,” Hoffelt said.

Powers said metered off-street parking is available in the proposed development area along with a parking ramp.

Hoffelt said Ace has his own parking lot, but shoppers come all day to get change for the meters.

“They are already using the metered parking spaces and the parking ramps,” Hoffelt said.

He does not expect the proposed development to insist on available parking.

“I realized there were people renting spaces but there was a parking ramp a block away,” Hoffelt said.

The town has a second lot for sale at 301 N. Main St. downtown.

The parking lot at 301 N. Main St. Town of Sioux Falls photo / graphic.

The decision to try to sell the two parking lots stems from the Downtown 2025 plan, the 2014 parking needs analysis by Walker Parking Consultants and a 2014 downtown market study.

The 2014 Walker study identified nearly 3,000 unoccupied parking spaces during peak weekday needs in the city’s downtown core. “Many unoccupied parking spaces are located in areas with low development density and beyond what some people may consider an acceptable walking distance from the central core.
Business district, ”says the study.

The 2014 market study predicted that at least 1,900 new homes, at least 190,000 square feet of retail and restaurant business, and at least 1 million square feet of office space would be added downtown over 20 years.

Walker’s study also indicated that if the projected 190,000 square feet of retail space and 1.0 million square feet of office space were added downtown over the next 20 years, parking needs would also increase. The study recommended adding spaces to meet future needs.

Powers said at the Oct. 18 meeting that elements of the expected growth are occurring and the city is meeting parking needs.

The Downtown 2025 plan was developed when Mike Huether was mayor. It identifies specific areas of attention and potential growth.

The Downtown 2025 plan called for three distinct neighborhoods “to add to the vitality of downtown over the next ten years.” These neighborhoods are Falls Park, Phillips Avenue and River Greenway.

The plan also identified the Railyard and Weber corridor and several other areas as potential areas for development.

Powers said the proposed four-story project over an existing parking lot meets the needs and goals identified in the Walker study and the Downtown 2025 plan.

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The 10 Most Expensive Real Estate Listings in Massachusetts


Sometimes it’s just nice to fantasize, and there’s no shame in that.

On that note, allow us to offer the 10 Most Expensive Real Estate Listings in Massachusetts. The list, curated by our friends at Redfin, has everything from island getaways to big city behemoths. Something for everyone, as long as you have at least $ 15 million and want to stay inside I-495.

Click on the links below for more complete listings. All images are courtesy of Redfin.

314 Quissett Ave., Falmouth – $ 27.5 million

“This is one of New England’s most spectacular harbor properties. The site alone is second to none: a four-acre elevated peninsula with panoramic views over Quissett Harbor and beyond to Buzzards Bay as well as a deep water dock with a large float suitable for a large yacht and a small sandy beach. The house was built circa 1908 in an eclectic Cape Cod style with nearly 12,000 square feet of living space. living with covered porches, balconies, mansard roofs with cedar shingles, turrets and multiple skylights. ”Read more here.

8 Mount Vernon Place, Boston – $ 22.5 million

“Historic details and modern luxury and style blend perfectly in this magnificent 9,000 square foot single family residence on the south side of Beacon Hill. Complete with 5+ bedrooms and 7 full baths / 2 3 directly to exterior on Mt Vernon Place), this property is in a class of its own; with its graciously proportioned rooms and fabulous open plan layout. ” Read more here.

34 Paine Ave., Beverly – $ 22 million

“Built in the Georgian Revival style, the home offers 28,000 +/- square feet of beautifully appointed living space, with 11 bedrooms and 12 bathrooms, and sits on over three meticulously landscaped acres. its architectural style, Rock Edge (so named because of its position above a rocky shore) has classic proportions and scale, with a handsome brick facade with limestone ornaments and a slate roof. ” Read more here.

24 Belknap St., Boston – $ 19.5 million

This listing has no seller notes.

186 Windswept Way, Barnstable – $ 18.8 million

“Waterfront Legacy property on Oyster Harbors! On an elevated 4-acre lot overlooking Cotuit Bay sits this remarkable Tudor-style home built in 1933, beautifully maintained and updated in keeping with the original design. Exquisite architectural details give out set the tone for this large house with 10,000 sq. ft. of living space, an inground pool, a boathouse with an extraordinary view, fireplace, lounge area and changing rooms, 437 ‘of frontage on the water and a large deep water dock, combine to create a great deal in one of Oyster Harbors’ best locations. ” Read more here.

51 Scotch Pine Road, Wellesley – $ 16 million

“Never before has a home been more of a haven. This extraordinary contemporary custom-designed is beautifully situated on nearly 1.5 private acres. After undergoing a large-scale renovation and addition, the residence has been completely renovated. redesigned and rebuilt by an award-winning team with natural materials, all imaginable amenities, integrated technologies and cutting-edge sustainable systems. ” Read more here.

410 Beacon St., Boston – $ 15.99 million

“410 Beacon Street is truly a one of a kind single family townhouse comprising 10,200 +/- SF with a 6 story elevator and a 2 car garage plus 2 additional parking spaces. Renovated with the utmost attention to quality , designed and detailing in 2015, this extra large home offers the ultimate balance of function and warm contemporary aesthetics with all the amenities of Back Bay. Read more here.

227 Bridge Street, Barnstable – $ 15.9 million

“Four distinctive accommodations located on 2 separate lots (198-1.28 ac & 227-2.45 ac) provided the platform for many encounters, both formal and informal, but more often than not were the canvas. Underneath the tranquil serenity and immeasurable beauty this unique waterfront oasis has to offer. Imagine the splendor of a life lived as a port steward. Read more here.

10-12 Greenway Ct., Brookline – $ 15.75 million

“Presenting 10-12 Greenway Court, a boutique property of 14 units at 100% market rate located in the heart of Brookline, Massachusetts. The property consists of 14 units and 14 parking spaces. The property is located on one street quiet location in the coveted Coolidge Corner neighborhood of Brookline, an affluent and highly sought-after town bordering Boston to the west and has one of the best school systems in the country. ” Read more here.

165 Brattle Street, Cambridge – $ 15.3 million

“The Bartlett House, one of Cambridge’s finest. Superb site close to Harvard Square and the 2nd largest house lot on Brattle. Secluded and private, majestic Victorian entrance center set back behind beautiful flower gardens. Entrance portico with columns, 10 ‘ceilings, sumptuous proportions throughout. ” Read more here.


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LAX and Mayor Garcetti announce opening of $ 294 million economy parking structure – CBS Los Angeles

LOS ANGELES (CBSLA) – Los Angeles Mayor Eric Garcetti and Lox Angeles International Airport officially unveiled the airport’s new economy parking structure – LAX Economy Parking on Friday.

Part of the Landside Access Modernization Program (LAMP), a $ 5.5 billion program aimed at decongesting people traveling through LAX, LAX Economy Parking is equipped with electric vehicle chargers, parking space availability monitors, an online pre-reservation system, ceiling indicators. of open or occupied parking spaces and more. LAMP’s other components include more transportation options to LAX, relief from traffic jams inside and outside the airport, easier access to rental cars, and more convenient locations for pickup and drop-off. disembarking of passengers.

READ MORE: Dodgers’ Scherzer has scheduled NLCS Game 1 to start against the Braves

The state-of-the-art structure rises over four floors and includes approximately 4,300 new parking spaces – nearly 500 of which are electric vehicle recharges – covering more than 1.7 million square feet. This is the first major part of LAMP that has been completed and opened to the public. It is also the first structure to be completely modernized at LAX, above all in the modernization plan for each parking structure at the airport. The plan foresees that more than 1,600 stalls will be equipped with charging stations for electric vehicles over time.

As part of the Los Angeles World Airport (LAWA) sustainability plan, called “Boldly Moving to Zero”, LAX Economy Parking is a fully sustainable facility. Additional sustainability efforts include low-flow plumbing fixtures, energy-saving lighting controls, and drought-tolerant landscaping.

“As the third largest airport in the world, LAX is our gateway to the world – where dreams take flight and we welcome the future of our city with open arms,” said Garcetti. “LAX Economy Parking is a historic marker of progress amid a one-in-a-generation transformation at the airport – providing travelers with a state-of-the-art facility that will help reduce congestion, allow our airport to realize its full potential, and continue to create a smoother travel experience for millions of Angelenos and visitors. “

Along with Mayor Garcetti, many familiar figures attended the inauguration, including LA City Council members Mike Bonin (District 11) and Joe Buscaino (District 15). Bonin was happy with the progress, noting that this is just the beginning of what will happen to LAX:

READ MORE: McDonald’s to launch ‘McPlant’ meatless burger in South Bay on November 3

“Today, we begin a series of inaugurations that will transform LAX into the modern and sustainable transit hub that our city deserves. This step is possible because we have brought together airport neighbors and airport officials to modernize LAX, reduce its impacts on local communities and make it a first-class neighbor, opening the door to great improvements in transport, job creation and environmental benefits. I am delighted to see this promise fulfilled for my constituents, Angelenos and future visitors to our vibrant city.

Buscaino added that by proposing that one of the many benefits includes a reduction in costs in the overall travel experience: “With the new terrain, as well as the connection to the Metro rail system, the Automated People Mover and the Revamped FlyAway, residents of all income levels will have options to get to and from the airport, and no longer have to choose between convenience and affordability. “

The Automated People Mover, or APM, will connect passengers to the rail system on the second floor of the Economy Parking building. There will also be a shuttle, with a designated lane that departs from regular traffic and takes passengers to the central LAX terminal.

The facility was inaugurated on July 11, 2019 and during that time, more than 3,700 artisans participated in the construction, earning more than $ 54 million in wages over 848,501 hours.

Additional amenities include pet relief areas, vending machines, and views of airplanes flying directly over the open-air rooftop.

NO MORE NEWS: Anesthesiologist Dr Amir Friedman convicted of corruption

(© Copyright 2021 CBS Broadcasting Inc. All rights reserved. City News Service contributed to this report.)

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Bass, Berry & Sims move to Nashville shipyards | Business


NASHVILLE, Tennessee – (BUSINESS WIRE) – October 8, 2021–

Bass, Berry & Sims PLC announced today that it will be relocating its corporate headquarters to Nashville Yards, the 18-acre project in downtown Nashville from owner and developer Southwest Value Partners.

This press release features multimedia. See the full version here: https://www.businesswire.com/news/home/20211008005498/en/

Bass, Berry & Sims will occupy approximately 180,000 square feet in the top eight floors of the development’s first multi-tenant commercial office building, a 35-story tower anchored by Pinnacle Financial Partners. Southwest Value Partners opened the office tower in September. See the latest renderings of the first commercial office tower in Nashville Yards.

“We have been investing for 100 years in the growth and vitality of downtown Nashville,” said Todd Rolapp, Managing Partner of Bass, Berry & Sims. “We are delighted to continue this tradition by relocating to Nashville Yards, a premier location with a dynamic environment that allows us to meet the changing needs of our employees and customers. “

Nashville’s largest law firm, Bass, Berry & Sims is also recognized nationally for its work as a representative of major Fortune 500 companies as well as leading regional and local firms, including as as senior legal counsel for approximately 35 public companies.

“Bass, Berry & Sims is one of the preeminent law firms in the Southeast and nationally, and we couldn’t be more excited about their decision to move their headquarters to Nashville Yards,” said Cary Mack, Managing Partner of Southwest Value Partners. “In our interactions, Bass, Berry & Sims have focused on building their presence in an exceptional space and community for the benefit of their clients and associates. We have worked hard to elevate our design and work / life / pleasure blueprint to ensure we can exceed their expectations and help them achieve their strategic goals.

Bass, Berry & Sims were represented in the transaction by Bert Mathews and Shane Douglas of Colliers International. “Partnering with one of Nashville’s most iconic businesses to find their perfect new home has been an extraordinary honor. The Nashville Yards and the Southwest Value Partners team provided the ideal solution for Bass with shared values ​​for unmatched excellence in all things and a passion for the future of Nashville, ”said Janet Miller, Market Leader and CEO of Colliers International.

The multi-tenant office tower, which will serve as new headquarters of Pinnacle Financial Partners, will house 650,000 square feet of office space and an additional 28,000 square feet of retail space. The tower will be located at 201 Platform South, adjacent to the two Grand Hyatt Nashville and Amazon Nashville office towers in Nashville Yards, and will become Nashville’s tallest-floored office skyscraper.

The trapezoidal shape of the tower will help reduce energy consumption, improve the view for occupants and allow light to filter through all floors. The building’s amenities will include a dog-friendly campus and dedicated dog park, ample parking, valet and executive car services, as well as an upgraded HVAC system that will circulate 30% more outside air. ‘habit.

To learn more about Nashville Yards, visit www.nashvilleyards.com or follow @NashvilleYards on Twitter and Instagram.

About the Nashville shipyards

Nashville Yards is an 18 acre project located in the heart of downtown Nashville. When completed, the project will be a pedestrianized urban community offering high-end hospitality offerings, including the 591 rooms Grand Hyatt Nashville Luxury and the newly remodeled Union Station Nashville Yards; exceptional retail and restaurant options; a world class entertainment district and concert hall developed in partnership with AEG; and creative and Class A + office space anchored by Amazon Nashville and a new multi-tenant office tower that will include the future head office of Pinnacle Financial Partners. The development will benefit from open spaces and green space, including a 1.3 acre urban park that will span the west side of the project from Broadway to Church Street. To learn more about Nashville Yards, visit www.nashvilleyards.com or follow @NashvilleYards on Twitter and Instagram.

About Bass, Berry & Sims PLC

With nearly 300 attorneys representing numerous publicly traded companies and Fortune 500 companies, Bass, Berry & Sims has been involved in some of the nation’s largest and most important litigation, investigations and business transactions. For more information visit www.bassberry.com.

About Colliers International

Colliers (NASDAQ, TSX: CIGI) is a leading diversified professional services and investment management firm. With operations in 67 countries, our more than 15,000 enterprising professionals work together to provide expert advice to occupants, owners and real estate investors. For over 25 years, our experienced leadership with significant insider participation has generated annual compound returns of almost 20% for shareholders. With annualized revenues of $ 3.0 billion ($ 3.3 billion including affiliates) and $ 40 billion in assets under management, we are maximizing real estate potential and accelerating the success of our clients. and our employees. Learn more about colliers.company.com, Twitter @Colliers or LinkedIn.

About Colliers International Nashville, LLC

Colliers International Nashville, LLC is one of the leading commercial real estate services companies in the Nashville and Middle Tennessee area. With over 80 years of experience and 65 professionals, Colliers’ experts specialize in providing maximum service for a full range of products including landlord and tenant representation, investment sales, finance , real estate management and project management. The company currently leases and manages over 7 million square feet of retail space and has been ranked among the city’s top five commercial real estate companies for the past five years.

View source version on businesswire.com:https://www.businesswire.com/news/home/20211008005498/en/

CONTACT: MEDIA CONTACT Alexandra Sollberger (Southwest Value Partners / Nashville Yards)

[email protected] Roberts (Bass Berry & Sims)

[email protected]

KEYWORD: TENNESSEE UNITED STATES NORTH AMERICA CANADA

INDUSTRY KEYWORD: LEGAL COMMERCIAL BUILDING AND REAL ESTATE CONSTRUCTION AND REAL ESTATE URBAN DEVELOPMENT REIT PROFESSIONAL SERVICES CONSTRUCTION SYSTEMS ARCHITECTURE OTHER CONSTRUCTION AND REAL ESTATE

SOURCE: Nashville Yards

Copyright Business Wire 2021.

PUB: 08/10/2021 14:30 / DISC: 08/10/2021 14:32

http://www.businesswire.com/news/home/20211008005498/en

Copyright Business Wire 2021.



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The focus of the relocated Elk Grove library on Wednesday’s forum


Work in progress at Old Town Plaza on Railroad Street in historic downtown Elk Grove on Tuesday, June 8, 2021. The pavilion structure, now complete, will be the centerpiece of a community gathering space that will be enhanced by relocation of a new library two blocks away.

Work in progress at Old Town Plaza on Railroad Street in historic downtown Elk Grove on Tuesday, June 8, 2021. The pavilion structure, now complete, will be the centerpiece of a community gathering space that will be enhanced by relocation of a new library two blocks away.

[email protected]

Elk Grove’s plans for a new library on the outskirts of the city’s old town will be a visit to two community events Wednesday.

Residents can stop by an open house Wednesday at 2:30 p.m. at the Elk Grove Library, 8900 Elk Grove Blvd., Elk Grove-Florin Road; or 5 p.m. at the city booth during the Food Truck Mania event at Old Town Plaza, 9645 Railroad St., Elk Grove Boulevard, to learn more about the plans and influence the design of the project.

The new library branch is slated for the old Rite Aid location, 9260 Elk Grove Blvd., a few blocks east at Elk Grove and Waterman Road, replacing the two-story 13,875 square foot site in the cramped corner of Elk Boulevard Grove and Elk Grove-Florin Road.

The planned 17,340 square foot site at the former Rite Aid will be more than 3,500 square feet larger than the current library house and, with 95 parking spaces, will have double the number of spaces at the current site of the old Town.

Elk Grove and the Sacramento Public Library are designing the project.

Elk Grove bought the Rite Aid site earlier this year in a $ 3 million deal, one-third of its 2018 asking price of $ 9 million. A 2018 city study on needs Elk Grove’s long-term library and arts facility revealed that the Old Town and Franklin High School branches were undersized for the town’s population.

Stories Related to Sacramento Bee

Darrell Smith covers the courts and California news for The Sacramento Bee. He joined The Bee in 2006 and previously worked for newspapers in Palm Springs, Colorado Springs, Colorado and Marysville. Originally from the Sacramento Valley, Smith was born and raised at Beale Air Force Base near Marysville.



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$ 13.5 million apartment community in Sacramento, Calif. Sold by TMG


SACRAMENTO, Calif .– (COMMERCIAL THREAD) – The Mogharebi Group, (“TMG”) Finalized the sale of Continental Terrace in Sacramento, a Community of 141 units, located at 6921 Lewiston Way. The property sold with several offers for $ 13,500,000. The buyer was a private investment group in the Los Angeles area.

“Due to the competitive institutional inventory in the Sacramento market area and lower rents than the competition, Continental Terrace has been a quick sale,” says Robin Kane, Senior Vice President President of TMG. “It was our property 1031 exchange platform, from wealthy private buyers and exchanges, who eventually got a private investor who was in a 1031 exchange and bought the property as the top dollar, ” Mr. Kane concluded. “The property offered an opportunity to improve short-term returns by providing the buyer with maximum value.”

Built in 1973/1979, Continental Terrace Apartments is a two story, 141 unit apartment community located on Lewiston Way in Sacramento, California. The property comprises 7 residential buildings and 1 common area totaling 77,100 rentable square feet. The resort is located on a 5.14 acre site with 205 surface parking spaces. The apartments have spacious studios and one-bedroom floor plans. The property has a swimming pool, clubhouse, outdoor picnic area, controlled access community and laundry facilities.

About the Mogharebi Group (TMG): The Mogharebi Group is a brokerage firm specializing in the multi-family real estate industry across California. With unparalleled local knowledge, a vast global network of leading real estate investors, cutting-edge technology and direct access to capital, the Mogharebi Group is the best choice to meet the needs of leading private investors and investment funds.

For more information visit: Mogharebi.com


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The Suffolk Theater offers an extension of 28 apartments and five floors

The Suffolk Theater is proposing a 59-foot-tall addition to the rear of its building that will create approximately 2,970 square feet of retail space on the ground floor and 28 apartments on the second through the fifth floor.

A render of the expansion’s exterior shows large murals of music legends like Bob Dylan, Bob Marley, Michael Jackson, and Jimi Hendrix, among others.

Former Riverhead city councilor Vic Prusinowski, working as a consultant on the project, said 20 of the market-priced apartments will be studios and eight will be one-bedroom units.

The owner of the Suffolk Theater, Bob Castaldi, discussed the project during the city council working session last Thursday, with Mr Prusinowki and architect Ric Stott.

“Mixed use guarantees income for the future operation of the theater,” Mr. Prusinowski said. “The performing arts part of this business is a business of ups and downs, subject to weather conditions, pandemics and so on. We were closed during the pandemic and only reopened on August 27. “

Income from rentals will help secure a source of income, he said.

The proposed addition also includes an expanded backstage area for the theater, with a new “green room,” new changing rooms, restrooms, kitchenette, laundry room, showers and a new mechanical room, according to Greg Bergman, assistant to planning for Riverhead Town.

Mr Castaldi bought the theater from the city in 2006 and has always intended to expand it, he said. A number of high profile acts have happened there, including the Rascals, Arlo Guthrie, Judy Collins and Art Garfunkle, he said.

The proposal is located in the Downtown Riverhead Parking District, which means the theater pays a parking fee which, in return, allows it to use the city’s land for parking.

Mr Bergman said the parking lot shown in the sitemap appears to be based on the zoning of the parking lot behind the Suffolk Theater ahead of an $ 800,000 reconfiguration of that lot earlier this year.

He stated that the drawings submitted by the applicant seem to indicate that 28 parking spaces will be lost, while 14 will be gained, even though the drawings show only 12 spaces. He said it is not clear and needs to be clarified.

Mr Bergman said the city has never had a request that resulted in the loss of parking spaces.

City Councilor Tim Hubbard, the City Council’s liaison to the parking district, said the district had just bonded about $ 800,000 for various parking space projects at this location and others in the downtown. city. He asked if Mr. Castaldi would be ready to reimburse the district.

Mr Castaldi said these parking spaces were lost when he bought the property in 2006.

Mr. Hubbard said there will be fewer spaces once this expansion is complete.

“I don’t think that’s correct,” Mr. Castaldi said.

“If you do a tally of what’s there now and then again when your project is finished there will be less parking,” Hubbard said.

Mr. Prusinowski said they would look into this issue in more detail. But he said the theater pays the parking taxes and also posted the $ 800,000 bond.

Mr Prusinowski pointed out that the Suffolk Theater also pays property taxes, but noted that it plans to seek tax breaks from the Industrial Development Agency on sales tax for building materials for the addition.

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Lompoc Planning Commission Gives Green Light for Mustang Cannabis Plant | Local News


A proposed 68,100-square-foot facility for growing and processing cannabis passed through the Lompoc Planning Board on Wednesday evening, one of two similar projects the committee will be considering in a few weeks.

Mustang Lompoc Investors LLC’s one-story facility is proposed for 3 acres at 1501 North O St. plus 801 and 851 Cordoba Ave. in the city business park area. The three vacant lots are located along North O Street between Cordoba Avenue and Aviation Drive.

Commissioners voted 4-1 to approve several aspects of the project, including reviewing the architectural design / site development and a mixed negative statement for the Mustang cannabis facility, which will also distribute cannabis.

Commissioner Dan Badertscher voted alone against the project without explanation.

The site improvements would include an 8-foot-high fence and gates at the back of the building, which would be surrounded by other members of the business park as well as Walmart to the east of the site, the planner said. Greg Stones at the commission.

“We have done everything possible to comply with the current code. We are very comfortable with the terms of approval as well as the mitigation measures, ”said John Dewey, who is listed as CEO of Newport Beach-based real estate investment group Mustang Lompoc Partners LLC.

Click to see larger

Mustang Lompoc Investors LLC plans to build a 68,100 square foot facility for growing, processing and distributing cannabis in Lompoc. (Map of the city of Lompoc)

The architectural style of the Mustang facility will maintain the character of the neighborhood with a design similar to the nearby Sea Smoke, Dewey said. .

A greenhouse gas condition due to the project’s expected energy consumption – for lighting, freezing and cooling – will most likely lead to the installation of solar panels on the roof as a mitigation measure , said Dewey.

“We’re going to give Lompoc (Electrical Division) a very good customer,” said Dewey.

Sixty-one off-street parking spaces are available, exceeding the 59 spaces required by municipal regulations.

Mustang Lompoc Partners must still submit an application for a commercial cannabis use license for review and approval by the city before starting operations, city staff said. This application process through the City Clerk’s Office includes a comprehensive review of the applicant’s background, business proposal, and operational procedures.

An artist's concept shows the Mustang Lompoc Investors LLC cannabis installation project on North O Street.
Click to see larger

An artist’s concept shows the Mustang Lompoc Investors LLC cannabis installation project on North O Street. (courtesy of the city of Lompoc)

This was one of two similar facilities proposed for Lompoc, which has no limit on the number of cannabis businesses allowed in the community.

In October, planners will review Organic Liberty Lompoc LLC’s proposal for 1025 and 1035 Central Ave. to accommodate a center for cannabis cultivation, manufacturing, processing, testing and distribution on an undeveloped 3.8-acre site.

The building would be approximately 91,000 square feet and two stories, or 35 feet in height, with protection for mechanical equipment on the roof up to 44 feet in height.

The two companies would only sell cannabis products at state-licensed wholesale facilities and would not provide on-site retail, city staff said. They would also not be open to the public, with visitors only allowed when escorted and for specific business purposes.

“It’s good to see new businesses coming to town,” said planning director Brian Halvorson, “and it’s bigger companies that will provide a new base of jobs for Lompoc.”

– Noozhawk North County Editor-in-Chief Janene Scully can be reached at . (JavaScript must be enabled to display this email address). Follow Noozhawk on Twitter: @noozhawk, @NoozhawkNews and @NoozhawkBiz. Connect with Noozhawk on Facebook.



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A pandemic space race: self-storage roars back


Last fall, Blackstone acquired Simply Self Storage – with eight million square feet of rental space – for $ 1.2 billion, adding to the $ 300 million already invested in the industry. And in April, Public Storage completed its acquisition of ezStorage for $ 1.8 billion, adding 48 properties with 4.2 million net rentable square feet.

With investor interest and consumer demand high, Edison Properties, owner of Manhattan Mini Storage, is reportedly considering selling its division, which has 18 locations and 3.1 million square feet, for an estimated $ 3 billion. dollars, or nearly $ 1,000 per square. foot, Bloomberg News reported.

Edison declined to discuss the sale, but the price tag is not surprising, said Mr. Sakwa of Evercore, given the generally high cost of real estate in New York City.

Much of the growth is in general units, but storage for extras like RVs and boats, as well as cold storage, has also increased.

Despite peak demand and sparkling acquisition prices, “all is not rosy under the hood,” said Stephen Clark II of the Clark Investment Group in Wichita, Kan., Which specializes in self-storage among d ‘other categories of real estate. Rental statistics that show a high occupancy rate can be misleading, he said, as they include a number of long-term tenants whose rates are below the market.

And experts don’t know how postpandemic behavior will affect the industry. For example, what happens when storage tenants move out of their parents’ home or don’t need to use their second bedroom as a makeshift office?

But with house prices escalating nationwide, so-called starter homes have become more expensive and some new owners are opting for smaller spaces. That, Mr Morales said, could translate into a constant demand for storage.


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CCDC is considering three proposals for Block 68 near YMCA Boise


A story the members of BoiseDev got first.

A quiet part of downtown Boise may soon see large-scale, if not large-scale change. The Capital City Development Corp. is considering a trio of proposals for an area at 10th St. and State St. that could add between $ 89 million and $ 260 million in investment. One proposal could even demolish and replace the YMCA facility along State St.

The agency has asked for proposals to redevelop what it calls “Block 68” – two plots of land that the urban renewal agency owns across from the YMCA. The sites include above ground parking lots, the former Idaho Sporting Goods building and an office building.

The agency will go through a process to choose a winning proposal in the coming months.

“This is obviously very exciting, and we are waiting to see what proposals we have received,” said CCDC Board Chair Dana Zuckerman. “We have three proposals that will make a big difference in this part of the city. We have a lot of work ahead of us to see what’s best for the city.

Here is how the three proposals look, according to a presentation to the board of directors, and the project proposals submitted to the CCDC.

Edlen & Co. et al Green Street PEG development
Total investment $ 260 million * $ 89 million $ 125 million
Total housing units 626 * 239 345
120% of AMI units 130 107 130
80% AMI units 25 50 25
Car park 724 431 575
Contribution of the CCDC $ 20.5 million $ 20.9 million $ 14.6 million
Planned completion 2026 Sep 2024 October 2025
* Edlen & Co. numbers include all numbers offered, both on CCDC-owned plots and YMCA-owned plots.

Edlen & Co., deChase Miksis, Elton Companies, YMCA

Edlen, deChase & Elton offered to work with the YMCA to go beyond the boundaries of the two CCDC plots and redevelop additional YMCA-owned land for a large-scale proposal that would completely reorganize all or part of four city blocks. the region.

Records obtained last year by BoiseDev, whom YMCA officials met with urban renewal staff about a so-called “catalytic” project in the area, but details have remained scarce. In 2019, BoiseDev reported that the agency was working to expand its Westside urban renewal area to include the YMCA plots, but did not provide details on why it was hoping to expand the neighborhood. He later added land, including Boise High School and the YMCA site, to the district.

The proposal with the YMCA group would be one of the largest in terms of value in the history of downtown Boise. With more than $ 260 million in proposed upgrades, it would demolish and replace the aging YMCA facility on State St. The proposal aims to build 626 housing units, add 18,287 square feet of retail space, build more 700 parking spaces, 61 bicycle spaces and additional space for health / education, office and childcare.

“This proposal also brings together agency-owned and YMCA-owned assets to accomplish broader visionary results development,” said Brady Shin of CCDC.

The centerpiece of the project is a proposed 20-story tower at the corner of 10th Street and Jefferson Street, with a variety of uses, including residential housing, parking and mobility, and retail on the ground floor. -of the road. It would include 560 housing units, including 130 priced at 120% of square footage or median income level or less, 25 units at 80% of MAI or less, and 295 units at market rate.

Another 126 units would be displayed in other buildings of the project, for a total of 626.

The project as proposed would include:

  • 278 studios of at least 550 square feet.
  • 247 one-bedroom units of at least 650 square feet.
  • 101 two-bedroom units of at least 850 square feet.

In total, this project would add 727 new rooms to the area.

According to property records, the project would destroy the current YMCA building, which dates from 1972. The building has undergone a number of alterations and expansions over the years.

  • A residential and commercial building would be constructed in place of the main YMCA building.
  • The Y would cross State St. to the former Idaho Sporting Goods site.
  • Immediately behind is the 20-story residential tower.
  • A third residential and commercial building would appear along 11th Street on the former Nelsons school supplies site.
  • A “creative office space” building would replace a surface parking lot used by the YMCA.

“Our vision for the project is to provide various opportunities to new residents, retailers and the surrounding community,” the group wrote in a letter of proposal. “A pedestrian-focused ground floor will include a mix of uses that promote indoor and outdoor activities, the ability to walk, public safety, and a strong connection to transit for pedestrians and cyclists. Our proposed project prioritizes the activation of street facades with large storefront windows to improve density, enrich the pedestrian experience and contribute to a cohesive, livable and inclusive neighborhood for downtown Boise. The building designs will serve to increase the authentic fabric of the neighborhood by integrating avant-garde sustainable materials. “

Under this proposal, CCDC would contribute $ 20.5 million and value, including streetscapes, mobility hub and grounds.

The proposal aims to begin construction of the project in phases in 2023, with a multi-year schedule extending until 2026.

Green street real estate companies

Green Street of Clayton, MO, is also hoping to build a large-scale project on the CCDC plots. The concept of Green Street was strictly limited to the two land owned by the agency.

The company hopes to build what it calls an “L-shaped” building on the block. A large parking structure would go up along Jefferson St., with a 17-story residential tower at the corner of 10th and State.

If selected, the project would add 239 housing units, 10,800 square feet of retail space and build 431 parking spaces and “at least” 30 bicycle spaces.

The project requires an investment of $ 89 million. It would consist of 107 units at 120% or less of the MAI, 50 units at 80% or less of the MAI and 82 units at the market rate.

Green Street’s proposal would build:

  • 93 studio units of 580 square feet.
  • 99 one-bedroom units at 650 square feet.
  • 47 two-bedroom units at 1,015 square feet.

In total, Green Street hopes to build 286 housing beds at the sites.

Some units would include ‘expandable room accessories’, which rearrange floor space with movable units that move from a bedroom to a living room in the same area.

Although Green Street does not have the YMCA land under his control, he says he hopes to add more land to his proposal if chosen.

“Our experience in Saint-Louis and in other cities shows that Green Street is a developer of neighborhoods and not just one-off sites,” says the proposal. “We intend to pursue other development opportunities in the surrounding blocks of downtown Boise. The partnership with CCDC and the Town of Boise will allow us to offer attractive Class A residential units to a large number of residents at various income levels, as well as provide commercial space and cycling facilities to activate the surrounding streets.

The project is requesting funding and a value of $ 20.9 million from CCDC, including streetscapes, mobility hub and land value.

If selected, Green Street hopes to begin construction in early 2023, with the project ending by September 2024.

PEG development

PEG Development’s Provo, Utah, land at CCDC would also build a large-scale residential and mixed-use project, remaining within the boundaries of the two agency-owned sites.

PEG would construct two buildings on CCDC-owned sites, connected across the lane with an air bridge, reaching up to 17 floors. The project would include retail on the ground floor, an integrated parking garage and residential units soaring to the sky.

The PEG concept would add 345 housing units, 13,210 square feet of retail / restaurant, and build 575 parking spaces and over 30 bicycle spaces.

This proposal provides for a total of 345 apartment units, with 130 units at 120% or less AMI and 25 units at or less than 80% AMI. The remaining 190 units would be fixed at the market rate.

PEG’s proposal calls for:

  • 90 studio units of 560 square feet.
  • 160 one-bedroom units of 707 square feet.
  • 95 two-bedroom units at 965 square feet.

In total, the project would add 440 beds in downtown Boise.

The concept envisions two large “green walls” with plant material on a mesh backing facing the YMCA facilities along State St.

“PEG Companies (PEG) is pleased to announce its interest in teaming up with the Capital City Development Corporation on the Block 68 catalytic development project in downtown Boise, Idaho,” PEG wrote in a letter of application. “According to recently released 2020 US Census data, Idaho’s population has grown 17.3% in the past decade, the country’s second-largest, and its capital, Boise, has seen an increase of 14.6%. PEG hopes to meet the needs of the growing urban population while establishing a landmark that enhances the city’s skyline.

PEG’s proposal calls for $ 14.6 million in CCDC contributions, including for streetscapes, mobility hub and “reduced” property value.

He predicts that construction will begin in March 2023 and end in October 2025.

And after

The CCDC decided to form a group of three board members – Dana Zuckerman, Ryan Woodings and Latonia Haney Keith. The group will meet with developers, gather additional information, ask questions and provide information to CCDC staff. Agency staff will then grade and rank the proposals and submit them to the full board for a final vote.


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Avon Planning Commission approves revised parking plan for library expansion – Morning Journal

The Avon Planning Commission voted on September 15 to reduce the parking plan for the expansion of the Avon branch of the Lorain public library system.

Avon’s director of economic development Pam Fechter said the site was short of a few parking spaces and the city was working through a deal with surrounding businesses.

However, due to unforeseen circumstances, this could not be achieved, Fechter said.

According to the city code, she said the Avon branch, located at 37485 Harvest Drive, would normally require 156 spaces.

But due to the circumstances, the plaintiff requested a plan consisting of 101 parking spaces, Fechter said.

In conversations with the architect about the project, she shared the city’s feeling that the parking plan was sufficient and that any additional parking would have a detrimental effect on the historic French Creek neighborhood.

Jason Nolde of the GPD Group said in a review of Numbers and Other Northeast Ohio Libraries that the parking plan strikes a good balance for Avon’s needs.

“By our calculations, we have about 228 square feet per parking space, so we offer more than our neighbors do in terms of library parking,” Nolde said. “And so, we feel like… we’re in the French Creek district trying to maximize as much green space as we can, I think that’s a good balance for this particular project.”

The Avon branch launched a 16,000 square foot expansion on August 10 that will double the size of the structure.

The $ 9 million project is funded by a 20-year, $ 2 million tax that is expected to raise $ 1.9 million annually.

The expanded library will total 26,867 square feet, up from the current facility of approximately 10,000 square feet, which will allow the library to meet the needs of the Avon community, library officials said. .

The design plans have the library expanded with a reading garden, a driving window, and an aesthetic aimed at blending in with Avon’s historic French Creek neighborhood.

The interior of the building will have increased meeting room capacities, technology upgrades and a dedicated area for programming for children and youth.

The library is expected to be completed in the summer of 2022.

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Oasis Apartments in Anaheim sell for $ 146.5 million – Orange County Register


The Oasis Anaheim, a 312-unit apartment complex in Anaheim, was sold for $ 146.5 million to Los Angeles-based Gelt Inc., according to JLL.

A joint venture led by Redhill Realty Investors sold the property at 3530 E. La Palma Ave.

JLL’s Sean Deasy, Ryan Fitzpatrick and Chelsea Jervis represented both sides of the deal.

The two-building Anaheim Canyon mixed-use development complex was built in 2009 on 5.21 acres. Each of the buildings features a combination of lofts, townhouses, and one- and two-bedroom units averaging 937 square feet. Facilities include a swimming pool, fitness center and yoga studio, clubhouse, business center and barbecue grills.

“The seller has done a very good job renovating approximately 30% of the units in this Class A property, and Gelt plans to make significant upgrades similar to the remaining 217 units,” said Josh Satin, vice president of acquisitions at Gelt.

These upgrades, Satin said, include the addition of quartz countertops, stainless steel appliances, hardwood floors, a tiled kitchen backsplash, an undermount sink with necked faucets. swan, as well as modern cabinetry and hardware.

  • The Oasis Anaheim, a 312-unit apartment complex in Anaheim, was sold for $ 146.5 million to Los Angeles-based Gelt Inc., according to JLL. A joint venture led by Redhill Realty Investors sold the property at 3530 E. La Palma Ave. Facilities include a swimming pool, fitness center and yoga studio, clubhouse, business center and barbecue grills. (Courtesy of JLL)

  • The Oasis Anaheim, a 312-unit apartment complex in Anaheim, was sold for $ 146.5 million to Los Angeles-based Gelt Inc., according to JLL. A joint venture led by Redhill Realty Investors sold the property at 3530 E. La Palma Ave. Facilities include a swimming pool, fitness center and yoga studio, clubhouse, business center and barbecue grills. (Courtesy of JLL)

  • Orange County-based Dunbar Residential Investments bought Sunset Cliffs Apartments in San Diego County for $ 13.6 million, according to Cushman & Wakefield, who negotiated the sale. The 52-unit complex comprises 11 buildings with one-story cottages and two-story townhouse-style apartments. (Courtesy of Cushman & Wakefield)

  • Buchanan Street Partners, a Newport Beach-based real estate investment management firm, has acquired 4600 Ross, a 294-unit apartment complex in Dallas. The terms were not disclosed. Buchanan purchased the property from Cypress Real Estate Advisors. (Courtesy of Buchanan Street Partners)

  • Julie Tran, agent in Irvine’s office at Berkshire Hathaway HomeServices California Properties, has been elected president of the Orange County chapter of the Asian Real Estate Association of America. The group has chapters across America and helps real estate agents of Asian, American and Pacific Island heritage network and develop their skills. (Courtesy of Andrew Bramasco)

  • Doug Pearl has been appointed director of the mixed-use studio at AO, an architecture firm in Orange. (Courtesy of Light & Shine Photography)

New Brunswick company buys in San Diego

Orange County-based Dunbar Residential Investments bought Sunset Cliffs Apartments in San Diego County for $ 13.6 million, according to Cushman & Wakefield, who negotiated the sale.

The 52-unit complex comprises 11 buildings with one-story cottages and two-story townhouse-style apartments.

The seller was Appian Lane Associates.

Mark Bridge and Jon Mitchell of the Cushman & Wakefield Multifamily Advisory Group in Orange County represented the buyer and seller.

Buchanan buys in Texas

Buchanan Street Partners, a Newport Beach-based real estate investment management firm, has acquired 4600 Ross, a 294-unit apartment complex in Dallas.

The terms were not disclosed.

Buchanan purchased the property from Cypress Real Estate Advisors.

4600 Ross was completed in 2020 and has 51 studios, 166 one-bedroom units, and 72 two-bedroom units, with 5 three-bedroom townhouses. The property was 95% occupied at the time of the sale, Buchanan Street Partners said.

Facilities include air-conditioned hallways, high-end finishes, swimming pool, covered outdoor living space, parcel locker system, fitness center, yoga studio, sky lounge, animal spa and a dog park.

The acquisition is Buchanan’s third in the past 11 months in Texas.

The former home of Trinity Broadcasting Network has been sold to Orange County real estate development company Khoshbin Co. The company is owned by supercar collector Manny Khoshbin who plans to renovate the campus, adding an automobile museum , a restaurant and creative offices. (Courtesy of CBRE)

TBN campus sold for $ 22 million

The former Trinity Broadcasting Network campus in Costa Mesa has been sold again, this time to Khoshbin Co. for $ 22 million, according to CBRE.

Khoshbin Co. is owned by real estate developer and supercar collector Manuchehr “Manny” Khoshbin.

Plans for the campus remain somewhat fluid, Khosbhin told the Register by email on Friday. An early vision of adding an auto museum, restaurant, and creative office space could change if a tech company takes an interest in the space.

Khoshbin a 2.3 million subscribers on Instagram where he is often seen posting photos and videos on supercars. Car enthusiast sites rate his personal car collection worth at least $ 50 million.

The real estate developer and investor purchases a property that has long been known for its light Christmas decorations that lit up Highway 405 near South Coast Plaza.

The Christian TV Network bought the 6-acre facility in 1996 for $ 6 million and sold it in 2017 for an undisclosed sum to Greenlaw Partners. The property at 3150 Bear St. has since changed ownership, and the property records show that the seller was Alliance South Coast Properties LLC.

According to city and state documents, the LLC is owned by EFEKTA Orange Inc., a Delaware-based education provider. The company in 2019 requested an infrastructure change with the city to create an international language school of 627 students with three dormitories on the property.

TBN founder Paul Crouch – who said he heard God tell him to start a Christian TV channel almost 45 years ago – died in 2013. His wife and co-founder, Jan Crouch, died in May 2016.

The network continues to broadcast from a studio in Tustin.

Anthony DeLorenzo, Gary Stache, Doug Mack, Bryan Johnson and Justin Hill of CBRE represented the seller. Khoshbin Co. represented itself.

People in real estate

Doug Pearl has been appointed director of the mixed-use studio at AO, an architecture firm in Orange. He comes to AO with over 23 years of architectural and commercial real estate development experience. Its objectives will include the growth of the business sectors in the repositioning of retail and industrial mixed uses.

Julie Tran, agent in Irvine’s office at Berkshire Hathaway HomeServices California Properties, has been elected president of the Orange County chapter of the Asian Real Estate Association of America. The group has chapters across America and helps real estate agents of Asian, American and Pacific Island heritage network and develop their skills.

Tangram Interiors’ Newport Beach office donated classroom desks, workstations and work chairs to the Orange County Rescue Mission in Tustin. The products were delivered and installed by Tangram and supplied the OCRM headquarters and student classrooms. (Courtesy of Tangram Interiors)

Good work

Tangram Interiors’ Newport Beach office donated classroom desks, workstations and work chairs to the Orange County Rescue Mission in Tustin.

The products were delivered and installed by Tangram and supplied the OCRM headquarters and student classrooms. The donation included 61 desks for students. Classrooms were renovated during the 2020 pandemic so that the 61 resident students can continue to learn remotely.

Workstations and work chairs have been set up for adults currently working for OCRM at the head offices of various departments.

Real estate transactions, leases and new projects, industry hires, new businesses and upcoming events are compiled from press releases from editor Karen Levin. Email items and high-resolution photos to Business Editor Samantha Gowen at [email protected] Please allow at least a week for publication. All elements are subject to change for clarity and length.



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Webber to leave the University of Washington at the end of the year | Source


Webber

Henry S. Webber, executive vice chancellor for civic affairs and strategic planning at Washington University in St. Louis, will leave the university at the end of 2021, according to Chancellor Andrew D. Martin. Webber will end his administrative position on October 31 and will continue to teach at the university until December 31.

“Hank Webber is an insightful, dedicated and energetic leader who has brought a wealth of experience and expertise – as a practitioner and educator – to his work at the University of Washington and in the greater St. Louis area.” , said Martin. “He has been a driving force behind a number of high impact projects on our campus and in our community, perhaps most notably the transformation of the east end of our Danforth campus, our sustainability efforts and reduction of energy consumption on our campuses, and its work to make the Cortex Innovation District an international reputation.

“I am grateful to Hank for his many contributions, which will have a lasting impact on our institution. He has been instrumental in establishing a solid foundation for our commitment to be “in Saint-Louis and for Saint-Louis”, and we are better as an institution because of the time he has spent here. . I wish him all the best as he embarks on his next chapter.

Webber has been in his current role since September 2020, with primary responsibility for St. Louis community and university planning initiatives and university units, including the office of the university architect and town planner; the Academy for Diversity, Equity and Inclusion; Edison Theater; the Institute for School Partnership; the university ombudsman; real estate operations and development; capital projects; durability; and the University of Washington Police Department. He was previously executive vice-chancellor and administrative director of the university, a position he had held since 2008.

Webber was a driving force behind the East End Transformation Project, which was dedicated in 2019 and reinvented 18 acres of the Danforth campus, adding five new buildings, expanding the Mildred Lane Kemper Art Museum world-class university, moving hundreds of underground parking spaces. , and the creation of the new Ann and Andrew Tisch Park, a large green space that provides pedestrian and cycling access in and through the Danforth campus. The project was recognized with the St. Louis Business Journal’s “Building St. Louis” award earlier this year and made the cover of Architect magazine in February 2020, among other accolades. He has also led the $ 1.5 billion development of other university facilities including Knight-Bauer Hall, the University of Washington Lofts on Delmar Loop, Hillman Hall and a comprehensive renovation of college graduate housing.

Under Webber’s leadership, the university’s campuses have become greener and more energy efficient, reducing greenhouse gas emissions to pre-1990 levels, despite doubling the size of the physical campus since that time. . During his tenure, five buildings on the Danforth campus – including four at the east end – achieved LEED Platinum status, and the university strengthened its commitment to solar power, installing new panels at a time on campus and throughout the community by sponsoring programs such as Grow the Solar STL.

Webber has been Chairman of the Cortex Innovation District Board of Directors since 2017 after six years as Vice Chairman. During his leadership tenure, Cortex became a national model in creating an urban innovation community with over $ 2 billion in investments, 430 businesses, 2 million square feet of development and 6,200 jobs. fulltime. A recent report co-authored by urban expert Bruce Katz described Cortex as a national model for an inclusive innovation district led by anchors.

“It has been one of the greatest pleasures of my life and career to contribute to the University of Washington and the St. Louis area. I am extremely proud of what we have accomplished together, ”said Webber. “We are at a time when planning for our St. Louis initiative is nearing completion and we are ready to advance our strategic efforts and partnerships in the region in exciting ways. It’s time to turn the leadership over to someone who will approach this opportunity with a new perspective for the work that lies ahead. I plan to take the time to consult on community development issues and get back to work on a deferred book project on the challenges of older industrial cities.

Webber, who is also a professor of practice at Brown School and the Sam Fox School of Design & Visual Arts, is a nationally recognized expert in community engagement and development. As a faculty member, he has taught courses on subjects such as urban development, health policy, strategic management and social protection policy. His research has focused on community development, mixed-income housing, racial and income segregation, and the role of anchor institutions in urban communities.

He has served on several non-profit boards in the St. Louis area, including serving as Chairman of the Board of Cortex. He is also chairman of the board of directors of the Washington University Medical Center Redevelopment Corp. and Investir STL, the regional community development initiative in St. Louis. He sits on the boards of Forest Park Forever, Provident, RISE, the St. Louis Shakespeare Festival, and the Jewish Federation of St. Louis. He previously served on the board of directors of Shorebank, the largest community development bank in the United States.

“Hank Webber made many outstanding contributions during his time at the University of Washington,” said Chancellor Emeritus Mark S. Wrighton, with whom Webber worked closely during 11 years of his tenure. “He is a dynamic and effective leader with a great passion for his work and the causes he defends, and, above all, for the people who serve alongside him, both at the university and in the community in general.

“Hank has made significant contributions to educational programs, facilities, administrative activities, and our community, including his work with Cortex. He left an indelible mark on the university and the region, and he should be proud of his many accomplishments during his time here. It has been a privilege to work with him. I have no doubt that he will find new and meaningful ways to put his talents to good use in his future endeavors. I wish him the best of luck in everything he does.

Prior to his appointment to the University of Washington, Webber spent 21 years at the University of Chicago, most notably as vice president of community and government affairs. Under his leadership, the University of Chicago’s Community Affairs program was recognized in a national study as one of the twelve strongest programs in the United States. A graduate of Brown University, he earned a master’s degree in public policy from the John F. Kennedy School of Government at Harvard University.

“We are grateful to Hank for his years of service to the university, and we have also focused on the future, including, importantly, our continued commitment to the St. Louis area,” added Martin. . “We will carefully consider how best to go about defining and fulfilling a leadership role focused on these efforts. Our role in St. Louis remains one of our highest priorities, and we will not lose our momentum. I look forward to working with our regional partners to determine our best way forward and to implement the elements of our St. Louis initiative in the months and years to come.


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Two-tower development on former YMCA Ann Arbor property awaits city approval

ANN ARBOR, MI – After several months of planning, the Ann Arbor Housing Commission has submitted a formal plan to the city to breathe new life into a downtown parking lot.

Where the city’s attempts to facilitate private redevelopment have failed in recent years on the former YMCA property at 350 S. Fifth Ave., the Housing Commission now has a plan for two 14- and 20-story towers. .

This includes 370 housing units, of which around 145 are dedicated to affordable housing for people earning up to 60% of the region’s median income, and the market rate for others.

Together with design consultant SmithGroup, the commission has officially submitted a Conceptual Planned Unit Development (PUD) area plan to the city in recent days. The project has been reviewed by the city’s Design Review Board and must now go through the Planning Commission and City Council for approval, and it appears to have strong support within the council.

“We have wanted to have affordable housing on this site for years and this is the way to do it,” said Mayor Christopher Taylor. “I am really excited that we are moving forward. People who work downtown should be able to live downtown, and we need to expand the choice of housing in the city, we need to increase the number of affordable units.

The tallest tower would rise to almost 250 feet, making it one of the tallest buildings in the city.

The Housing Commission is expected to team up with a private developer who has yet to be chosen to make the project a reality, while also tapping into the city’s new funding for affordable housing.

Plans call for 113 bicycle parking spaces and no on-site car parking, but up to 90 off-site car parking spaces could be rented in nearby public parking lots.

The site measures nearly 35,000 square feet, or 0.8 acres, and the proposed development amounts to over 283,000 square feet of construction.

The PUD zoning will allow for the development of affordable housing, while enhancing the operations of the adjacent Blake Transit Center with a new mid-term bus lane, according to plans.

The project includes two towers in two phases with about 40% of the units dedicated to affordable housing.

The first phase will provide 90 rental apartments in the 14-story tower, all affordable, and the second phase will provide 280 housing units in the 20-story mixed-income tower, of which approximately 55 are affordable. The ground floor accommodates expanded bus operations, a service lane and ground level activation possibilities, according to plans.

The project is expected to be developed in coordination with the Downtown Development Authority and improvements along the streets and sidewalks surrounding the lot on Fourth Avenue, Fifth Avenue and William Street. The plans include improving the William Street sidewalk and improving the tree canopy.

“The PUD zoning allows the activation of William Street with a ground floor accessible to the public, welcoming and meeting the needs of downtown residents, public transport users and visitors”, indicate the plans, adding that the first floor may include commercial or community spaces with outdoor seating.

There could be 5,685 square feet of retail space and 7,348 square feet of office space, according to a note attached to the plans.

The Ann Arbor Area Transportation Authority currently has 15 off-street and on-street bus loading areas. With development, four of those currently located along Fourth and Fifth Avenues are expected to be moved to new bays along the proposed mid-block bus lane.

This will create a “double-sided Blake transit hub” and the space will serve as a public plaza, including lighting, seating and other elements to enrich the experience of tenants and transit riders. , according to plans.

“The new William Street cycle lane provides convenience to the building, creating an unprecedented development opportunity focused on transit, but it also has a significant impact on the ability to service the building,” the plans state. “Due to the cycle path, the site requires access to fourth and fifth avenues for loading, delivery, service and garbage. “

To help achieve the city’s sustainability goals, the Housing Commission is proposing, at a minimum, full electrification of the building without any gas appliances. Rooftop solar panels and geothermal heating and cooling are among other measures the city may eventually decide to fund.

The site housed the YMCA of Ann Arbor from 1960 to 2005, when it moved to Washington Street. The old YMCA building was demolished in 2008, including 100

affordable housing associated with the old building.

The city has attempted to facilitate the private redevelopment of the site on several occasions over the years, but these attempts have failed.

“The site is ideal for new affordable housing to close the large affordable housing gap by restoring units that were previously provided on site,” the plans say.

MORE NEWS FROM ANN ARBOR:

New condo development proposed in downtown Ann Arbor

Ann Arbor seeks tenants commission as landlords sue tenant rights

Ann Arbor wants to lead by example while promoting sustainable plant-based diets

Ann Arbor plans to spend more than $ 100 million to ensure reliable and continuous drinking water

Ann Arbor Synagogue Protests Equate Free Speech, US Court of Appeals Judge

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Developers Propose $ 120 Million Alternative Vision for Block 800 in St. Pete • St Pete Catalyst


Texas-based Trammell Crow Residential, one of the largest multi-family developers in the United States, is proposing to transform the city-owned 800 Block into a $ 120 million apartment complex.

The group submitted a proposal to the city of St. Petersburg as the city had to open the solicitation process for the property following an unsolicited offer from the Moffitt Cancer Center, as first reported by the Saint Pierre Catalyst. The group’s proposal is one of five new proposals submitted to the city vying for the site.

“We have been researching sites in St. Pete for the past two months. This is a complete block of land and when the advice was issued it sparked and sped up our process, ”said Seven Epps, vice president of development for the South East division.

“The big component of the project is the high percentage of housing for the workforce. Usually you would only see 10% of the workforce housing units in projects and that’s 30%, ”he said.

The development would have 120 workforce housing apartments. Apartments for those earning the median income in the area would represent 30% of units, and the remaining 70% would be 280 apartment units at market rate.

The presentation shows five floors of residential units ranging from studios (approximately 600 square feet) to one and two bedroom units, ranging from 750 square feet to 1,100 square feet.

Epps described the apartments as having a “sleek modern style” with quartz countertops in the kitchens, modern appliances, and vinyl floors. The complex would also provide residents with amenities such as a resort-style swimming pool, a pet spa, a “hammock garden” and electric car charging stations.

Unit prices were not included due to fluctuating market rates, Epps said.

The development would also include 11,000 square feet of retail space on the ground floor and a public / private parking garage.

The site map. The photo is provided by Trammell.

Although a parking garage is not required, TCR wants a parking element to complete the project.

TCR would use 2.51 acres of the site for development, which it said would allow the city of St. Petersburg to keep 2nd Ave. S. open to further development opportunities and to maintain the city’s network system.

“It will also be beneficial as Tropicana’s redevelopment plans progress, allowing future access directly to development,” the group wrote in its proposal.

This development would be the group’s first project in St. Pete. Epps said the goal is to shut down the site within the next 10 to 12 months with completion in mid-2023.

TCR is active in the Central Florida and Tampa market. Its properties include the Alexan Grove Apartments in Tampa and Alexan Winter Park, Alexan Crossroads and others in the Orlando area.

TCR works with the civil engineering firm Kimley-Horn from its office in St. Pete.

The group has several offices, with the Atlanta office looking after properties in Florida; however, the group may open an office in St. Pete to establish its roots.

Epps said the group is planning further developments in the Tampa Bay area.

In the unsolicited offer that Moffitt made

The Moffitt Cancer Center and a lead developer are interested in purchasing the site to create a cancer care facility, residential tower and a potential future building for St. Pete-based UPC, known as United Insurance Holdings Corp. (NASDAQ: UIHC).

The site map of the development group. Documents from the town of St. Pete.

The city received the group’s unsolicited $ 5 million offer several weeks ago and had to open the door to other prospects interested in the site.

The breakdown of the entire project:

  • 75,000-square-foot, three-storey outpatient cancer medical building
  • A 30-storey, 350-unit residential tower that will include a housing component for the workforce and at least 10% retail businesses on the ground floor
  • A parking garage with public access with a planned minimum of 500 parking spaces
  • A potential hotel development of 14 floors

A significant factor in the unsolicited proposal is Moffitt’s penetration into the downtown St. Pete market. This would allow residents of St. Pete to have a direct connection to Moffitt’s providers and services – an asset that is not otherwise available at the city’s current ambulatory care facilities, according to the offer letter.

Thursday in the Catalyst: for information on the other four proposals that have been submitted to the city. The city is seeing them again.


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Developments in development: affordable housing on the 24th, from pizza to housing, and protection of housing services

Affordable accommodation in the Casa!

As DJ Khaled would say: “Another one! The Casa de la Misión at 3001 24th St. is full, making it the fourth affordable housing development in the neighborhood to debut in the past year and a half.

More than 40 seniors recently released from homelessness live there. In addition to their unit, residents can access a community hall, rooftop patio, yard, classes and educational programs, and comprehensive mental health and addiction services.

It’s a far cry from a Taco Bell, which was the old iteration of the building until the nonprofit Mission Neighborhood Centers moved in and bought the place in 1994. I’m sure Taco Bell won’t care, given that its past ads have encouraged older people to live their best lives.

At the Casa de la Misión, residents pay 30% of their income in rent. According to internal videos, each unit is equipped with cooking utensils and a microwave, to the delight of tenants.

“Everything I told them I needed was here,” said Jannette, one of the first residents, who said the equipment stabilized her mental health. “You wouldn’t be able to believe it’s the same person. I’ve never had a place to cook before.

An online celebratory ceremony began on Wednesday and brought together Mission Neighborhood Centers CEO Richard Ybarra, the Mayor of London Breed, Supervisor Hillary Ronen and representatives of developer Mercy Housing and its partner Silicon Valley Bank.

The only item left on the to-do list is subletting the empty commercial space next door – and initial plans show the San Francisco Bike Coalition will take the wheel.

A piece of cake

Mom Mia! This old pizzeria could become four houses!

The building at 3515 Mission St. near Cortland Avenue, which previously housed Cecilia’s Pizza & Restaurant and La Carne Asada Restaurant, could be demolished, according to planning documents. A new building will be erected and will offer four residential units and retail businesses. This plan, like the reviews on Cecilia’s Yelp page, can be divisive.

A few neighbors asked questions, according to Man Yip Li, the architect. It’s early and the plans are unfinished, but Li accepts the questions. Requests for a discretionary hearing must be made before October 6, 2021.

The proposed building would be 24 feet taller than the current one, or 40 feet tall. Li planned a three-bed / three-bathroom unit on the third and fourth floors, as well as of them two beds / two baths on the second floor. (Say this three times faster.) The main floor aims to be 900 square feet of retail space.

Accommodation arrangements in relation to ADUs

I can’t touch this. Yes, MC Hammer, but also some housing services, said the Planning Commission.

On Thursday, the town planning commission unanimously approved an ordinance to protect housing services like laundry rooms or parking lots from demolition or downsizing.

The legislation came from District 8 Supe Rafael Mandelman, who said landlords in his district planned to remove pre-existing amenities to pave the way for the construction of accessory housing units (ADUs). For example, an owner of a 30-unit rental-controlled building in Dolores Heights plans to demolish a garage and replace it with four ADUs.

“At 80 years old and currently with reduced mobility, it will be very difficult for me to remain proudly independent” without his garage parking, said tenant Richard McGarry, whose building at 555 Buena Vista Ave. West faces a similar situation.

Already, it is illegal to remove a housing service without “just cause”, but ADUs are not explicitly mentioned in this protection. Enter the ordinance – with minor adjustments.

On Thursday, Mandelman’s legislative assistant Jacob Bintliff presented an updated version, which ensures that candidates who want to break up a housing service must first notify tenants and the rent board. Tenants can make representations to the Rent Commission on how the loss of a service will affect them.

The town planning department tried to creak with two amendments, one arguing in particular that parking spaces should be exempt from protections. The department felt that the city should prioritize housing and not cars. “Often a garage space or parking space is the most suitable area to expand living space, whether or not for an ADU,” said planner Veronica Flores.

However, the Commissioners rejected this amendment and the other. They decided that parking was a critical factor for many who choose a home and was already part of tenants’ rights.

Then the legislation is sent to the Land Use and Transport Committee in October.

Housekeeping: what you missed and what I’m reading

From us, to you, with love:

On the bridge is Joe Eskenazi, who is investigating whether the influence of a former mayor is enough to give the green light to the controversial (and arguably illegal) construction of a resident. After all, “it never falls on Willie Brown.”

“Rubbish, rubbish, rubbish, not for you!” goes a well worn line of Notebook. Except in San Francisco, it is for you – to pick up it is, according to Eleni Balakrishnan. Also, what do we spend on trash and why? Lydia Chavez reveals.

What I’m reading:

What is gentrification? This is not the problem you might think. Vox political journalist Jerusalem Demsas convincingly addresses the elusiveness of ‘gentrification’ and how it can distract from segregation, which she sees as the most fatal problem facing the country. housing equity.

“House hunting: is this price fair?” By Candace Jackson for the New York Times enlightened me on the prevalence of “underpricing” in the Bay Area, a tactic that forces buyers to guess what the actual home is worth. “You can never price a house too low, or that’s sort of the theory,” one real estate agent said.

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County seeks public opinion on plans for vacant Wendy’s land

Arlington County invites the public to comment on the planned development of the vacant Wendy’s land at 2025 Clarendon Blvd.

Greystar Real Estate Partners proposes to transform the 0.57 acre lot about one block from the Courthouse metro station into a 16 story apartment building, with up to 231 residential units and 4,000 square feet of retail Retail.

Until Thursday, September 16, residents can comment on the land use – whether the building is to be used for apartments or offices – as well as the size of the building, architecture, transportation and open spaces.

Initially, the project was to be an office building, proposed by the former developer, Carr Properties. After receiving the go-ahead from the county council in 2015, the fast food restaurant was demolished in 2016, but the office building never materialized. Instead, the vacant lot was used as a staging area for 2000 Clarendon, a condo project across the street.

A representative for Greystar said in a presentation that Carr could not find a tenant for the office building. The new developer therefore turned to apartments instead.

“While a conversion from an office to residential use will always require some modifications to a building, we took a fresh look at the previously approved project, while modifying it to fit a residential floor plan and by adding a modest extra height, ”the representative mentioned.

For the new project, the county and Greystar are interested in commenting on the architecture.

Greystar and architect Cooper Carry liken the building to a ship, county planner Adam Watson said. At the “bow”, pointing west towards N. Courthouse Road, an “angular glass vessel” perched on marble-clad columns will rise above the square, while the facades along Clarendon and Wilson Blvd will be red brick, he said.

“We are really looking forward to hearing your thoughts and comments on what you would like to see in terms of signature gateway architecture on the site,” he said.

A 1,497 square foot public pedestrian plaza will be located under the columns at the intersection of Courthouse Road, Wilson Blvd and Clarendon Blvd. Greystar is looking to fill the retail space with a restaurant that can use the place for alfresco dining, according to a spokesperson.

In the basement, the new project includes a parking ratio of 0.32 spaces per unit, for a total of 74 spaces for residents, but no commercial parking, according to a staff presentation. There will be 252 secure bicycle parking spaces and eight visitor spaces.

At 16 stories and 165.5 feet tall, the project is much higher than the recommended maximum of 10 stories in the Rosslyn Urban Design Study in Courthouse. But Greystar has a plan to secure the desired height and density.

The project involves a 104,789 square foot transfer of development rights to Wakefield Manor, a small garden apartment complex located less than half a mile from the proposed development. Housing on N. Courthouse Road – featuring elements of art deco and modern design – has a historic easement, depending on the county.

Once the comment period is over, the county plans to hold virtual sitemap review committee meetings in October and November. Dates for committee meetings and final county council approval have yet to be determined.

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The app seeks to bring cohabitation housing to Pemberton

A development permit application from Pemberton City Hall aims to add a new collective housing project to the village’s affordable housing stock.

The project, if approved, will be located at 7340 Crabapple Court and will include 64 micro-suites of approximately 300 square feet with kitchenettes, dormitories and bathrooms. The building will also include a shared kitchen, dining room, living room and laundry room.

“We create collaborative living spaces that enable more meaningful, nested and connected lives. We apply a person-centered design to bring home and community closer, ”said Jake McEwan, Founder and CEO of Requestor LiveShare, in a presentation at the Committee of the Whole meeting on August 31.

“It’s a new take on an old idea dreamed up by the millennial generation that values ​​things like openness, collaboration, social media and the sharing economy. Apartments are not so much designed to be lived in as to be lived in and focus on common amenities rather than private space.

The main issue currently facing developers revolves around the need for a parking by-law waiver to move forward with the project.

Currently, under the Village of Pemberton Zoning By-law, the project must provide one parking space per unit. On top of that, a commitment to the subject land that remains from a previous project requires it to provide 14 additional stalls to the neighboring Gateway building.

According to consultant Cameron Chalmers, when the first phase of the two-phase Gateway development project ran out of parking, an agreement was issued requiring the construction of the second phase to provide additional parking spaces for use. of the Gateway building.

“This is one of those scenarios where to fill a gap in Phase 1 of our project, Phase 2 has been loaded with the burden,” Chalmers said. “Now that we are looking at a different request, the applicants, in this case, have chosen to fulfill the contractual obligation and are offering 14 surface parking spaces, which would be available for commercial operations in the front door. “

With its application, LiveShare proposes to honor the 14 stands required by the convention, while providing 25 additional parking spaces for its own project.

With this potential affordable housing, which is currently estimated to cost around $ 900 per month, McEwan is targeting a younger population who he says “generally do not own a car.”

In addition to relying on finding tenants without cars, it offers several other solutions to potential parking issues, including a 30-passenger LiveShare van that will provide daily shuttle services to Whistler and weekend services to Vancouver and Squamish. , a self-service bicycle. program with 10 bikes for use by residents; and a community rideshare program with two AWD cars that can be reserved for use through a mobile app or on the LiveShare website.

While all council members were interested in the idea of ​​this affordable cohabitation project, varying the parking lot from 64 to just 25 spaces was a major concern for everyone involved.

“I like the concept. I think there is an opportunity that it might work. I think the location is difficult when it comes to parking, ”said Councilor Ted Craddock. “My concern would be how many people would park in the streets of the Glen at night, during the day, and if we have parking at the community center. I just think I really have a little problem with this. I think all the ideas they put forward are great. I just don’t know how you tell 64 people that only 25 people can have a vehicle and it blocks me. “

However, Mayor Mike Richman, while agreeing with Craddock’s concerns, said he believes that if you want to make the transition to a more walkable community, you need housing options that support this way of life.

“We’re still car dependent and everyone recognizes that we live in Pemberton and it’s hard to get around, but I think if we don’t build equipment and assets that don’t include cars, we will continue to encourage people not to look for other ways. to get around, ”Richman said. “So in the same way that we want to build a pedestrian community that encourages people to go to cities, to walk to cities, we have to build things with that in mind.”

A second concern raised by the Council. Amica Antonelli wondered if the solutions to the parking problems proposed by McEwan were feasible based on the fact that similar programs failed in Whistler.

“Whistler has a lot of examples of homes that have promised shuttles or carpooling, and it didn’t come up because it wasn’t economically feasible, and then, of course, the municipality can’t really try to enforce something that is ‘doesn’t work economically,’ she said. “So I would be very careful to promise these amenities instead of parking, because we have many examples where it has not worked.”

Ultimately, as long as it is aware and aware of the concerns raised in Committee of the Whole, LiveShare was allowed to move forward with the application process.

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$ 4 million land deal marks start of Sauer industrial center


A conceptual rendering of one of the industrial buildings planned for the first phase of the Sauer Industrial Center. (BizSense File Images)

A massive new industrial park near Richmond International Airport is one more step towards a seven-figure land deal.

Becknell Industrial has paid $ 4.26 million for 83 acres which make up the bulk of the planned first phase of the Sauer Industrial Center, a 450-acre site just south of the RIC that local developer Sauer Properties plans to eventually fill with. 3.3 million square feet of class A industrial buildings. Space.

Sauer Properties was the seller of the larger of the two parcels involved in the transaction: a 75-acre parcel that was sold on July 22. Although part of the same transaction, an adjacent 3-acre parcel owned by Gerald and Patricia Merridew was recorded as having sold August 2, according to Henrico County property records. The two plots occupy the northeast corner of the Airport Drive-Pocahontas Parkway interchange.

While these parcels are about 5 acres less than the total amount of land Becknell purchased, Ashley Peace, president of Sauer Properties, attributed the difference to the tax-free right of way that was ceded as part of the OK.

The online property records did not include recent appraisal data for the 75-acre parcel.

A map of the Sauer industrial center site, oriented with the right side to the north.

Becknell’s purchase does not include three additional plots that make up the remainder of the Phase 1 site. Peace said Sauer Properties, which still owns those plots, will develop them itself.

The purchase paves the way for Becknell to begin construction of two warehouses totaling approximately 726,000 square feet, according to the company. The Indiana-based developer has already filed plans with Henryrico that called for a larger footprint, with around 100,000 square feet more.

The largest building will now total nearly 446,700 square feet and will be a transshipment facility. The other building, a rear-loading configuration, will total approximately 279,300 square feet.

Becknell is targeting completion of the two buildings in May 2022. He is working with investment manager Ares Management on the project, which will include on-site car and trailer parking and construction features such as sprinkler systems. rapid response to early suppression and LED lighting with motion detectors. .

Peace said Becknell rented one of the buildings and sent it back to Becknell for user confirmation. A call to a spokeswoman for Becknell was not returned on Friday.

Elevation renderings of the proposed first phase of buildings.

The buildings are kicking off what is slated to be a multi-phased development, with Sauer Properties developing two subsequent phases that would fill the Sauer-controlled land on the west side of Airport Drive to Laburnum Avenue.

Peace said the company is finalizing a conceptual layout for the rest of the industrial center site. She said efforts to market these facilities to potential users could begin in a few weeks.

A regular in the area, Becknell developed the nearby airport distribution center just west of the Sauer industrial center site. Earlier this year, she sold four properties there, along with another at 8750 Park Central Drive, in northern Henrico, to New York-based Raith Capital Partners for $ 65 million.

Becknell has also signed on to develop a 1.1 million square foot distribution center for Lowe’s Home Improvement in Hanover County.


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The city center sees development migrate to its east; the Catalyst Campus plans major expansion | New


Started barely six years ago, the Catalyst Campus for Technology and Innovation is jam-packed, triggering an ambitious expansion plan that will cost $ 68 million for infrastructure and redesign of part of the downtown area.

While the American Olympic and Paralympic Museum and Weidner Field sprang up in the southwestern part of downtown, and bars and restaurants lined Tejon Street with apartments popping up all over the heart of the city , not much happened on the east side of the heart.

But this sector could soon take off with hundreds of apartments under construction or in the pipeline, a parking lot under construction and plans taking shape for vacant housing. Gazette building and the former Saint-François hospital.

Now, a proposal from the Catalyst Campus, located in the historic Atchison, Topeka and Santa Fe rail depot and related buildings, will further strengthen the east and southeast sides of downtown, said its founder Kevin O’Neil.

Owner of The O’Neil Group Co., O’Neil is an entrepreneur with interests in residential and commercial real estate development and aerospace and cyberspace technology. He also says he is trying to integrate a community development component into his projects, and the Campus Catalyst expansion will do just that.

“We are a community builder instead of a developer,” O’Neil tells the India. “We are trying to improve and clean up the neighborhood. We see a lot of transient behavior there.

The city council was to be informed on August 23, the day the India went to press, but City Council Chairman Tom Strand is excited about the project, and Councilor Bill Murray says via email: “This proposal could help the city expand its technological footprint, which is still weak by compared to most cities.

Catalyst Campus features program areas, executive offices, research and development facilities and meeting spaces. These include the Catalyst Space Accelerator, sponsored by the Air Force Research Laboratory’s Directorate of Space Vehicles, which promotes commercially augmented technological progress. It has hosted nearly 50 companies around the world and secured more than $ 48 million in follow-up funding from government and private investors. Another is Space CAMP, a software factory focused on the development and deployment of Space Force mission applications for the fighter.

Nestled at the confluence of Pikes Peak and Colorado Avenues on the east side of downtown, the campus has gradually overtaken its facilities, leading O’Neil to propose the creation of two metropolitan districts and a business improvement district. totaling 15 acres.

If approved, the Catalyst BID would be one of the city’s 16 business improvement districts; two more are awaiting approval, according to city records. The city has about 46 metropolitan districts and approvals for 16 more are pending.

Catalyst Districts would tax up to 50 vintages on property tax bills to fund expansion and 10 mills for operations and administration. Districts could also adopt a public improvement charge, which is essentially a sales tax.

O’Neil plans to add executive office suites, research and development labs, residential units and, perhaps, a parking garage, increasing the footprint from 220,000 to 1 million square feet.

The work includes upgrading utilities and high-speed fiber to the east side of downtown, an initiative that would benefit surrounding properties, he said, as well as the continuation of the Legacy Loop public trail.

O’Neil said former President Donald Trump’s decision to locate the headquarters of the new space force at Peterson Air Force Base in Huntsville, Ala. – a decision contested by businessmen and local officials – did not will not hinder the development of the aerospace contingent in Colorado. Springs, and the Catalyst Campus plays a key role in this regard.

“We see new programs evolving every day,” he says. “You can’t all go to Huntsville when we’re the space capital. We have the industrial base. With the current workforce working under Space Force that would be redirected to Huntsville, we believe 75 percent of those employees will not be leaving Colorado Springs. We’re fine anyway.

It is because the demand is so great. “We are full and our request is to build something new for customers here and others who want to settle here. “

While the proposal asks for permission to issue up to $ 90 million in bonds to fund the project, it estimates the actual cost to be around $ 68 million. O’Neil says that, assuming Council approves the service plan and the creation of the districts in mid-September, he hopes to market the bonds in November and begin construction next year. (O’Neil admitted he would buy some, if not all of the bonds, although he expected other investors to step in.)

The districts would cut a strip through the old rail yard and stretch from Colorado and Pikes Peak Avenues in the north to Costilla Street in the south, and from Wahsatch Avenue in the west to Shooks Run in the east. It wouldn’t immediately integrate into the adjacent Transit Mix site, although O’Neil says he’s working on buying it. O’Neil’s project would lead to the old Gazette St. Francis Building and Hospital, which are located in the 23-acre GSF Business Improvement District and GSF Metropolitan Districts 1 and 2, controlled by Norwood Development Group.

These three districts plan to issue up to $ 100 million in debt to fund utilities, two parking garages, improved drainage, parks, streetscapes, landscaping and public art. . The redevelopment would bring in townhouses, apartments, a hotel, retail and office space and other commercial uses. Districts have formed and an election is slated for this fall to exempt BID income caps imposed by the Taxpayer Bill of Rights.

Chairman of the Strand Board says the formation of subways and business districts has been an effective tool across the state, in terms of funding, as they create a source of income that allows development to be self-financing.

He notes that the Catalyst campus is “exploding,” so an expansion makes sense and would provide space for defense contractors and create jobs for local college graduates with technical degrees.

UCCS and Pikes Peak Community College recently adopted programs to nurture graduates of the high-tech and aerospace industries, and on August 20, the US Space Force and the University of Colorado announced a new partnership program.

City Councilor Murray said that regardless of the location of the Space Force, O’Neil’s plans could help the city expand its technological profile while, combined with Norwood’s plans, “help anchor that side.” from the city “.

But the project won’t necessarily solve the city-wide lack of cheap broadband, which has made the city a “postal mail destination,” says Murray. That said, he is in favor of the creation of neighborhoods.

Strand says the project and other new developments will force the city to further study its ability to provide municipal services, from transit to police protection.

“In terms of public safety, I am concerned about the Colorado Springs Police Department as we are about 100 less sworn officers than we need,” he says, adding that 80 recruits will be starting an academy this month. this.

“It’s going to create more demand, more businesses, more people, more business, and I’m very worried about that,” he says. While the fire department is “well positioned” in the city center, Strand questions transportation, from the suitability of roads to public transit.

“That’s a good question,” he said. “We’ll have to look at this. ”

From the City of Champions The sightseeing package has started to take hold in recent years, bringing the Olympic and Paralympic Museum to the southwest side, along with Colorado College’s nearly completed football stadium and Robson Arena, the downtown area has seen a boom.

Several new tax districts have been created, particularly near the museum, to finance offices and apartments in height. The city renovated Vermijo Avenue to encourage pedestrian traffic, and the city recently won a $ 1.6 million grant from the Colorado Department of Transportation that is intended for Phase 1 of a project to beautify the street. Tejon Street from Colorado Avenue to Boulder Street. The first phase will focus on two blocks going from Colorado to Kiowa.

Despite the closures caused by the COVID-19 pandemic, restaurants have opened, bars are buzzing and apartments are growing like weed. Multi-story apartment buildings have been built or are underway throughout the city center, bringing thousands of units to what was once a housing shortage, despite the Citywalk built in 1962 at 417 E. Kiowa St .

333 ECO Apartments in Colorado and Wahsatch have opened in the past two years, while Pikes Peak Plaza Apartments are under construction on three acres at the northwest corner of Prospect Street and Pikes Peak Avenue, including a multi-story parking lot. .

Now, O’Neil’s plans will advance development in this neighborhood.

“We have been following the plans of the O’Neil Group company closely for a long time,” Downtown Partnership CEO Susan Edmondson said via email.

“With O’Neil Group, it’s a win-win because not only are existing properties going to be improved and new spaces built, but with it all comes a highly talented workforce – high paying jobs and growing businesses. growth. This is an incredible opportunity for Downtown, ”she said.

Edmondson adds that his agency planned the transformation a few years ago, thanks to O’Neil’s investment. She says some 1,500 apartments in the downtown southeast quadrant – all east of Nevada Avenue – have recently been completed, under construction, or about to open. She estimates that 3,000 units are completed, under construction or under construction next year across the city center.

Greg Dingrando, public information officer for the Pikes Peak Regional Building Department, said at least 1,000 apartments have been built or licensed since 2016.

“What we see now is the east side of Colorado Springs [Downtown] becomes the cool place, ”says O’Neil. “The number of vertical apartments is more than anywhere else in the city center. The [Catalyst Campus] is doing its part to bring that economy, those jobs and the quality of the streets there. If you go there and see what we’ve been up to over the past five years, you would be amazed.


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Phase 3 of Tempe’s Novus Innovation Corridor Nearly Completed


The Novus Innovation Corridor, a 355-acre planned mixed-use development located on the Tempe campus of Arizona State University, is nearing completion of its third phase. At the time of construction, Novus will include more than 10 million square feet of retail, restaurant, urban residential housing, hotels and offices.

According to ASU’s Seidman Research Institute, the economic impact of developing completed and active projects is estimated at $ 1.86 billion. It is also forecast that 33,734 will be created by 2035 through operations at Novus, with an additional 20,000 temporary construction jobs.


READ ALSO: Here are 5 major projects in downtown Phoenix in pre-development


The land that is being built is owned by ASU in what is called a sports facilities district. Developers within Novus pay fees to ASU instead of property taxes, and these funds must be invested in the university’s sports facilities.

“This is a once in a lifetime opportunity where a university has all of this underutilized land and market demand to create something that will successfully generate income,” said Brian Kearney, senior vice president of development for Catellus – the main developer of Novus – at a lunch hosted by AZCREW.

A new urban center

Development at Novus is planned in four phases. Marina Heights, a 20-acre, 2.1 million-square-foot campus for State Farm, anchored the first phase. Transwestern Investment Group and JDM Parners acquired Marina Heights in 2018 for $ 928 million. The second phase gave the Sun Devil Stadium a $ 375 million renovation, which was completed in 2019. An office park is planned for phase four, on the south side of Rio Salado Parkway and east of Rural Road .

The third phase, currently under construction, focuses on the creation of an urban district at the crossroads of University Drive and Rural Road. Tower 777, developed by Ryan Companies and opened in July 2020, is a six-story building with 160,907 square feet of office space and 8,316 square feet of retail. Mortenson Development built the eight-story, 259-room Hyatt Place / Hyatt House, which began taking reservations in August 2020.

Novus Innovation Corridor Tower 777 won the 2021 RED award for best office project over 150,000 square feet.

In support of the surrounding neighborhood and ASU events, the Novus Place parking garage was completed in June 2020, adding approximately 1,800 parking spaces. “It was a better use of the land to create a centralized parking structure, rather than creating three or four smaller ones for individual uses,” says Kearney.

Projects to be completed in the third phase include the Piedmont, a multi-family structure that will add 318 units to the market when completed in December 2021. Opening in the third quarter of 2023 will be 700 Novus Place, which will be approximately 147,800 feet tall. office squares. and 11,500 square feet of retail space on the ground floor. A new apartment complex developed by Transwestern and slated for completion in the second quarter of 2024 will contain 200 micro-units, with 80% of the studios averaging 450 square feet.

“Most of the units are studio apartments fully furnished with furniture that can convert the space from a bedroom to a living room when there is no sleep,” notes Kearney. “This complex is not intended to accommodate large concentrations of students. Nothing prevents students from renting accommodation and there will be students living in these places, but the idea for Novus in general is not to be student-oriented. It is truly a mixed-use commercial district.

“Development within the Novus Innovation Corridor aligns with our vision to be America’s premier hub for innovation and entrepreneurship at all levels,” said Michael Crow, president of ASU, in a statement. “The benefits to our students, faculty, the university, the city of Tempe and the business community are already being felt – and they will only increase as other visionaries construct new buildings and facilities to deliver. opportunities under Novus. “


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Zoning relief requested for 3 projects at St. Paul’s Highland Bridge – Twin Cities

Three new real estate projects could soon advance at Highland Bridge, the 135-acre property commonly known as “the Ford Site.” And everyone is looking for zoning relief.

On Tuesday, the St. Paul Zoning Appeals Board will meet to consider three zoning waiver requests – two related to an affordable housing project, one related to a medical office building – at the former Ford Motor Cos location. . Twin Cities Assembly Plant in Highland Park.

The factory that operated there from 1925 to 2011 was demolished and the land cleaned to residential standards. The Ryan Cos., The site’s lead developer, worked hand-in-hand with the city to find new real estate opportunities, from residences and office buildings to grocery stores.

EMMA NORTON RESIDENCE

Project for Pride in Living, a Minneapolis-based affordable housing provider, proposed the Emma Norton Residence, a five-story community at 801 Mt. Curve Boulevard.

The building will include 60 units of “supportive housing” attached to 6,700 square feet of administrative and social services offices, as well as off-street parking and bicycle parking. The proposed development seeks three deviations for the required floor area ratio (3.45 instead of a maximum of 3), maximum land coverage (77.9 percent instead of a maximum of 70 percent ) and a greater number of facility residents in a supportive housing complex than is zoned (64 residents instead of 16).

COURT NELLIE FRANCIS

Project for Pride in Living’s Nellie Francis Court would be a five-story multi-family building covering 75 residential units geared towards working low to moderate incomes at 2285 Hillcrest Ave.

The structure would include 38 off-street parking spaces and bicycle parking. The developer is looking for five variants, including floor area ratio (3.04 instead of a maximum of 3), open space (22.1 percent instead of the required 25 percent), building height (60 ′ 9 ″ instead of a maximum of 48 feet ‘River Town and Crossings Overlay District of the Mississippi River Critical Corridor area).

In addition, the Nellie Francis Court project would install 38 off-street parking spaces, instead of the required minimum of 56. The promoter did not offer any carpool space, instead of the one required for every 50 to 200 housing units. . .

MEDICAL OFFICE BUILDING

The Ryan Companies have proposed a two-story multi-tenant medical office building at 2270 Ford Parkway. The building, with a leasable area of ​​62,500 square feet, would provide 16 surface parking spaces, 266 structured parking spaces and bicycle parking.

The Ryan Cos are looking for three variations. The first variance concerns a proposed floor area ratio of 0.94, which would be lower than the required minimum floor area ratio of 1. The developer has not provided any carpool space, instead of the eight that would be required in the Ford website framework. Zoning and Real Public Master Plan.

Finally, the master plan requires that a building setback facing Gateway Park extends a maximum of 10 feet. Parts of the proposed medical office building are expected to be set back between 10.7 feet and 64.6 feet from the park.

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Winvic completes its construction program for lease in Milton Keynes


Winvic has completed on Aubrey Place, a 294 rental unit construction program in the heart of Milton Keynes

In January 2020, Packaged Living and Fiera Real Estate, the original owners of the site, signed a financing agreement with Invesco for this purpose-built rental building program.

When completed, the development will include 294 one, two and three bedroom apartments for rent spread over 18 floors.

The development will also benefit from 83 parking spaces, 294 bicycle storage facilities, 2,500 square foot commercial space and 17,324 square feet of indoor and outdoor amenity space, ranging from a reception and from a living room on the ground floor, to the terraces on the roof, to the storage of parcels and to two landscaped courtyards.

An important step for the Almere

Mark Woodrow, Deputy Managing Director of Packaged Living, said: “We are delighted to be a part of The Almere’s closing ceremony – an extremely important program for Packaged Living as the first of our more than 2,000 homes. .

“We thank Winvic for doing a great job under the difficult circumstances of the past year.”

Mark Jones, Multi-Room Director, added: “We are delighted to have reached this milestone despite the unprecedented challenges of the past year.

“I want to commend the team for their hard work and dedication in bringing the project to this point. It’s great to be able to welcome the Packaged Living and Invesco team to the site to enjoy the view from the top of the 18-story building.

Construction of the Almere is expected to be completed in early 2022.


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Real Estate Market Reports Show Slow, Positive Gains


Speculative industrial construction is on the horizon in western Michigan. Meanwhile, retailers are struggling to fill vacancies in the wake of the 2020 pandemic, and many large national businesses are still reluctant to send people back to the office.

The western Michigan industrial market continued to perform well despite the challenges of the past year. According to second quarter reports from NAI Wisinski of West Michigan, the overall vacancy rate stands at 3.3%, which has increased slightly since the end of 2020, which ended at 2.7%.

NAIWWM industry specialist Andrew Kapanowski said the slight increase in the vacancy rate appears to be coming from the southeast Grand Rapids and lake shores submarkets and is most likely due to available speculative construction.

Average rental rates for the second quarter are $ 4.76 per square foot, which is up from the average triple net rental rates of $ 4.28 in the first quarter.

“These numbers are signs of the record demand we are seeing in the western Michigan industrial market and testify to the lack of inventory available for lease,” said Kapanowski. “We expect these rates to remain high until 2021, but should start to stabilize as new construction becomes available and helps meet demand.”

New construction is expected to persist until 2021, as the continued shortage of inventory has kept demand at an all-time high. That said, skyrocketing construction costs are forcing some developers to wait for costs to drop again before launching new projects.

Kapanowski added that many transactions continue to take place off-market, and many of those off-market transactions occur before the signs are released and are based on relationships within the brokerage community. The quality buildings that find their way onto the market tend to disappear quickly, he said.

Notable market activity in the second quarter included the near completion by Mission Design & Automation of a new 50,000 square foot facility at 9898 Black River Court in Holland.

The industrial automation and robotics company has invested more than $ 5 million in the expansion and plans to add at least 109 high-tech jobs in western Michigan. The company receives financial support for vocational training from the Michigan Strategic Fund of the Michigan Economic Development Corporation and West Michigan Works !, as well as a 12-year tax exemption for industrial facilities from Holland Charter Township.

Additionally, Autocam Medical, a Kentwood-based global manufacturer of precision surgical and medical devices and components, is investing $ 60 million through 2024 to build a new headquarters and manufacturing facility in Kentwood. The new facility will be 100,000 square feet, located at Broadmoor Avenue and 36th Street, and will be ready for occupancy in January.

After much uncertainty, the second quarter of 2021 is starting to see how the effects of the pandemic and work restrictions have impacted the Grand Rapids office market. More immediate was the concern over the reaction of the office market to the lifting of said work restrictions, which took place during this quarter.

“The parking lots have seen more cars than in the last 15 months, but they are still not ‘full’. Some businesses are back to pre-COVID normalcy, while some are cautiously returning to work in person, and others are still working remotely, ”said Mary Anne Wisinski-Rosely, NAIWWM partner and office specialist. “The trend we’re seeing is that small local businesses are back to the new normal, while many large national / global businesses are still working remotely with limited in-person work.

“Some companies are committed to getting back to the office 100% while others find remote working is possible full time or on a hybrid model.”

Vacancy rates edged up as businesses decided how to proceed. Some gave up their space altogether and others reduced their current location or moved to a smaller space if their lease allowed. There are a few companies that have actually increased their space requirements to better distribute their employees.

In the second quarter, the overall vacancy rate was 6%, up from 5.5% in the first quarter, and the total average rate per square foot was $ 15.58, down slightly from 15.60 $ in the first trimester.

The only market segment that saw a slight decline in vacancy rates was the Southeastern Grand Rapids B&C class market – 6.3% vs. 6% in the first quarter. The suburban markets seem to be doing better than the downtown market in general. In addition, rental rates increased slightly in all sectors except the NW office market which saw rental rates decline slightly.

Vitreo-Retinal Associates, an ophthalmology practice providing eye care services in Grand Rapids, Kalamazoo, Muskegon and Ionia, in June announced plans to double its Kalamazoo space in 2022. Currently located in 4,800 square feet of space at 1080 N. 10th St., the new location will be a new single-tenant building at 1060 N. 10th St. in the West Pointe office park.

MCPc will also move to 1601 Madison Ave. SE in 2022. The Cleveland-based technology logistics and data security company will replace the building that has been vacant for decades and opened the new project in July. This move to the heart of Madison Square is expected to create around 100 new jobs in the local community.

By far the hardest hit industry during the 2020 pandemic, retail is now gaining momentum in the second quarter, but that momentum is hampered by a lack of employees. Retail businesses, in many cases, offer more than minimum wage and signing bonuses to attract much-needed help. Some restaurants still offer take-out or have very limited hours because they don’t have the staff to meet consumer demand.

“The good news is that rental activity in our market is on the rise,” said Bob Lotzar, senior vice president and retail specialist for NAIWWM. “The demand for smaller retail spaces has increased dramatically over the past month. Western Michigan is also seeing national retailers entering our market for the first time. “

The overall vacancy rate is 7.4% and the average demand rate is $ 10.52 per square foot. These numbers are virtually unchanged from the first quarter, when the overall vacancy rate was the same and the average demand rate was $ 10.46 per square foot.

Whole Foods is under construction on 28th Street SE across from Woodland Mall. Ross Dress for Less is currently reviewing sites in Grand Rapids for the first time. Other retailers, such as Tropical Smoothie Café and B2 Outlet Stores, are looking to expand into the local market.

Quality Class A space is hard to find in the most important retail corridors, Lotzar said. The spaces available are still at pre-COVID rental rates. Momentum in the western Michigan retail sector is likely to continue to build up through the end of the year, but will depend somewhat on the ability of business owners to fill vacancies. .

Grove, the gourmet farm-to-table restaurant of the Essence Restaurant group, will reopen this fall. Located at 919 Cherry St. SE, Grove has been closed due to COVID-19. During the closure it was converted to a temporary take-out chicken outlet and later a private food court. When it reopens, Grove will have a refreshed interior and a new menu with 13 to 15 daily seasonal dishes.

Sparrows Coffee, a Grand Rapids-based coffee shop, is opening a new location at Kingma’s Market in the Creston / Cheshire Village neighborhood (2225 Plainfield Ave. NE). The new store measures approximately 600 square feet and offers a large outdoor patio. Sparrows is open 7 a.m. to 4 p.m. daily. Sparrows will also partner with local suppliers such as Rise Bakery, Lively Up Kombucha and Atucún Chocolate.


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Prologis buys land near Philadelphia airport


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PHILADELPHIA – Popular parking lot near Philadelphia International Airport bought for $ 45 million by Prologis, a real estate giant specializing in leasing space to retail, e-commerce and logistics businesses , according to the company that negotiated the agreement.

What caught the attention of the San Francisco-based company is the nearly 19-acre property, long used by travelers who have parked their cars on the PreFlight lot. Owned by a subsidiary of InterPark – a Chicago-based company that operates nearly a dozen parking lots in Philadelphia – the PreFlight lot was closed to the public last month.

“The pandemic has really accelerated this trend of last mile, logistics-driven industrial real estate,” said Ryan Guittare, with commercial real estate firm Newmark, who represented InterPark in the sale. “Everyone is working to shorten the time it takes to get products to consumers. “

Entrance to the PreFlight long-term parking lot on Island Avenue near the Philadelphia International Airport. The lot closed last month and the property was acquired by Prologis. (Tom Gralish / Philadelphia Enquirer / Tribune News Service)

Prologis acquired Philadelphia developer Liberty Property Trust, and with it more than 500 industrial sites, in a $ 13 billion transaction that closed last year. As of June, Prologis owned or had invested in nearly one billion square feet of real estate in 19 countries. The company said its main customers are Amazon, Home Depot, FedEx, UPS, and DHL.

Prologis did not immediately comment. InterPark did not return a request for comment.

A 271,000 square foot facility is located on the plot. In marketing materials, Newmark highlighted the property’s proximity to the airport, downtown and PhilaPort, its easy access to freeways, and the 49 million people within a 200 mile radius.

In June, the airport announced a major initiative to expand cargo facilities over the next five to ten years. News of these plans “tied very well to our sales process,” Guittare said.

Want more news? Listen to today’s daily briefing below or go here for more information:


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Four apartment buildings planned for the old McIntosh College in Dover NH

DOVER – Portsmouth-based developer Todd Baker, president of Baker Properties, plans to build four apartment buildings on the former McIntosh College property at 23 Cataract Ave.

Baker said each of the four multi-family apartment buildings is expected to have four floors with a total of 156 units. After purchasing the property in 2018, Baker and his team became involved with the city’s zoning committee when it assessed the rezoning of certain areas, like the old McIntosh College plot, to better meet the needs and to changing community concerns.

“Many people have told us that Dover needs affordable housing,” Baker said. “We have designed this project with this in mind and hope to build 156 new residential units to help meet these needs.”

Baker has been involved in commercial real estate for two decades. His company owns more than a dozen commercial real estate developments in the area, including Bowl-O-Rama Square in Portsmouth, Exeter Crossing Square and Hampton Airfield.

“What we’re trying to do is find properties that we think can be improved to meet the needs of the community,” Baker said. “This is an important project for us, and we are looking forward to it.”

The Dover seafront:New designs for the Cochecho project show a vision for residences, place

The apartment development by Baker in Dover is planned for part of the 12.1 acre property. He noted that the existing buildings have been recently renovated and are leased to several local businesses and organizations like Great Bay Services, Great Bay Calvary Church and Rising Phoenix Martial Arts. The existing building, along with two existing residential units in the college’s former administrative offices at 61 Rutland Street, will remain intact, he said.

McIntosh Commons should be located near the Spaulding Toll Freeway, between Exits 7 and 8 of Rutland Street.

The vision of the McIntosh Commons apartments

One of the things that drew Baker to the Dover property was the visible frontage location on Route 16, where the property’s large parcel of land has a relatively small building footprint. Since most of the property is paved, there are parking areas for more than 300 spaces, where only 80 parking spaces are needed for existing buildings, he said. Baker said his team needed to reinvent the way to redevelop unused space.

McIntosh Commons Apartments are rated to vary in size. It envisions one-bedroom and one-bath units of 776 square feet, as well as two-bedroom and two-bath units of 1,168 square feet and three-bedroom and two-bath units of 1,554 feet. squares. About 28%, or 42, of the 156 units offered would be rent-limited to meet the definition of affordable housing in Dover, and the rest would be market value, he said.

“A beautiful property”:Subdivision of 16 Sixth Street lots proposed in Dover

These apartment complexes are designed to have individual patios, underground parking and roof terraces. A clubhouse is proposed to feature a fitness area, club room, administrative office, conference room and mail room, with a nearby pavilion that will have grills, as well as a golf course. health and a dog park.

“I think these amenities will be really appreciated by our future residents,” said Baker. “It is an extremely convenient place with a lot to offer.”

The McIntosh Commons Apartments would be located next to the Spaulding Toll Freeway, between Exits 7 and 8 on Rutland Street. It is a short walk from the Route 108 commercial corridor and about a 10-minute walk from Dover town center.

Dover moves to meet housing demand

In 2020, Dover City Council and Town Planning Council passed provisions to incentivize developers by allowing greater density if affordable HUD restricted rental units are included in a development.

Christopher Parker, deputy city manager and director of planning and strategic initiatives, said there is great promise to see a developer reap the benefits of the policy, as demand for housing and especially affordable housing continues to grow. to augment.

In Somersworth:The sports dome alongside the Hilltop Fun Center will be a game-changer for the region

“The mix of units that Mr. Baker and his team are proposing is very positive,” Parker said. “Housing diversity is important on many levels, and the staff are very happy to see this element of the plan. Dover can only benefit from these additional units, and the fact that some are aimed at meeting the need for affordable housing is all the more important. “

The project is still in the early stages of the planning process and will be submitted to the city’s technical review committee on August 12, when it begins a thorough review before moving to planning board review.

“The demand for housing in Dover continues to grow and Dover is a much sought after community,” said Baker. “This property had not been fully appreciated and no one has really done anything with it in a while. We saw a large plot in a great location and thought it would be a perfect place to add more accommodation to the community.”

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Biff-Burger has a new owner, the ICOT Center offices have been acquired • St Pete Catalyst


The iconic Biff-Burger joint is acquired by a local investor. The Clearwater ICOT center, among other offices, is taken over by a single entity. The property across from Derby Lane where the greyhound races were held could be used for multi-family development. A home in Clearwater Beach sells for $ 10.5 million, making it the highest home sale in Pinellas County. The home of a former St. Pete mayor hits the market.

Here is this week’s roundup of local real estate offers:

Property across Derby Lane may be used for multi-family development

Two vacant commercial plots opposite the Derby Lane site have been purchased.

10491, boulevard Gandy N. in Saint-Pierre. Google Maps.

St. Tropez Investment Co. LLC has sold two lots at 10491 Gandy Blvd. N. in a $ 2.3 million agreement with MD Gandy LLC, which is related to Clearwater-based HC JV LLC, managed by Loci Capital Management Co. LLC.

The acquired lots are directly across from the Tortuga Point apartments and are described as an ideal location to build a multi-family development.

The area surrounding the Derby Lane track is one place the developers are keeping a close eye on.

Since the Derby Lane track closed in 2020, due to the passage of an amendment banning greyhound racing, local officials have said they could potentially see the Tampa Bay Rays build a new stadium on the site.

However, no effort has been reported to move the conversation forward on the Rays potentially occupying the stadium, and although greyhound racing has ended inside the stadium, the popular Derby Lane poker room remains open.

Biff-Burger and Buffy’s BBQ have a new owner

The nostalgic Biff-Burger and Buffy’s BBQ adjoining St. Pete are new owners.

Biff-Burger. Photo by Bill DeYoung.

Justin Basil, director of Tampa-based Rockwell Investments, purchased the two plots at 3939 49th St. N. in a $ 1.4 million deal.

He was interested in the property because of its frontage on 49th Street. Basil’s wife Lauren Basil operates the Mosh Posh consignment store in Tampa, which has closed due to the Covid-19 pandemic.

Basil told the St. Pete Catalyst that restaurant operations will continue.

The Biff-Burger restaurant in St. Pete first opened in the 1950s and has had several different owners over the years, but has remained mostly the same.

Biff-Burger. Photo by Bill DeYoung.Today, only two known locations of the former Punch-The burger chain still exists – one in Greensboro, NC, renamed Beef Burger, and the other in St. Pete.

This location also has many elements of the “classic” Punch-Architecture and characteristics of the burger, with an existing original road sign, as described by the company.

Next to Biff-Burger is Buffy’s Southern Pit BBQ, recognizable by the pink Chevrolet 57 on the roof.

Buffy’s BBQ next to Biff-Burger. Google Maps.

California company takes over office complexes, including ICOT Center in Clearwater

A California-based management company has acquired several offices at the ICOT Center in Clearwater, a 262-acre business park on Ulmerton Road in Clearwater, as well as several others for a total of approximately $ 42.18 million.

Offices of the ICOT Center. Loopnet.

The procuring entity is related to Birtcher Anderson Realty Management Inc., a property management services company that acquires and sells office, industrial and commercial buildings.

The largest purchases included: five packages within the ICOT Center for $ 8.22 million; the Turtle Creek Office complex in Clearwater for approximately $ 11.26 million; and three plots in the Starkey Business Center for about $ 18.1 million, according to Pinellas County public records.

Pasadena Mall Sells To Big Shopping Buyer

In New York acquired a shopping center anchored in the Walmart Neighborhood Market at 6818 Gulfport Blvd. in southern Pasadena.

It was sold from Branch South Pasadena Associates LLC to South Pasadena RG2 in a $ 32.65 million deal.

South Pasadena RG2 is linked to RPT Realty, which is the same company that recently purchased plots in and around the Walmart Neighborhood Market anchored plaza in the East Lake Woodlands neighborhood.

RPT has dozens of shopping centers across the country.

The mall consists of eight buildings totaling 166,188 square feet and has over 30 tenants, including Anytime Fitness and Ace Hardware.

Mandalay Point house sells for $ 10.5 million, making it the most expensive sale in the county

A house in Mandalay Point, a closed subdivision of Clearwater Beach, sold for $ 10.5 million, making it the most expensive sale in Pinellas County this year.

House at 1150 Mandalay Point in Clearwater. Loopnet.

Beach Investment Holdings LLC, which is linked to a Florida-based law firm, sold ta waterfront home at 1150 Manadaly Point to Michael and Allyson Hyer.

House at 1150 Mandalay Point in Clearwater. Loopnet.

The 3,338 square foot home, built in 1949, offers views of the bay that stretches to Caladesi Island.

It has four bedrooms and five bathrooms as well as a veranda and a swimming pool.

House at 1150 Mandalay Point in Clearwater. Loopnet.

Tech exec sells its Tarpon Springs home located on a finger of land

Shereef Moawad, owner of Tarpon Springs-based ChatLead.com Inc., sold his Tarpon Springs home for approximately $ 2.43 million.

156 George St. S., Tarpon Springs. Zillow.

His business, which includes CarChat24, helps car dealers sell more vehicles by converting a higher percentage of their website visitors into quality leads.

The 5,521 square foot home located at 156 George Street S. sits on a piece of land that juts out onto Tarpon Lake and is surrounded by water on three sides.

The house has four bedrooms which each open onto the roof terrace.

156 George St. S., Tarpon Springs. Zillow.

Outside is a swimming pool, an infinity spa, an outdoor kitchen and a private dock with two slides.

A 2,600 square foot humidity controlled garage is also unique to the house.

The old house of St. Pete Mayor comes to the market

The home of St. Petersburg mayor Randolph Wedding is back on the market and awaiting sale.

The Snell Isle Estate at 990 31st Ave. NE, is a 5,878 square foot home built in 1968. The asking price is $ 2.5 million.

The house, whose design was inspired by Frank Lloyd Wright, has five bedrooms and four and a half bathrooms and overlooks a canal.

990 31st Ave. NE, St. Pete. Zillow.

The home has floor to ceiling windows and sits on half an acre with lush landscaping, a pool, and an outdoor kitchen.

990 31st Ave. NE, St. Pete. Zillow.

The listing agent is Emil Suileman of EXP Realty LLC.

Wedding, who died in 2012, was mayor from 1973 to 1975 and helped persuade the state to build highways 375 and 175 and connect them to the city center.

He was also known by his architectural firm, which designed the original Busch Gardens theme park.

990 31st Ave. NE, St. Pete. Zillow.


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Parking facilities

NorthPoint to build two more warehouses west of Hagerstown


NorthPoint, the company that is building the four-warehouse complex on Wesel Boulevard, plans to build two more facilities west of the city.

One building would cover 1 million square feet and the other would cover 652,080 square feet on a site at 16822 National Pike. Each building, described as warehouses and offices, is said to be 50 feet high.

The property is on the north side of US 40, west of the intersection with Md. 144. It is in a “planned industrial district” according to the county zoning code.

A drawing provided by NorthPoint Development for NorthPoint's Dickinson Farm shows two structures - the rectangles with the bold black lines - on a plot off US 40 west of Hagerstown.  The largest building would cover 1 million square feet.  The smallest would be 652,080 square feet.

“We are already working with a potential tenant” for the larger building, David Salinas, director of development for NorthPoint, told the Washington County Planning Commission on Monday.

This potential tenant has what Salinas has called a “manufacturing component” for its operation, as well as warehousing and logistics.

“The deal is not yet done, but we’re pretty excited about it,” he said.

The project, called “Dickinson Farm” on NorthPoint documents, would represent an investment of more than $ 109 million and create 920 full-time jobs, he said.

“We’re hoping to have shovels in the ground early next spring.… We’re really looking to deliver that million feet by summer 23,” said Salinas.

According to information presented at Monday’s meeting, the company is considering requesting a waiver of standard parking requirements.

The county’s zoning code would generally require 1,182 parking spaces for the development. The company plans to provide 1,002 spaces.

A preliminary plan of NorthPoint's Dickinson Farm shows two structures - the rectangles with the bold black lines - on a plot off US 40 west of Hagerstown.  The largest building would cover 1 million square feet.  The smallest would be 652,080 square feet.

Members of the Commission and Salinas also discussed housing for solar energy.

Planning commission Denny Reeder asked if the company has considered putting solar panels on top of buildings.

“We are moving towards solar on all our buildings, not only for renewable resources, but also for a benefit for tenants in terms of renewable energy,” replied Salinas.

He said the two buildings would be “ready for solar infrastructure”.

Planning committee member Jeff Semler welcomed the comments. He said the commission had sent out requests to cover acres of land with solar panels.

“It’s almost 38 acres of rooftop,” he said. “I am happy to hear you say that it will be ready for solar power. I will be even happier to see panels on the roofs of these structures.”

Salinas said NorthPoint must “put tenant in place first” before installing solar panels.

Each tenant has different needs and requirements for rooftop units and ventilation. The panels cannot be installed until these issues are resolved, he said.

Maryland’s Renewable Portfolio Standard aims for 50% of the state’s electricity to come from renewable sources by 2030. The Maryland Clean Energy Jobs Act of 2019 provides that 14.5% of this target will come from mandatory solar development. .

Members of the planning committee also voted on Monday to amend the zoning code with language designed to protect the county’s main farmland from the use of solar fields.

The proposed amendment will go to the county commissioners, who have the final say.

Preservation:Solar power grows, but agricultural advocates want to save farmland

Climbing :Approval of plans for truck placement near Hancock and two new warehouses

Accommodation proposal:Commission recommends ‘no’ to the development of the planned Black Rock unit

NorthPoint Development is based in Missouri. Its ongoing four-building warehouse complex on Wesel Boulevard, called its Hagerstown Logistics Center, is ahead of schedule.

“It’s a great site for us,” said Salinas.

According to its website, NorthPoint has more than 388 customers, ranging from Amazon, FedEx and UPS to Home Depot and Lowe’s to Ford and GM.

In October, Amazon was announced as the occupant of Building No.1, which is over a million square feet.


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Car park management

M7 Real Estate secures four new rentals in Dublin warehouse portfolio


Pan-European investor and asset manager M7 Real Estate has secured four new leases across three programs within its portfolio of industrial and logistics properties in Dublin.

As a first step, M7 entered into an agreement on behalf of a large financial institution with the HSE for 12,800 square feet of warehouse and office space at Unit 8 North Park. The property in question was acquired on behalf of the ambulance service on a new 10-year lease at a rent of € 10.50 per m² following a complete renovation.

The second deal sees Clevamama, the baby and juvenile brand retailer founded by sisters and mothers Martina Craine and Suzanne Browne, taking up 11,400 square feet of newly renovated warehouse space at € 10.75 per square foot. on a 10-year lease at the B3A airport business park. , which is located close to Dublin Airport.

The third transaction concerns the leasing of Unit 3 from Screwfix Ireland to Westlink Industrial Estate. The subject property comprises 5,850 square feet and will be occupied by Screwfix on a 10-year lease at a rent of € 10 per square foot. The building underwent a major renovation in the second half of 2020 on a speculative basis and terms were agreed with Screwfix prior to its practical completion. Screwfix is ​​the UK’s largest retailer of tools, accessories and hardware products and is part of the Kingfisher group, which also includes B&Q, Castorama and Brico Dépot.

The fourth and final lease sees Commercial Interior Supplies (CIS) expand its existing footprint to Westlink Industrial Estate with an agreement for Unit 27 (5,808 square feet) at rent of € 9.50 per square foot. CIS was part of a new generation of tenants to enter the field in 2017 when occupants sought a commercial counter location with the security of a managed business park.

Since the acquisition of the Westlink device for € 13,870,000 in 2018, M7 has invested around € 1.5 million as part of its asset management program. The list of tenants of the estate includes: Euro Car Parts; ADI Gardiner; Vinny Byrne (commercial supplier to Dulux); and Silverskin roasters. Westlink is located just off Kylemore Road in Dublin and includes a combined 195,000 square feet of light industrial space.

Founded in 2009, M7 manages a portfolio of some 610 assets across Europe comprising 45.2 million square feet with an estimated capital value of 4.1 billion euros. M7’s Irish portfolio comprises 16 assets spanning approximately 1,000,000 square feet, primarily in industrial and logistics space.

In January 2020, the company acquired Primeside Park in Dublin for 6.75 million euros. The industrial zone, which is located in Ballycoolin, has an area of ​​71,300 square feet spread over 25 units. The development is almost fully leased. The group also controls Century Business Park in Finglas, which it acquired for 4.47 million euros in September 2019.

His first investment here was in 2017 when he bought Fumbaly Lane, a combined office and housing development in Dublin 8 that was on the market for € 24m. M7 sold Fumbally Lane to BCP Asset Management in 2018 for € 33.5 million, following the completion of a vast asset management program which reduced the building’s vacancy rate by 17% to 2% thanks to the addition of 19 new tenants, and which has seen its annual rental income increase by € 1.14 million.

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Parking space

The agenda: briefs from local governments for 19.19.21

A map of the 334 acre The Aire site in Westchester, just west of Westchester Commons on Route 288 and Midlothian Turnpike. (Courtesy of Chesterfield County)

Proposed 334 acre mixed-use development adjacent to Westchester Commons

The Chesterfield Planning Commission is due to meet on Tuesday. Full agenda here.

Commissioners are expected to assess a rezoning application from GrayCo Properties that would pave the way for a 334-acre mixed-use development by HHHunt Communities called The Aire in Westchester, in the Magisterial District of Midlothian.

The development would be adjacent to Westchester Commons, which itself is slated for an infill residential project. The Area at Westchester would rise north of Midlothian Turnpike, west of Highway 288 and Watkins Center Drive, and east of Huguenot Springs Road.

The development would include townhouses, single-family homes and apartments, with the total number of proposed residential units of 2,215 units. The development would also include 200,000 square feet of commercial space.

A conceptual site plan of how the GRTC temporary transfer station would be set up in the city-owned parking lot. (Courtesy of the City of Richmond)

Provisional GRTC transfer station on the town planning agenda on Monday

The Richmond Planning Commission meets at 1:30 p.m. on Monday. Business on the agenda includes the review of a planned temporary GRTC transfer station in the city-owned parking lot between Eighth and Ninth Streets and between Leigh and Clay Streets.

The relocation of the current layout to Ninth Street would make way for the redevelopment of the Public Security Building site, where a 20-story tower and a mixed-use office complex are planned.

The transfer station is expected to be in place for up to 10 years. The 64 public parking spaces on the lot would be removed and municipal government spaces would be reduced from 199 to 34. A dozen street spaces along Eighth Street would also be affected, and seven spaces are expected to remain.

Also on the agenda is a special use request for a proposed art gallery at 205 W. Brookland Park Blvd. Full agenda here.

‘Greater Scott’s Addition’, zoning changes north of Fan advance

At its previous meeting on July 6, the city’s Planning Commission voted to recommend the proposed zoning changes for the “Greater Scott’s Addition” area and properties along the Pulse Corridor generally north of Broad Street from of the Fan district.

The commission suspended for six months a review of Richmond’s year-old rules to regulate short-term home rentals in the city. The commission now plans to review the rules in January.

Hanover County to Begin Full Plan Review

Hanover County is expected to soon begin its regular process of reviewing and updating its comprehensive plan, which is the county’s long-term roadmap for development, land use and growth.

A review of the Strategic Zoning Initiative policy, as well as solar farm policies, agri-food policies, mixed-use zoning, housing and development plans for specific corridors in the county are among the focus points. departure that county staff identified for updating the plan. planning director David Maloney told county supervisors during an introductory presentation on the effort last month.

At this point, it is difficult to say which elements of the plan could be changed. The review process will be informed by feedback gathered from county officials and county residents.

The county plans to field a consultant by early October to help them with their last regular review of their comprehensive plan, and that consultant will work alongside a traffic consultant in the review, Maloney told BizSense on July 9th. The county has allocated $ 300,000 to hire. design offices for the exam.

In November, the Planning Commission and the Oversight Board will meet to agree on housing demographics and trends and land use analysis to inform the review. The public engagement period is scheduled for fall and winter 2021 and 2022. Preliminary recommendations are expected by spring 2022, with early adoption of the updated plan by winter 2023.

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Parking space

City of Billings leaders move closer to purchase of Stillwater Building

BILLINGS – With a 10-1 vote on Monday night, Billings City Council gave the mayor the power to sign a buy / sell agreement, signaling the city’s intention to purchase the Stillwater building with possible plans to build the space of a center of law and justice.

“This idea is a long-term investment. It’s not just about kick-starting another problem that another board will have to address in 10 or 15 years,” said Kendra Shaw, member. of the council, which represents district 1.

Alaska-based WC Commercial LLC currently owns the building, walkway, and nearby parking across North 26th Street.

Once Mayor Bill Cole officially signs the document, the city will have 60 days to do their due diligence to inspect the building for any issues that may cause city staff or council to reconsider their decision. . September 15 is the date scheduled for the city to close the deal.

MTN News / Mitch Lagge

Members of Billings City Council are discussing the possible purchase of the Stillwater building to add more room to city services at their Monday night meeting.

The city negotiated a price of $ 17 million for the building and its land. Construction was estimated at an additional $ 10 million and could take between three and four years. The construction price does not include the cost of furniture, fixtures and equipment.

Part of the money to buy the building would come from $ 20 million of money freed up from the general fund. At the height of the COVID-19 pandemic, the city paid for part of its public safety services using federal COVID-19 relief dollars from the CARES Act and the American Rescue Plan Act, freeing up money from the general fund to spend on other things.

The Stillwater Building was originally built in 1960 and was once a federal courthouse. The building has five floors, a basement with parking and an underground access for the transport of prisoners.

The idea of ​​the purchase is to have a central location for all of the City of Billings services. The Planning and Community Development Department, Zoning Department, Code Enforcement Department, Building Division, Public Works, City Court, and Police Department could all be located under the roof of the Stillwater Building at over the next few years if the city agrees to buy the property.

City services are currently spread over three sites in the city center. After a tour of the current city hall, council member Mike Boyett said everyone was too crowded for space.

“It is not (handicapped accessible). When I broke my ankle, I had a hard time walking through this building. There are people in the cupboards. There are people in the boiler room. Yes, there’s another building in Billings, but let’s let all the kids play in one place. Let’s make room for expansion, “Boyett said.

City administrator Chris Kukulski said the plan would first be to address the immediate need for a legal and judicial center. Then other departments could move in as leases expire on their current spaces over the next two years.

“We are also renting out several different spaces in the city center. We are tenants today of several of our office services and this is money that taxpayers are paying and will not pay anymore,” Kukulski said. .

071221 STILLWATER EXO.jpg

MTN News / Mitch Lagge

The front side of the Stillwater Building in downtown Billings which is connected to the Stillwater Parking Garage across North 26th Street via an overhead bridge.

The city would occupy only about two floors of the Stillwater Building and would have the option of leasing the remaining space. Kukulski said the goal would be to get state or federal law-related services located in the building.

“My interest is not to go out and compete per se and try to book retail operations or other operations in this building. It is to put other local government departments or state departments or federal services that complement the local government services we provide, ”Kukulski mentioned.

The Yellowstone County government already occupies 7,000 square feet of office space on the third floor of the building. The county pays approximately $ 365,000 per year to lease space at WC Commercial. The lease ends in 2025.

Kukulski mentioned that the Yellowstone County Council of Commissioners recently took a 2-1 vote to sign a buy / sell agreement to purchase the Miller Building at 301 N 29th St.

“They are one of our most likely tenants. If they determine that they are going to move out after 2025, long before we know that answer,” Kukulski said.

The need for more space for municipal government was first identified after the completion of a facilities master plan in 2015. Over the past 18 months, the city has entered into negotiations regarding the Stillwater Building. As a price was not agreed, negotiations turned to evaluations.

Jessica Iverson, City Construction Manager and Facilities Manager, provided the background to the assessments. Elkhorn Appraisal valued the building at $ 22 million and NVC Appraisal at $ 12 million, Iverson said. An evaluator-reviser was then called upon to analyze the methods of the other evaluators. Review appraiser Dave Thomas valued the building at $ 13.5 million.

“What determination of market value the review appraiser seeks to find is based on a typical buyer or investor in the market. This does not take into account the value of the specific benefits that the city has. The negotiating committee took this into account during negotiations to determine the price with the seller and concluded that the building has greater value to the city than the review’s assessment suggests, which is why a price The higher purchase price was offered to the seller, ”Iverson said.

With the price tag of $ 17 million, the city would purchase the building for $ 85 / square foot. Much less than the $ 375 / square foot it would cost to build a new building.

Council member Shaun Brown said he was concerned that the city was paying more than appraised value and disliked the possibility that a majority of the building would remain vacant if the city could not find space. tenants.

“Is this going to sit empty for years? I’m struggling with this, but I’m working really hard to support this as an opportunity we wouldn’t have had otherwise, but it’s still $ 4 million So I’m fighting with that, but I will support it, ”Brown said.

Ward 4 representative Penny Ronning, a council member, was the only one to vote against approving the buy / sell agreement. Ronning said she supported the move to the Stillwater Building, that there was not enough public commentary on how the city should spend the money freed up thanks to the federal government.

“I don’t think that’s good government the way this process has worked,” Ronning said.

071221 Penny Ronning.jpg

MTN News / Mitch Lagge

Penny Ronning, a member of Billings City Council, who represents Ward 4, shares her position on the Stillwater Building buy / sell agreement with council.

“Not a single request to the public on how the public wants to use this money. Not a single presentation on our options for using this money. Could we build an 8 fire station, where 40,000 Billings Heights members could actually be? served with additional fire departments? What else could we use this money for in terms of public safety services where our crime is so high it’s unbelievable. I don’t dispute that we need it? ‘additional space for the town hall. I do not dispute that we need the space of the center of law and justice, I do not disagree with that at all, but I do not agree with the fact that it is the only option that is even given to us and presented by our municipal administration for the use of these funds, ”Ronning added.

RELATED: Billings Could Buy $ 17 Million Stillwater Building for Law and Justice Center.

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Parking space

In praise of public urban green spaces in Montreal

Those of you on Twitter may have noticed that Montreal has become the darling of city planners. Several American urban designers and Canadian town planners have recently been seen making poetic comments about the many parks, gardens and living areas of our metropolis. They were also seen singing the praises of the current administration for its investments in pedestrian and cycling infrastructure, its commitment to sustainable urban planning and its colorful and accessible public spaces.

Boston-based urban development specialist Jonathan Berk praised the 13 summer pedestrian boulevards and art installations, launching an impressively long Twitter thread of locals remembering their last trip here or yearning for the opportunity to visit. It was nice to sit down and see our city through the grateful eyes of others. Montreal can be like a lover you’ve become familiar with, who you only realize is still extremely attractive the minute you catch a stranger taking too long a look at them. It’s easy to get jaded about our everyday surroundings. Sometimes it takes someone else to point them out to really make you watch.

The value of public spaces

I’ve always been a fan of public spaces, parks, art installations, and the ways we allow nature to return to an urban setting. I firmly believe that, for city dwellers (especially those who do not have a backyard), public spaces are extensions of our homes and the very heart of our communities. They are deeply essential to quality of life in ways we often don’t even notice. We rely on them for exercise, fresh air, peace of mind, and spaces to gather – local nooks and favorite places where we rest, read our books, walk our dogs, take a break, say hello to our neighbors. During the pandemic, they have been our saving grace in every way possible.

As an avid urban walker and cyclist, I notice and appreciate both the time and money invested in urban planning and road infrastructure that is not just aimed at vehicles. These investments, by the way, have proven to be huge return in public health. While some continue to view cycling as a boring tax in public space, it is cyclists who subsidize cars, not the other way around.

I notice when landscaping increases, when improvements are made to the waterfront, when playground equipment is improved. I take pictures of every flowery alley in Montreal where I pass. I appreciate the public art, the places available to us to sit down, the thinking that has been put in place to make our streets and our cycle paths safer and more accessible for young people, old people and intermediaries. I deeply appreciate the way my surroundings influence my mood and my connection to this city.

There is still a lot to do

Of course, sometimes I feel like some bizarre Montreal art installations are the brainchild of this guy on a unicycle we all seem to come across on the Plateau. They are weird and eccentric in that quirky, artistic Montreal way that makes no sense and leaves us perplexed, and they are fragile at times (many installations are ephemeral as well, which might explain this) and some seem to be trying too hard. . But most are colorful and eye-catching and still have people gravitating towards them. In other words, despite the naysayers, they are doing what they were designed to do.

Of course, critics will point out that some of this praise could be a bit hyperbolic, given the many issues the city is currently facing. All is not perfect in paradise. Montreal might be a beautiful place to live, but it is a city facing a major housing crisis, with inflated property prices forcing many issues off the island and gentrification that worry residents. long-standing neighborhoods that are now popular. There aren’t enough playful poodle sculptures at Place des Arts, urban flower gardens, or bizarre seating on Mont-Royal Avenue to allay these concerns.

But that does not mean that we should forget to celebrate the substantial efforts made to beautify this city and make it a livable space and accessible to all. And, despite the prevalent misconception that the current administration’s town planning is often contrary to commercial interests, the two can coexist.

Praise of the Jardins Ethel project

Earlier this week, the city announced a $ 4 million investment to upgrade the Ethel parking lot in Verdun, which is essentially a multi-story parking space near the busy Verdun commercial section of Wellington (pedestrian during the summer and very popular) and the Church. It’s an ugly, dated structure that has in the past been referred to as an “urban plague”, but it has a major redemptive factor: the top floor of the car park offers spectacular views of the river, mountain and downtown. – city of the city. . For years, residents have been able to enjoy rooftop events, such as yoga classes, dance parties, and outdoor movie screenings.

Wellington Business Development (SDC), which wanted more parking space for its increasingly busy commercial strip, and a coalition of tenacious citizens were successful in raising funds to revitalize the more than 21,000 square feet of space. parking. The city, owner of the building, has now agreed to loan the top two floors of the parking lot to SDC for free to realize its vision and will invest in further improvements.

It’s a win / win for everyone. The city will recoup its investment by charging for parking, local merchants will benefit from more people accessing the area, mixed-use rooftop events and activities will attract even more people, and residents will be able to enjoy all the fun. urban agriculture, greening and art planned to transform this partially abandoned structure into a public place.

The “human element”

Ultimately, it’s about planning things differently and allowing for a different vision of what our cities and public spaces should look like and how they should function.

Speaking to the press, Billy Walsh of the SDC explained that the Ethel Gardens is part of a vision to rethink commercial arteries, so they are planned for and through the community. Isn’t that ultimately the way it should be?

“They should no longer just be transactional, for the sole purpose of providing a service or a product,” he said, “but should also have social and cultural functions. We need to rediscover the human element and our connection to each other.

This innovative project ultimately consists of bringing together community actors to build a multi-purpose public space from an obsolete urban structure from which everyone benefits and benefits. This is city life and “bottom-up” community engagement at its best. Mayor Plante called it the “perfect project” and an example of what people refer to when talking about mixed-use towns. Even the way the project was decided, benefiting from the very first participatory budget, with 10 million dollars set aside to carry out projects that support the ecological and social transition of the city proposed by the population, is appropriate.

Indispensable urban green space

Pedestrian streets, cycle paths, investments in solutions that promote the use of something other than gas guzzlers, urban landscaping that promotes urban agriculture, green roofs and urban canopy protection are not silly and frivolous choices. .

As cities begin to cope with the alarming effects of climate change and deadly heat waves become an annual summer reality, a conscious urban design that includes the refreshing effect tree shading by reducing heat islands will become essential. How we choose to develop and love a city will ultimately determine how it loves us in return. ■


Read more Toula Drimonis editorials here.

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Parking facilities

Luxury toilets, new parking lot coming to Bhopal station soon | Bhopal News


BHOPAL: Commuters to Bhopal station will benefit from better sanitation facilities. Work on the construction of a luxury toilet on platform number 6 is expected to begin soon. In addition, the Bhopal railway division also plans to build a new parking lot near platform number 6.
DCM senior (Bhopal division) Vijay Prakash said the luxury toilet will be operational within the next 6 months. “Bhopal’s division has awarded new contracts worth Rs 6.10 crore for luxury toilets at Bhopal and Itarsi stations,” he said.
Prakash said the Bhopal division has finalized two new tenders for premium chargeable and usable luxury toilets on a build-operate-transfer (BOT) basis at Bhopal and Itarsi stations. “The value of the tender for Bhopal and Itarsi stations will be Rs3.42 crore and Rs2.68 crore respectively. These luxury toilets would be very convenient for rail passengers and the platform will also get a facelift, ”he said.
Prakash said the new facility will cover an area of ​​1,500 square feet. “Passengers will have air-conditioned toilets. In addition, there will be rest facilities, ”he said.
Prakash said that a new parking lot is also in the works near platform number 6. “At platform number 1 there is good parking. We plan to have another parking lot on platform number 6 and will be launching tenders soon, ”he said.
Notably, the Bhopal Rail Division also plans to reduce the pressure on Bhopal Station and a new station will emerge in Nishatpura to serve as an additional embarkation / disembarkation point for the state capital.
The project includes the development of an island platform on which trains can enter from either side. A building with passenger amenities such as ticket booking desks, toilets and waiting rooms will also be constructed.


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Suburban rail station options featured in the Capitol Corridor study

The team that is undertaking the preliminary design and engineering work for the Capitol Corridor Project, which would extend MBTA commuter rail service 30 miles to Nashua and Manchester, presented proposals for the siting of stations at Manchester and Nashua.

FHI Studio of Hartford, Connecticut, a subcontractor to Aecom Technical Services Inc., prepared options for each city.

In Manchester, the preferred station locations are Granite Street and Valley Street. In either location, the station would feature an 800-foot platform, partially topped by a canopy. In addition, Manchester would also host a stopover yard to house trains overnight. In Nashua, three locations have been identified: Crown Street Park and Ride, Spit Brook Road and Pheasant Lane Mall.

In Manchester, a station at Granite Street would be close to the city center and the Millyard and not far from UNH-Manchester or Southern New Hampshire University.

While on-site parking space would be scarce, nearby public parking is deemed sufficient to preclude the need to acquire more land.

A station at Valley Street would complement the transit-focused development plan, which envisions a wholesale redevelopment of the area between Granite Street and Queen City Avenue, once the site of the Boston and Maine rail yard. The station would be within the project boundaries and would be part of a mixed development that could include up to 1,800 residential units, 154 hotel rooms, 785,000 square feet of office space and 198,000 square feet of space. sale to detail.

After reviewing eight possible stopover sites, the list was narrowed down to two – the so-called Pan Am South, the existing rail station between the Northeast Delta Stadium and the Queen City Bridge, and the water treatment plant. Manchester, just south of Interstate 293 – with Pan Am South is the preferred location. The site should have space for four or five trains of 900 to 1000 feet each as well as a staff building and a footprint for electrical service.

Nashua locations

In Nashua, according to the FHI Studio study, the Crown Street Park and Ride offers a city location with 209 parking spaces 209 parking spaces adjacent to highways 111 and 101A with connections to three city bus lines. However, two-lane streets are the only access to the site.

The two sites in southern Nashua are accessible from the Daniel Webster Highway by several routes.

The Spit Brook Road site sits north of a 44-acre expanse along the Merrimack River where Dow Chemical was once operated and which is under redevelopment. The developer identified a “donation parcel” with space for an 800-foot platform and 454 parking spaces.

The Simon Properties Group, which owns the Pheasant Lane shopping center, has not indicated whether or not it would be interested in hosting a train station. However, the company, which owns and operates more than 200 properties across the country, has started transforming its malls into mixed-use destinations with hospitality, leisure, business, residential and warehousing components to reduce their cost. dependence on conventional retail.

Meanwhile, CSX Transportation, which continues to acquire Pan Am Railways, told the New Hampshire Department of Transportation that it was “committed” to track upgrades on the New Hampshire main line between Nashua and Concord, which is owned and operated by Pan. Am, to allow the speed of freight trains to increase to 25 mph. However, additional investment in infrastructure would be needed to accommodate the much higher speed of commuter train service.

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Parking space

Foster + Partners Reveals Full PGA Tour Headquarters Near Jacksonville

Foster + Partners a officially revealed his new world home for the PGA Tour at the Tournament Players Club in Sawgrass (TPC Sawgrass), a legendary two-course golf mecca (the Stadium Course and the Valley Course), in the affluent seaside resort of Ponta Vedra Beach, near Jacksonville, Florida.

First announced in 2018 and inaugurated the following year, work on the highly anticipated $ 65 million complex was completed late last year and was fully ready for employees by mid-February, opening to a reduced capacity in January of this year. As the Jacksonville Business Journal, most of the more than 700 PGA Tour employees, at the time, were working remotely during the coronavirus pandemic.

A central three-level atrium crossing the building serves as a lively social space for an organization unaccustomed to operating under one roof. (Chuck Choi / Courtesy of Foster + Partners)

Originally based in Maryland, the PGA Tour has made its home in Ponta Vedra Beach since the late 1970s, when it moved to a two-building complex adjacent to TPC Sawgrass, which itself opened in 1980 over 400 acres of swamps. Two years later, the (initially irritating) Stadium Course designed by Pete and Alice Dye was established as the permanent seat of the annual High Prize Players Championship. This office campus, which in recent years has proven to be too small and obsolete for the organization’s growing workforce, and ultimately led the PGA to rent a number of satellite offices in a nearby shopping center, was demolished last week. This potentially makes way for a new green space that would be part of the TPC Sawgrass entrance and parking lot, as Laura Neal, PGA Tour senior vice president of communications, said. GolfWeek.

Located south of the main TPC Sawgrass pavilion and not too far from the (in) famous Stadium Course Island green, the new excavations designed by Foster + Partners of PGA Tour bring the entire organization together under one roof for the very first time. And what a roof it is.

Spread over 187,000 square feet, the structure is made up of a chunky three-level glazed volume cut in half by a central atrium that runs the length of the building. This is under a rising roof structure and supported by columns. Incorporating biophilic design principles in which natural light and the flow of fresh air were primary concerns, the new PGA Tour home takes on the appearance of a freestanding glass jewelry box placed squarely beneath a monumental pavilion that protects its inhabitants of the ruthless Florida Sun.

a large semi-sheltered outdoor square
With its terraces, sky-lit interior atrium and large sheltered plazas, the building takes full advantage of the mild climate of northeast Florida. (Chuck Choi / Foster + Partners)

“On our very first visit to the Sawgrass site, we were inspired by the quality of the landscape, the interplay of light and shade and water,” said Nigel Dancey, studio manager at Foster + Partners. “This led to our very first sketches, maximizing light and views under a generous overhanging roof that creates shaded outdoor terraces and room spaces.”

The aforementioned atrium, which serves as a central social space for PGA Tour employees, is a focal point of the building’s program. As Foster + Partners explained in its press release:

“The atrium is lined with flexible formal and informal meeting spaces as well as plenty of staff amenities. The two bays of the building are connected by 20-foot-wide bridges that encourage chance encounters and allow informal gatherings along the edges, without impeding the flow of people. A large central staircase cascading down into the central atrium creates a dynamic spatial and visual flow between successive levels. Flexible workspaces are located on the wide terraces along the atrium and at the ends of the building on upper floors to support an increasingly mobile workforce.

Flanked by a newly created ‘natural’ lake, PGA Tour’s new home also takes full advantage of the beautiful surrounding landscape, albeit very well groomed, and offers employees and guests panoramic views of the lush gardens. This includes a staff cafe and a fitness center on the west side of the building which directly overlooks the golf course. In addition, other notable features of the new PGA Tour HQ, as detailed by the Business journal, include six wellness centers, dedicated offices for PGA Tour television partner NBC, and no less than 150 display screens throughout the building.

Initial design work on a separate digital media building, also designed by Foster + Partners, is currently underway as part of a second phase that “will help create an integrated campus at TPC Sawgrass,” according to the company. .

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Parking space

Four-bank syndicate grants $ 94 million loan for Newark mixed-use project – Commercial Observer

J&L Companies, a private, family-owned and operated real estate investment company based in Newark, New Jersey, has incurred $ 94 million in construction debt from four banks to finance a mixed-use multi-family development to be located on the company’s preferred terrain, Commercial The Observer has learned.

National Bank of the Valley, Hapoalim Bank, Abanca United States, and TriState Capital Bank combined to provide debt on the 12-story, 403-unit multi-family property, which will also include more than 3,000 square feet of retail space and a parking garage of nearly 200 spaces.

Greystone Capital AdvisorsDrew fletcher led the team that arranged the construction debt on behalf of J&L. Matthieu hirsch and Steven Bridge teams up with Fletcher to close the deal.

“As a local developer, long-term practitioner and property owner for over 40 years, J&L is deeply committed to advancing the revitalization of downtown Newark by developing projects that will create a thriving and vibrant neighborhood for residents and local businesses, ”Fletcher said. .

Development – designed by Minno and Wasko – will be located at 55 Union Street in Newark’s central business district, a few blocks from the Prudential Center, Newark Penn Station and the Passaic river.

The developer’s plans for the property include a roof garden; a fitness center; an entertainment area; and an outdoor courtyard with barbecue stations, fire pits and lounging areas, according to Greystone.

founder of J&L Jose lopez stated that the project “add to the rich fabric of Ironbound [District] by offering local and future residents new housing that perfectly complements the neighborhood.

The company strives to elevate the property above what was once a parking lot for over four years. He began construction on the property, after working to lay the foundations, according to local reports.

Earlier this month, the Newark City Council introduced a bill that would reward developers with a 25 years property tax allowance. J&L should pay an annual service fee. The ordinance including the tax deduction was to be put to a vote this morning.

Several years ago, in 2017, when J&L first filed plans with the City of Newark to build the skyscrapers, zoning restrictions prohibited mixed-use high-rise developments from being housed in the region. A zoning change that would allow it to be built soon followed, as well as some opposition from local community organizations. In early summer 2018, the project proposal reappeared and was approved through Newark Central Planning Council.

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Parking space

People’s Park Complex parking lot put up for sale at a target price of S $ 42 million

SINGAPORE: A multi-storey car park at the People’s Park Complex was put up for sale by public tender on Tuesday, June 22 with a guide price of S $ 42 million, equivalent to S $ 57,000 for each parking lot .

The parking lot, which occupies levels three through six of the 31-story mixed-use commercial and residential development in Chinatown, includes 648 parking lots, 56 motorcycle parking lots and a catering unit on the upper level of the parking lot.

This spans a total strata area of ​​approximately 182,340 square feet, including the 2,809 square foot restaurant.

Marketing agent Brilliance Capital said the price of S $ 42 million is about S $ 208 for the parking lot and S $ 1,673 for the restaurant.

On a per parking basis, this translates to approximately S $ 57,000 per parking lot.

This is an “attractive price,” the agent said, referring to two other parking sales he made last year at Holland Road Mall and Parklane Mall. These parking lots were sold for over S $ 360,000 and S $ 70,000 respectively per lot.

FOCUS: Is there an environmental cost to Singapore’s love affair with bulk sales?

People’s Park Complex is zoned commercial, which means it can be purchased by local and foreign buyers without paying additional stamp duty for the buyer or stamp duty for the seller.

“As communal car parks are no longer allowed to have separate strata titles, it has definitely become one of the most closely held asset classes that is well sought after, but rarely available for sale,” Sammi said. Lim, executive director of Brilliance Capital.

She said incoming buyers can enjoy the security of immediate rental income from the restaurant unit.

It also presents an opportunity for investors, Ms. Lim said, adding that there is “potential for change in use through the settling of part of the parking lot”.

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Brilliance Capital said the parking sector “has proven to be an attractive alternative to traditional property classes” such as residential and commercial units, and is considered “relatively low risk investments”.

This has attracted investors who are looking for stable cash flow and a resilient asset class in which to invest.

With authorities limiting the number of parking lots in new developments, existing buildings with generous parking space hold a competitive advantage, he added.

“Due to the limited number of parking spaces and the high and significant parking costs in the heart of Raffles Place and Marina Bay CBD, the People’s Park Complex car park has become one of the beneficiaries where the office crowd uses a parking system. incentive parking to get to their offices, ”mentioned.

The call for tenders will close at 3 p.m. on July 29.

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Car park management

Seagate’s Windward Island is now sold out


Seagate Development Group has announced that picturesque Windward Isle – a gated enclave of 28 single-family residences on Airport-Pulling Road in Naples – is sold out.

Considered one of the premier luxury communities in the heart of Naples, Windward Isle offers eight fully customizable one and two story floor plans. They can accommodate from 2,583 to over 4,000 square feet of living space. This includes three to five bedrooms, three to five and a half baths, and a two to three car garage, all presented in an open plan layout that streamlines room-to-room flow.

Windward Isle homes showcase Caribbean-style coastal architecture, decorative aluminum shutters, cypress wood corbels, and a custom pool. These distinct details appeal to all age groups and a wide variety of lifestyles.

Designer interiors range from tray and volume ceilings with crown moldings to hardwood floors. Kitchens feature granite and quartz countertops, tile backsplash, Bosch appliance set, wood cabinetry, and accent lighting under cabinetry. The laundry room has a stainless steel refrigerator, while the master suite is topped with a freestanding tub, large walk-in closets, built-in sinks and a frameless shower stall. All interiors conform to the latest design trends and the most requested selections. Although these are some of the most popular finishes, they are customized according to each owner’s desire.

Windward Isle is just a few miles from the Mercato, Waterside Shops, The Ritz-Carlton and other popular shopping, dining and entertainment destinations. Facilities of this nature attract active individuals and families from across the country and around the world.

“We have developed and built a central and sensational community of enhanced functionality in a highly landscaped location. The finished product speaks for itself, ”said James Nulf, COO and partner at Seagate Development Group. “Windward Isle’s success in this tropical landscape inspired our team to seek future development opportunities with a similar concept. Seagate is already generating interest and is looking forward to revealing more details. “

About the Seagate Development Group

Seagate Development Group is a leading full-service development company specializing in a design-build process through new build, custom renovations, interior design, and management and rental services.

We are currently building custom residences for end users at Esplanade Lake Club, Quail West, Talis Park, Hill Tide Estates and other luxury residential communities in Southwest Florida. In addition to having recently completed a large estate model over $ 5 million in Quail West, Seagate is the developer and builder of 28 Windward Isle homes. Our team also continues to lead renovation projects in and around the region.

Seagate’s large-scale design-build projects include the $ 60 million global headquarters of NeoGenomics and the 60,000 square foot North American headquarters of Scotlynn USA Division Inc., as well as the management of more than 1 , 5 million square feet of retail space.

Seagate Development Group head office is located at 9921 Interstate Commerce Drive in Fort Myers. For more information, visit SeagateDevelopmentGroup.com.


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