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The office that oversees the seismic safety of California's public schools can't show that it has approved all building plan changes, heightening the risk that some schools don't meet standards and are unsafe, according to a state auditor's report.

The Division of the State Architect is required to ensure that all school building plans meet earthquake safety standards. But a review by the California State Auditor's office found that changes in plans frequently aren't approved and that the regulatory office lacks processes to track the alterations.

The report urges regulators to improve their handling of school "change documents" to lessen the possibility of contractors erecting an unsafe building. The report states:

Regulations require that the school districts design professionals submit plan changes to the division for review and approval before undertaking related construction.

However, several holes in the plan change process create a situation where the division cannot demonstrate that it has approved all plan changes before the start of related construction, risking construction that does not meet building standards and that may be unsafe.

In fact, the divisions Project Certification Guide states that there have been many instances where the field change process was not followed and change orders did not receive division approval, yet construction was completed.

In a letter to the auditor, Fred Klass, director of the Department of General Services, pledged that new rules would be implemented by the end of the year that would assure "all relevant plan changes are received, reviewed, approved and documented by the division." The general services department is the parent body of the state architect's office.

California law requires the state architect's office to enforce the Field Act seismic regulations for schools that were enacted nearly 80 years ago. The law is considered a gold standard of construction, and it requires oversight from state regulators to ensure professional engineering and quality control from the early design phase to the first day of classes.

The Field Act grants these regulators "the police power of the state" over the construction of public schools.

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Seismic regulator must improve building plan oversight

Brookfield Office Properties Inc., encouraged by low vacancy rates in Torontos financial district, said it plans to begin construction on a second office tower of the citys Bay Adelaide Centre.

Brookfield announced professional services firm Deloitte as the anchor tenant, committing to lease about 43 per cent of the 980,000 square feet of space in the planned 44-storey building.

The new Bay Adelaide Centre East will be adjacent to the existing Bay Adelaide Centre building, which was completed in 2009 and is now 95 per cent leased.

Strong fundamentals and low vacancy in Torontos financial core signify the markets willingness to support new office development, said Jan Sucharda, president and chief executive officer of the Canadian operations of Brookfield Office Properties Inc.

The move to build another large office tower adds more sizzle to Torontos scorching real estate scene. The downtown is already crowded with condominiums recently completed or under construction, along with a number of new high-end hotels.

Deals are also flying. Across the street from the site of the new Bay Adelaide Centre, the landmark Scotia Plaza tower sold for $1.27-billion in May and marked the highest price ever paid for a Canadian office building.

All the action has some observers worried the market could be overheating. But Brookfield says it has done its research. Spokesman Andrew Willis noted that in Toronto there are roughly 20 financial services, accounting and law firms with leases that will expire in the next few years, making them suitable tenants for the new tower. And if enough of them want to move, Brookfields property at Bay and Adelaide has room for a third, 600,000 square foot tower. The real estate developer is currently seeking a lead tenant for that building.

For nearly two decades, Toronto saw very little new supply of skyscrapers. But with borrowing costs low and the Canadian economy stable relative to other major economies, development money is piling in. Vacancy rates in the citys historic towers are practically negligible, and a number of recently constructed towers have filled up shortly after their construction.

Anchor tenant Deloitte will consolidate its employees from across five different office towers into 17 floors of the new building. Deloitte has committed to a 15-year lease of 420,000 square feet. Construction is expected to be complete in 2015 or early 2016. That will be just after the Royal Bank of Canadas new 30-storey, 930,000-square-foot Canadian headquarters in Toronto will be finished.

Other cities are booming as well. On the east side of Calgarys downtown, H&R Real Estate Investment Trust built the 58-storey Bow, and cities such as Vancouver, Edmonton and Ottawa all have strong office markets with low vacancy rates. The office sector has gotten so hot that Dundee REIT, a venerable real estate company, is planning to shed its industrial properties to focus solely on office buildings.

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Brookfield set to build second office tower at Toronto’s Bay Adelaide Centre

IOWA CITY, Iowa - Iowa City may put nearly $1 million in public money toward a $5 million medical office building proposed for an east-side neighborhood city leaders have targeted for redevelopment.

MDK Development LLC has asked for the money for the 14,850-square-foot building it wants to build at the corner of Muscatine Avenue and William Street in the Towncrest neighborhood.

On Tuesday, the City Councils Economic Development Committee, made up of council members Susan Mims, Michelle Payne and Mayor Matt Hayek, voted unanimously to recommend the project receive $950,000 in city money. The full City Council will make the final decision at a future meeting, possibly next week.

It would be the first new building constructed as part of the citys efforts, started a couple of years ago, to revitalize the Towncrest neighborhood. Towncrest was originally intended as a medical campus south of Muscatine Avenue, but many of the medical offices have relocated and there has been a lack of investment the area.

Mims said she thought the medical building could be a catalyst for further projects.

Im excited to see some significant private money coming in. I think its a real key, she said.

The public money would come up front from three sources, said Tracy Hightshoe, Iowa Citys community development planner. It would include $325,000 from two programs created to help with Towncrest projects. The other $625,000 would come from selling bonds, which the city would repay with tax increment financing.

The city received an opinion from the National Development Council saying the project demonstrated a need for the $950,000.

Hayek said city staff also thoroughly vetted the request.

I think this is a significant jumpstart and is absolutely consistent with what weve talked about for years, he said.

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Committee Recommends Iowa City Give $950,000 to Medical Building Project

FEB. 15, 1923

The real estate page featured a story about a new fireproof office building at 15 Beach street, at Union place, in Stapleton (which still stands today). "This building, which is owned by Otto W. Pape of Stapleton, will give an office and store building to Staten Island that will compare favorably with any building in New York or any other city in point of construction, utility and finish. The structure, which is of the type known as a 'flatiron' ... is being built at a cost of $300,000. Among the firms that have already signed leases are Lockwood and Cotton for a drug store on the ground floor, Rueben Mord for a dry goods store, and the Staten Island Savings Bank. The Pape Building will be five stories high. Some of the openings for stores will be made easily removable for the entrance of automobiles, so making the stores adaptable for automobile show rooms. The building throughout will have abundant toilet facilities."

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Historic pages from the archives of the Staten Island Advance: Feb. 15, 1923

Story by Corey G. Johnson

The office that oversees the seismic safety of California's public schools can't show that it has approved all building plan changes, heightening the risk that some schools don't meet standards and are unsafe, according to a state auditor's report.

The Division of the State Architect is required to review all school building plans to ensure earthquake standards are met. But a review by the California State Auditor's office found thatchanges in plans frequently aren't approved and that the regulatory office lacks processes to track the alterations.

The report urges regulators to improve their handling of school "change documents" to lessen the possibility of contractors erecting an unsafe building. The report states:

Regulations require that the school districts design professionals submit plan changes to the division for review and approval before undertaking related construction.

However, several holes in the plan change process create a situation where the division cannot demonstrate that it has approved all plan changes before the start of related construction, risking construction that does not meet building standards and that may be unsafe.

In fact, the divisions Project Certification Guide states that there have been many instances where the field change process was not followed and change orders did not receive division approval, yet construction was completed.

In a letter to the auditor, Fred Klass, director of the Department of General Services, pledged that new rules would be implemented by the end of the year that would assure "all relevant plan changes are received, reviewed, approved and documented by the division." The general services department is the parent body of the state architect's office.

California law requires the state architect's office to enforce the Field Act seismic regulations for schools that were enacted nearly 80 years ago. The law is considered a gold standard of construction, and it requires oversight from state regulators to ensure professional engineering and quality control from the early design phase to the first day of classes.

The Field Act grants these regulators "the police power of the state" over the construction of public schools.

Read the rest here:
Audit: Seismic regulator must improve building plan oversight

Boston officials plan to give State Street Corp. $11.5 million in tax cuts to construct an office building on the South Boston Waterfront, the latest deal by the city to help transform the once-shabby industrial district.

The proposal, announced Monday, would help finance construction of an 11-story building at the Channel Center complex off of A Street. The tax break, which needs approval from the Boston Redevelopment Authority, would be spread over 15 years.

The project would be a major boost for the complex and for the wider area, which would be expected to benefit from thousands of new employees dining at its restaurants and patronizing other businesses.

Development activity is beginning to increase on the waterfront, with both office and residential builders moving forward with large-scale projects as the economy recovers - some without help from the city.

State Street, one of the citys largest financial services employers, has been negotiating the tax break for several months.

The new building, at 1 Channel Center, would cost about $225 million and contain about 525,000 square feet of space. It is scheduled to be completed by February 2014. The BRA will consider whether to approve the tax break at a meeting next month.

State Street is the latest of several large companies to win a tax break for new offices on the waterfront, where Boston officials are trying to create a so-called Innovation District with new businesses, retail stores, and residences.

Vertex Pharmaceuticals Inc. received more than $21.8 million in city and state tax incentives for a pair of large office buildings under construction at Fan Pier. In prior years, JP Morgan Chase & Co. and Manulife have also been given favorable tax treatment.

Such deals are often controversial, because they are typically given to large, profitable companies. State Street, for example, reported net income of $1.92 billion in 2011 and paid its chief executive, Joseph Hooley, total compensation of $16 million, according to documents filed with regulators.

Moreover, State Street was not proposing to build elsewhere if Boston did not provide the tax break, according to city officials. And development in the Innovation District appears to be moving forward in its own right.

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State Street latest to get tax break on waterfront property

By Casey Ross, Globe Staff

Boston officials will give State Street Corp. $11.5 million in tax cuts to construct a new office building on the South Boston waterfront, part of the citys effort to transform the once shabby industrial neighborhood into a thriving district of new homes, businesses, and retail stores.

The tax deal announced today will help finance construction of an 11-story office building for State Street at the Channel Center complex off A Street. The $11.5 million tax break, which still needs approval from the Boston Redevelopment Authority, will be spread over 15 years.

Among the citys largest financial services employers, State Street is the latest of several companies to win a tax break for new offices on the waterfront. Vertex Pharmaceuticals Inc. received more $21.8 million in city and state tax incentives for a pair of large office buildings nearby at Fan Pier.

Such tax deals are often controversial, as the companies receiving them are often profitable. State Street, for example, reported net income of $1.92 billion in 2011 and paid its chief executive, Joseph Hooley, total compensation of $16 million, according to government filings.

But city officials say the tax breaks are necessary to spur investment in the neighborhood. In 2008, investment bank JP Morgan Chase & Co. received a $4 million break to move to the waterfront.

The tax concessions for State Street will reduce its tax bill by about 20 percent, but the company will still pay $43.4 million in new taxes over the 15-year period and create 1,200 construction jobs.

State Street Bank & Trust Co is Bostons seventh largest employer and keeping this economic giant in the city not only ensures that we are retaining jobs, but is a key to attracting new jobs and creating an economically successful and vibrant city, Boston Mayor Thomas M. Menino said in a statement.

State Street could not be reached immediately for comment. The company has thousands of employees in Boston and already occupies some of its most prominent commercial buildings.

Channel Centers developer, Commonwealth Ventures, filed detailed plans for the office building last month, but State Street was not formally revealed as the tenant until today. The project will also include construction of a parking garage and public parks next to the new building. Commonwealth has also signed on a new development partner, Area Property Partners of New York, for the project.

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State Street Corp. to get tax break for waterfront building

By LINDA REILLY Times Correspondent, llreilly1@gmail.com

EAST LANSDOWNE After five years of planning, the East Lansdowne Fire Co.s new administration building is under construction next to the fire station.

In 2008 the fire company received a $95,000 grant from the Pennsylvania Department of Community and Economic Development to erect an administration building next to the firehouse, completed in 2002.

Fire Chief Thomas Johnson credited Delaware County Councilman Mario Civera with assisting in obtaining the grant to develop the property next to the firehouse at 164 Lexington Ave.

In 2009, about one-third of the money was used to fund the demolition of the house on the property, Johnson said. It was in very poor condition and came with the land.

According to Johnson, an anticipated grant was not received because of the onset of the recession.

Officials received an extension to use the balance of the grant to construct a 2,440-square-foot, L-shaped building by Conestoga Buildings Inc., a subsidiary of Doubletree Structures.

This builder will be providing a custom post/frame structure, Johnson said. This is just the shell of the administration building (with) a roof, walls, floor, windows and door.

The (balance of the) grant was not large enough to support the completion of the interior. Pending future funding, planning is already under way with another contractor to find a solution to the interior layout.

It will provide living quarters and office space away from the vehicle building to support the professional business facet of the organization.

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Construction begins for East Lansdowne Fire Co. administration building

Myers Crow & Saviers, Ltd., will begin construction on the 135,000- square-foot Mason Creek Office Center, on Merchants Way near Mason Road in Houston's Energy Corridor, in the third quarter of 2012 with completion in April 2013. The property is located on 10.8 acres in Mason Creek Corporate Park, a covenant- restricted, master-planned business park owned by Parkside Capital. The two-story office building will feature 67,500-square-foot floorplates, energy-efficient construction and systems, and flexible parking ratios to accommodate high-density office users. The project is applying for LEED certification by the U. S. Green Building Council. Moody Rambin Interests has been retained to lease and manage the property.

With the construction of the Grand Parkway in Katy from I-10 to Highway 290, the timing is right for this location, says Mark Saviers, principal, Myers Crow & Saviers. "Large companies seeking cost-efficient, Class A space are moving westward along I-10 to find it and to be closer to where their employees live. The strength of this market is demonstrated by the fact that Mason Creek Office Center is a speculative development; construction is proceeding without the requirement of tenant pre-leasing.

Mason Creek Office Center is designed to appeal to the most active tenants in the marketenergy, engineering and health care companies that have consolidation needs in west Houston/Katy, says Bob Cromwell, managing director, Moody Rambin Interests. "This property meets or exceeds the power and energy-efficiency requirements for the long-term growth of today's businesses."

Katy Area Economic Development Council CEO Lance LaCour noted that this will be the first major speculative office building located in the Katy area west of Park Ten. "The EDC assisted with the site selection search and will help with marketing and incentives. We are excited about this facility and the business recruiting opportunities it will bring to the Katy area," he said.

Mason Creek Office Center is immediately accessible to Interstate 10/Katy Freeway and the Grand Parkway/Highway 99. The residential neighborhoods of Katy/Cinco Ranch and Northwest Houston are nearby. The building's location has the electrical capacity for two 6.5-megawatt circuits to be brought to the building to power call or data center operations. The property also includes backup generator infrastructure, partially covered parking and two-story atrium entries. The 6-cars-per-1,000-square-foot parking ratio is expandable to approximately 6.5 cars per 1,000 square feet for high-density parking requirements.

Myers, Crow & Saviers, Ltd. is a real estate development, leasing and investment firm focusing on the development of office and industrial buildings in Houston, Dallas/Fort Worth and San Antonio. Established in January 1994, the firm has more than

70 completed or current projects totaling 11,000,000 square feet.

Moody Rambin Interests is Houston's largest locally owned, full-service commercial real estate brokerage and management firm. Established in 1969, Moody Rambin Interests specializes in providing project leasing, tenant representation, disposition, development, consulting and management services to owners and tenants throughout the United States. The firm's portfolio includes the retail, office and industrial properties.

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Construction to begin on Mason Creek Office Center

DANBURY -- An oversized bucket loader put dirt into dump trucks lined up on Bank Street Monday, as city officials oversaw site work at the new headquarters for Head Start of Northern Fairfield County.

Crews were removing dirt on the corner of Foster and Bank streets before beginning the foundation for the one-story building.

It's scheduled to be ready for the summer of 2013.

"It's very exciting,'' said James Maloney, who manages the federal Head Start grant as president and chief executive officer for the Connecticut Institute for Communities.

"The staff are delighted. There are a lot of advantages to have the program's staff in the same building with the classrooms," Maloney said, since now the offices are across town from the classrooms.

The project has been financed with a $4 million state grant and a $4 million city bond.

The city demolished the former Immanuel Lutheran School in December to build this facility on the site after the old school proved too expensive to renovate.

This building will have four early Head Start classrooms for 32 children, age 6 weeks to 3 years; 11 Head Start classrooms for about 220 3- and 4-year-olds; and classroom for parent training and other facilities.

The early Head Start and 11 Head Start classes will move from the current location at the Mill Ridge Educational Center, and Maloney said he hopes the other two Head Start classes at Mill Ridge will have space in another city school.

The city plans to renovate the educational center for use by two middle school programs. Head Start will continue to run its two Head Start classes at Sacred Heart School and two at the Laurel Gardens housing development.

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Head Start building project under way