First step taken toward Johnson County Courthouse construction Kansas City Star The reconfiguration of Olathe's courthouse square began June 1, as Johnson County deeded over one of its office buildings to the city a first step to get ready for courthouse construction. The ownership transfer of the county's vacated Centennial ... |
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First step taken toward Johnson County Courthouse construction - Kansas City Star
Details Published: 07 June 2017 Written by An-Li Herring - Town Crier Editorial Intern
Eliza Ridgeway/Town Crier A former parking lot abutting Castro Street and St. Josephs Church on Hope Street is being remade into a four-story complex containing office space, 12 condominium units and ground-floor retail.
Hoping to capitalize on the vibrancy of Mountain Views downtown core, developers have shown increasing interest in building out the areas restaurant and retail sites to include office space.
It almost feels like an avalanche of proposals for office space, said Robert Cox, who has served for five years on Mountain Views Environmental Planning Commission, which advises the city council on whether to approve development proposals.
Since January, Castro Street restaurant Fu Lam Mum has been converting its second-floor mezzanine into office space.
More recently, the owners of two popular restaurants on Villa Street, Chez TJ and Tied House, submitted a proposal to replace both of their structures with a four-story building. In a memo to Mountain Views Downtown Committee last month, the citys Planning Division reported that the building would include three floors of office space and a new ground-floor restaurant.
The memo also indicated that the city had received informal applications to construct four-story office buildings with ground-floor commercial space at 701 W. Evelyn Ave., where a Subway sandwich shop is now located, and 756 California Ave., currently Dental Fabulous. Informal application status means the projects remain in an exploratory phase intended merely to gauge the reaction of city officials.
With its proximity to public transit, many dining options and pleasant environment, Cox said, downtown Mountain View is a desirable location for employers.
But, he added, additional office construction threatens to bring more workers to the city at a time when the local labor force far outstrips the supply of housing.
Given the imbalance between jobs and housing, Cox said, we need to think about whats best in the long term.
The demand for more office space coincides with intensified focus among members of the Mountain View City Council on boosting housing construction. According to Planning Division data, the council has approved projects that would increase the local housing supply by 1,566 units. An additional 958 net new units were already under construction as of March.
City officials are also considering rezoning plans to permit the construction of up to 9,850 residential units in the North Bayshore business district and up to 5,000 additional units in the East Whisman area.
As a member of Mountain Views Environmental Planning Commission, Cox has observed an increase in the number of applications for new office projects since 2011, when the economy began to bounce back from the recession.
All development comes in fits and starts, Associate City Planner Eric Anderson said. Were very boom and bust, and were kind of in a boom now.
One project currently under construction will turn a former parking lot at St. Josephs Church into a four-story complex containing office space, 12 condominium units and ground-floor retail.
According to last months Downtown Committee memo, city officials are also negotiating with a developer on a proposal to construct offices and a hotel a block from the Mountain View Transit Center. Two parking lots currently occupy the site, known as the Hope Street Lots.
In March, the city issued permits for the construction of nine condominium units on an adjacent block. The four-story building will replace three apartment units.
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Mtn. View draws "avalanche" of downtown office proposals - Los Altos Town Crier
Gramor Development, Inc. announced on Wednesday that it has secured a $42.5 million construction loan with U.S. Bank for The Waterfront Vancouver development.
Specifically, the loan will support the construction of a seven-story office building and six-story residential structure on The Waterfronts Block 6. The street level of both buildings will feature a row of retail spaces known as the Shops at Waterfront Way.
This is a really exciting time for The Waterfront project, said Barry Cain, Gramor president, in a press release. The transformation is well underway and its unlike anything that currently exists in our area. Were turning what was once an industrial area into a vibrant destination for tourists, businesses and the surrounding community.
On behalf of U.S. Bank, Ann Young, senior vice president, Oregon market manager, said, Gramor is a driving force in revitalizing Vancouvers waterfront and the local community. U.S. Bank is excited to be part of the project and to help bring this vibrant and unique development to life.
Block 6 is expected to be complete in April 2018. Previously announced tenants include M.J. Murdock Charitable Trust, Cascade Sothebys International Realty and MidiCi The Neapolitan Pizza Company.
Beyond Block 6, other tenants signed on to the 32-acre, $1.5 billion project are WildFin American Grill, Twigs Bistro and Martini Bar (both at Block 9 of the development) and Ghost Runners Brewery (Block 12).
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Rendering courtesy of KTGY Architecture + Planning
A long-awaited transit-oriented development in the heart of Denvers Stapleton neighborhood is finally moving forward.
Included in the 35-acre developments first phaseis a 120-unit condominiumproject, something that has been all but nonexistent inrecent years due in large part, developers have said,to the states construction-defects laws.
There is a tremendous need for it, said David Friedman, president of D.H. Friedman Properties,the condo projects developer.
The five-story condo building will join a 190,000-square-foot Class A office building, a300-unit apartment building and 60,000 square feet of retail around a large public plaza south of theRegional Transportation DistrictsCentral Park commuter-rail station.
Master developer Forest City Stapleton and real estate firm Newmark Knight Frank announced the developments first phase Tuesday.
Were kicking it off with office, multifamily and retail we think its very important to have all those going at the same time so we can really start to create a sense of place and help people understand the context of the ultimatebuildout, versus having just one building, Forest Citysenior vice president Jim Chrisman said. This will be a very urban, mixed-use, transit-oriented development.
The buildingsare expected to break ground starting in late first quarter next year or early second quarter, with deliveryin the summer of 2019, Chrisman said. A hotel, too, is the works.
At completion, Central Park Stationcould be home to1million square feet of office space, 1,000 apartments, 400 condos, 120 hotel rooms and 100,000 square feet of retail.
The condo project, anticipated asthefirst of three phases, will include units that range in size from 550 to 1,200 square feet, Friedman said. Prices will start in the mid-$200,000s and go up to the mid-$500,000s.
Our price points are going to be dramatically lower than downtown with all the amenities of Stapleton, Friedman said. The condos youve seen have been inCherryCreek. Youre seeing some in Union Station. We are a different market. Our land costs are less.
Friedman said a recent change to Coloradosconstruction-defects laws, requiring a majority of a complexs condoowners to sign off onlegal action against a developer for shoddy construction,hasnt really impacted the way hell approach the project.
His Greenwood Village-based company has built condos in the past,including Villa Rosso, a seven-story, 65-unit complex in the Denver Tech Center near Belleview Station.
I do think they made big progress yesterday with that case, he said, referring to a related Colorado Supreme Court decision Mondaythat ruled a condo association could not change bylaws requiringbinding arbitration without the consent of the builder.I think that will help, but theres still a lot to do.
Forest City is developing the office building, apartmentsand public plaza in the first phase. Located a block from the train platform at East 37th Place and Uinta Street, the office building, Central Park Station One, will be six stories tall with each office floor offering outdoor terraces and balconies. Ground-floor retail will open onto the public plaza via roll-up doors.
Office is the last piece of the puzzle for Stapleton, Chrisman said. If you go down the checklist of what an office user is looking for, we believe we can check everything on that list.
Zoning generally allows for buildings up to 16 stories high near the train station, but Chrisman saidwhile they may get there eventually, they thought it would be a little aggressive to go that tall right out of the gate.
We have virtually unlimited expansion capability, he said.
And while many office tenants set their sights on downtown Denver, Central Park Station and Stapleton arejust a 15-minute train ride from Denver Union Station and they have lower rents and more affordable parking, Chrisman said.
The public plaza next to the office buildingwill be home to unique shade structures meant to emulate clouds floating over the prairie, he said.
Were trying to do something that will be memorable, that will be iconic, when you say Central Park Station, Oh, thats where that really cool public space is,' he said. Were looking at those elements that can act like the blue bear at the convention centeror themilk jug at Little Man.
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Office building, condos, apartments to kick-start Central Park Station development in Stapleton - The Denver Post
McGuire Development Co. got the green light to proceed with construction of a planned 48,000-square-foot office building in front of its Compass East project on Michigan Avenue, after winning over a neighborhood group and nearby church.
The developer plans to erect the new facility at 425 Michigan Ave., at the front end of the long parking lot for Compass East, formerly Sheehan Memorial Hospital.
The proposal had already been reviewed by the Buffalo Planning Board, but officials wanted to wait for final approval until the developer had met with the Copper Town Block Club to alleviate any concerns over parking, debris removal and noise. Residents also wanted to ensure the building's modern appearance would mesh with the area's historic character.
The meeting was held, and Erie County Legislator Barbara Miller-Williams, who also lives in the neighborhood, praised the developer's outreach efforts.
"This is a project that will spur economic development along the Michigan Avenue corridor," Miller-Williams said. "We're fortunate enough to have this modern-looking building. We wanted to make sure that the future meets the past."
McGuire unveils Compass East Phase 2 plans
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Office building on former Sheehan Memorial lot gets go-ahead - Buffalo News
A vacant garage at 85 Yonkers Ave. in Tuckahoe was recently torn down and will be replaced with a three-story office building. Wochit
The site of a former service garage at 85 Yonkers Ave. in Tuckahoe is fenced off for construction of a two-story office building, June 2, 2017.(Photo: Dan Reiner/The Journal News)Buy Photo
TUCKAHOE - A long-standing vacant building at the edge of town was torn down last month, making way for a planned three-story office building along the Bronx River.
Village officials often heard complaints from residents, Village Manager David Burke said, about the former service garage at 85 Yonkers Ave., at the corner of Scarsdale Road near the Yonkers border.
"It was such an eyesore," saidMichael Cuozzo, owner of Tuck'd Away Bar & Grill, which faces the property fromacross the street.
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Cuozzo, a Yonkers resident, said the 1,000-square-foot former garagehad been vacant for at least20 years. He said the crumbling building had a negative impact on his business.
"You had people dining at my place and youd look outside and had that ugly building," he said. "It was not a great attraction."
In 2013, the village Planning Boardapproved a proposal by the property's owner, Mario Durante, to demolish the garage and replace it with an office building. However, Durante lost funding for the project and the plan fell through, according to Scarsdale-based architect Leonard Brandes.
Durante brought his proposal back to the Planning Board in 2015, and it was approved again in July of that year.
The three-story planned office building tentatively called the "Durante Building" on the 0.1-acre property that abuts the Bronx River would have 2,600 square feet of office space, with five ground-level parking spaces underneath the structure, Brandes said. Construction is expected to begin this summer, and no tenants have yet been signed, he said.
A preliminary drawing of the planned Durante Building at 85 Yonkers Ave. in Tuckahoe(Photo: Leonard Brandes Architect)
Cuozzo said the new building wouldgive the village a fresh look as drivers and pedestrians enter from Yonkers. He said it wouldfitwith the village's development plans, with a hotel and restaurant being built on Marbledale Road and moreapartments underway on Main Street.
"Tuckahoe is doing so much to increase everything in town, and thats the beginning of town," Cuozzo said of the Durante property. "Itll be something better to look at as youre coming into Tuckahoe."
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Tuckahoe 'eyesore' torn down, office building planned - The Journal News | LoHud.com
Its a first for the United States: the State of Oregon and City of Portland have granted a building permit for the first Cross-Laminated Timber (CLT) high rise over 85 feet. The building is called Framework, an under development 12-story (148 feet tall), 90,000-square-foot mixed-use building in Portland, Oregon designed by LEVER Architecturethat will make use of a wood core structure. The building will house a bank and timber exhibit at ground level, offices and affordable housing above, as well as a roof deck and garden. Construction is expected to begin this fall, while the building is slated to open in the winter of 2018.
The design required rigorous fire,seismic, and other safety tests to prove its durability compared to typical steel and concrete construction. Testing and research at Portland State University and Oregon State University was funded in part from a $1.5 million U.S. Tall Wood Building award sponsored by the United States Department of Agriculture.
While Framework is not the first tall wood building in the U.S.Michael Green Architecture with DLR Group designed T3, a seven-story mass timber building clad in steel in Minneapolis and completed in November 2016it is now the tallest permitted mass timber building in the U.S. today.
(Courtesy of KPFF Consulting Engineers)
In the Pacific Northwest, Seattle was the first U.S. city to allow CLT in construction, yet the current building code caps wood office buildings at six stories high and wood residential buildings at five stories. Oregon may have gained an advantage through a convergence of factors: ample resources, performance-based testing, political support, and perhaps even that quirky Portland entrepreneurial spirit.
Projects like the Framework building present a new opportunity for Oregon that we are perfectly suited to take on, said Governor of Oregon, Kate Brown, in a statement. Oregons forests are a tried and true resource that may again be the key to economic stability for rural Oregon, expanding opportunity for communities hit hard by the decline of the natural resource economy. The Framework building shows that we can use sustainably harvested timber in a sustainable way to act as a catalyst for economic development through the creation of timber and manufacturing jobs in rural economies.
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The first cross-laminated timber high-rise in the US now has a building permit - The Architect's Newspaper
Homebuilding was down across Southern California in the first three months of 2017, but nowhere more than San Diego County, said a Real Estate Research Council report released Monday.
Residential building permits were down by 10 percent in the seven-county region compared to the same time last year and 37 percent in San Diego County.
It follows a trend that has worried local industry watchers for months, but might not be as bad as it sounds.
The biggest drop in San Diego County, 50 percent, was in multifamily construction apartments and condos but theres a catch. There were a lot of multifamily projects that began construction at the end of last year and could be a major reason for fewer permits being pulled at the start of this year.
Russ Valone, president of local industry tracker MarketPointe Realty Advisors, said there are roughly 3,100 units now in some stage of being built.
There was quite a bit of stuff started last year that is still in the construction cycle, he said. (This quarters numbers) might be a bit of a fluke.
Another potential for the slowdown is investors are concerned that rent has gone up too quickly. Valone said lenders are getting more cautious out of fear the market is getting overbuilt.
San Diego Countys rent went up the most in Southern California in the past year, said the Research Council, using rental estimates from Novato-based real Answers .
Data from real Answers showed average rent in San Diego County had increased 11 percent in a year, more than any other Southern California county. It was followed by Riverside County at 9 percent; San Bernardino County at 8 percent; Orange, Los Angeles and Ventura counties at 7 percent; and Santa Barbara County at 5 percent.
Estimates from real Answers are higher than other regional trackers that have San Diego County rent increasing 5 percent to 8 percent in a year.
Theres a little concern out there they are pushing the (rental price) envelope a little too much, Valone said.
Lastly, multifamily permits can be erratic because one building could mean an increase of 400 permits, as opposed to just a handful of single-family houses.
The only Southern California counties that showed an increase in residential permits in the first quarter from the same time last year were San Bernardino, 7 percent, and Riverside, 27 percent.
When it comes to the traditional house, Riverside County continues to be a standout in Southern California.
Riverside County had the second-highest number of single family permits pulled, 1,181, with Los Angeles County leading the pack at 1,252. San Diego County had 590 single family permits in the first quarter.
Alan Nevin, apartment industry analyst at Xpera Group, said San Diego County will have a stronger second half of the year because of single-family housing projects in Otay Ranch. Developers Baldwin and Sons, Shea Homes and Cornerstone Communities are all working on projects there.
Thats going to have a major effect on our numbers, he said. We will get better in the second quarter.
San Diego retail and office building permits were also low. Just 10 retail permits were pulled in the first quarter, down from 23 at the same time in 2016. No permits were granted for office buildings, down from 18 in 2016.
Industrial and hotel permits were up in the first quarter. There were 39 industrial permits in the first quarter, up from 10 in 2016, and 70 hotel/motel permits, up from 13 in 2016.
* * *
Residential building permits in the first quarter 2017
(County, number of permits and percentage change from first quarter 2016)
Los Angeles County: 4,313, -11%
Orange County: 2,258, -12%
Riverside County: 1,502, +27%
San Bernardino County: 1,383, +7%
Ventura County: 351, 0%
San Diego County: 1,409, -37%
Santa Barbara County: 125, -20%
phillip.molnar@sduniontribune.com (619) 293-1891 Twitter: @phillipmolnar
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Report: Housing construction collapses in San Diego County - The San Diego Union-Tribune
Rendering of Five Manhattan West, in the foreground
JPMorgan Chaseoccupies 123K SF in Five Manhattan West, Brookfield's 1.8M SF, 17-story office building in its Manhattan West megaproject on Manhattan's Far West Side. But two months after Whole Foods committed to a 60K SF grocery storeon the building's ground floor, the lending giant has decided to expand heavily.
JPMorgan signed a 305K SF expansion deal, announced Monday, to take a total footprint of 428K SF in the building at 450 West 33rd St., along 10th Avenue. Brookfield spent $300M renovating the former warehouse into a glass-enclosed office building with enormous floor plates, a project designed by Rex Architects.
Manhattan West has had a busy six monthsafter 2016 was gangbustersfor its more famous Far West Side counterpart, Related Cos.' Hudson Yards. The Eugene, Manhattan West's first residential building, opened this spring. Last December,the National Hockey Leagueagreed to move its headquarters andan official NHL store to One Manhattan West, the first new-construction office building in the complex.
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JPMorgan To Expand By 300K SF At Five Manhattan West - Bisnow
Lexington Herald Leader | Lexington's biggest construction projects: When will they be finished, or started? Lexington Herald Leader About a month after that, depending on the status of financing, work will begin either on the hotel or office building planned above it. Plans now call for CentrePointe to be finished by the end of 2018 and include a Marriott hotel, a Residence Inn, a ... |
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Lexington's biggest construction projects: When will they be finished, or started? - Lexington Herald Leader