U of L realigns $48 million loan for big downtown office building Louisville Business First Once formed, the research foundation approved a measure that would give authority to Postel to adjust terms for a $48.6 million construction loan with Old National Bank for a $78 million downtown project called the Pediatric Medical Office Building, or ... |
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U of L realigns $48 million loan for big downtown office building - Louisville Business First
A rendering of how the Gateway development will look.
By Holly Cook
Final development plans for the Mission Gateway site passed through the citys Planning Commission Monday with a vote of 8-1. The $162 million project outlined during this weeks meeting was virtually the same as what was put before the Mission City Council in December 2016 by developer Tom Valenti of Cameron Group LLC.
Plans include construction of a hotel, apartment building, restaurant and retail space and potentially an office building. The site will also include a partially free-standing parking structure and courtyard with seating and a performance area. Construction will roll out in three phases. The first phase will develop the apartment building with retail and restaurant space. The second phase will develop a 200-room Aloft and Element hotel and restaurant.
The final phase will develop three buildings in the area previously slated for the Walmart Superstore at the corner of Johnson Drive and Roe Avenue. Walmart backed out as a potential tenant in October 2016. According to Valenti these three buildings will serve as placeholders until tenants are secured.
Valenti said they would like to start the first phase of construction as soon as possible but did not provide details on a timeline. Previously Valenti had planned to initiate construction at the end of this month. The commission did not delve into a construction start date or how tax-increment financing (TIF) or community improvement district (CID) funds may be leveraged to finance the plans.
Instead Mondays discussion centered on a presentation of the modern-style design planned for the development. Buildings will be wrapped in corrugated metal, stained cedar, aluminum composite panels and precast concrete. The proposed color scheme used mostly blues and greys with a pop of canary yellow.
City Planner Danielle Murray said the plans complied with Johnson Drive design guidelines. Planning Commissioner Robin Dukelow said she liked the usage of yellow as an accent color. I think its kind of fun, but thats just my opinion, she said.
Planning Commissioner Jim Brown said he did not care for the heavy usage of metal and voted against approving the plans for that reason. It just seems like a lot of corrugated metal, he said.
City staff determined the sign criteria outlined in the plan was not sufficient and recommended the commission revisit that piece at a later time. Planning Commissioner Stuart Braden made the motion to accept the proposal, minus the sign component.
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Final site plan approved for Mission's Gateway development; construction to start as soon as possible - Shawnee Mission Post
Portland, Ore.-based Hoffman Construction is a national contractor that prides itself on using digital tools to complete its projects.
So, in mid 2015, when it was planning to renovate a 10,000-sf office space in Seattle, Hoffman challenged its interior designer, Gensler, to take a similar approach that would highlight Hoffmans digital integration and technical delivery techniques.
With the help of a host of digital productsincluding SketchUp, Revit, Faro, Navisworks, Cyclone, AutoCAD and CNCthe Building Team designed the space in just four weeks and helped the client build it in seven.
Hoffman is always looking to do the impossible in a possible amount of time. Gensler saw us as innovators showcasing our talents with this project, says Kevin Ryan, operations manager and GM for Hoffman Construction in Seattle.
The focal point was the Think Tank, a 2,000-sf space that would serve as the offices central hub. That space, according to Jeroen Teeuw, Senior Associate at Gensler who was Lead Designer on this design-build project, is clad in over 100 unique panels that were fabricated from shop drawings produced by digital scans. Fuller Cabinets in Eugene, Ore., supplied the panels, which were fabricated by Straight-Up Carpentry in Oregon.
Photo courtesy of Heywood Chan Photography.
Teeuw says that, before this job, Gensler had only rarely employed digital scanning for interior projects. The scans, he says, were accurate to the point where no tweaks to the design were necessary. Hoffman had a lot of trust in us, he says.
Demolition started on Sept. 1, 2015, and included four weeks of asbestos mitigation. Building started the first week October. Hoffman wanted to occupy the building by Christmas,so we had to identified what absolutely needed to be done in order to satisfy the fire marshals and inspectors, recalls Ryan. The Building Team stripped the floors, knocked down walls, and installed new T-bar ceilings.
For the renovation, the Building Team broke up the shop drawings into several packages, which Ryan says all but eliminated material waste.
Hoffman achieved its goal, even though the office wasnt fully completed until April 2016. The space includes conference rooms and private offices, a central teaming area, pantry/lounge/kitchen, open workspace, facilities space, and a reception area.
Southbrooke Medical Center is planned just east of Valewood Drive on more than 5 acres of undeveloped land on the south side of Immokalee Road in North Naples.(Photo: Tim Aten/Naples Daily News)Buy Photo
Two new medical office complexes are planned off Immokalee Road east of Interstate 75 in North Naples.
Southbrooke Medical Center is planned just east of Valewood Drive on more than 5 acres of undeveloped land on the south side of Immokalee Road. The proposed construction project includes two nearly 20,000-square-foot buildings for medical use, Collier County development records show.
Each of the identical one-story buildings is proposed to have 11 units ranging from 1,601 to 2,189 square feet, the site plan shows. The inline buildings will both front Immokalee Road and be built 30 feet apart by Naples-based Phoenix Associates of Florida.
Ground is expected to be broken soon for Southbrooke Medical Center. Construction will start once the project is 50 percent pre-leased, said Bill Young, senior associate for CRE Consultants, who is looking to sign medical and office tenants.
Were not too far off now, Young said. We have medical, dental, general practice and office uses lined up.
The tree-covered acreage was rezoned in November 2015 from estates residential to a commercial planned unit development zoning district to allow the project to be built. A swath of native foliage will be preserved between the rear of the development and Autumn Oaks Lane, a residential street to the south that runs parallel to Immokalee Road, the site plan shows.
The sole entrance into Southbrooke Medical Center is proposed from Immokalee Road to line up with the existing Executive Drive on the north side of the road, plans show. Turn lanes off Immokalee Road are proposed for both eastbound and westbound traffic.
Plans also show that 210 parking spaces for the medical offices will be divided between the north and south sides of the buildings. Medical offices require one parking space for every 200 square feet of building compared with one for every 300 square feet of general office space, according to the countys land development plan.
Equity Inc. recently broke ground for a freestanding office building to be built on a corner lot on the north side of Piper Boulevard near the intersection of Airport-Pulling and Immokalee roads in North Naples. (Photo: Tim Aten/Naples Daily News)
An unrelated development project by Equity Inc. recently broke ground on a 9,950-square-foot freestanding office building to be built on a corner lot on the north side of Piper Boulevard near the intersection of Airport-Pulling and Immokalee roads.
The property at 1035 Piper Blvd. is on the corner of Cypress Way East that was part of the parking lot space for the former Naples Dinner Theater, which closed a decade ago after an eight-year run. The new one-story commercial building will be built between The Lockup self-storage building and a medical office building with units for dentistry, dermatology, oral surgery, prosthetics and weight loss.
Suites from 1,500 to 5,620 square feet are available for lease in the proposed Piper Medical office building.
Declining vacancy rates in the area combined with the location make this new build an unsurpassable opportunity for office or medical tenants, according to a news release from Equity Inc., a full-service commercial real estate firm.
Sanctuary Nursery doubling in size
Pelican Nursery closing, land to be redeveloped
Orangetree Publix finally opens in Golden Gate Estates
4 or 5 restaurants planned for 2nd phase of Cameron Commons
Have a local question? Email it with your name and city of residence to intheknow@naplesnews.com.Tim Atens "In the Know" is published every Monday and Wednesday.Like In the Know on Facebook atfacebook.com/timaten.intheknow.
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In the Know: New medical offices planned in North Naples - Naples Daily News
OMAHA, Neb.
The lead developer on the Turner Park East project, which includes the area east of Midtown Crossing, said construction should begin in spring of 2018.
Brad Schoenfelder, President of the Midwest Region for Ryan Companies, said the company will spend the remainder of 2017 finalizing approvals and going through the city process to begin construction.
Mutual of Omaha has acquired the properties to be included in the Turner Park East project, and Ryan Companies will head up the development.
"We're very experienced in urban redevelopment and the challenges and the opportunities that come with that," Schoenfelder said.
Ryan Companies' plans include a 150,000 square foot office building on the south side of Farnam, which will include multiple tenants. On the north side of Farnam, the developers are planning for a mixed-use development including a hotel component, multi-family residential units and a city-owned and financed parking deck.
"We just want to make sure that we're continuing to activate the streets and how were doing that is more about residential, hospitality," Schoenfelder said.
Schoenfelder said Ryan Companies is working with the homeowners association at the remaining Twin Towers buildings, now named The Condominiums at 3000 Farnam.
They are also working with the Midtown 2050 group, which is behind a proposed streetcar that would run from Midtown into downtown Omaha and to the Creighton campus.
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Turner Park East developers hope to begin construction in spring 2018 - KETV Omaha
The building also helped to shape the popular imagination about the LAPD, through its appearances on the television show Dragnet in the 1950s and in the more recent police procedural, The Closer.
Mon March 27, 2017 - National Edition Elizabeth Chou, Los Angeles Daily News
The Parker Center building as it stands now. Photo by Hans Gutnecht LA Daily News SCNG
The Los Angeles Police Department's former headquarters, Parker Center, will be demolished and replaced with a $483 million office tower to house city employees under a plan approved by the City Council.
The council voted 12-0 Friday to greenlight the Bureau of Engineering's proposal to replace the eight-story Parker Center with a 27-story tower. The first floor will include commercial and exhibition space, according public works officials.
Preservationists from the Los Angeles Conservancy had been advocating for the city to rehabilitate the building, at 150 N. Los Angeles St., instead of demolishing it. But the council last month denied giving it a historic-cultural monument designation.
Those in favor of keeping the building intact pointed to the complex history of the building, which served as the LAPD's administrative building, with a jail and crime labs, from 1954 until 2009. That era represented both some of the controversial chapters in the Police Department's relations with the African-American community, as well as some of the improvements and efficiencies achieved in the department.
The building was originally called the Police Administration Building, but later renamed for Police Chief William H. Parker when he died in 1966. Charles Manson, Sirhan Sirhan and the Hillside Strangler were among the most notorious criminals booked at the facility.
The building also helped to shape the popular imagination about the LAPD, through its appearances on the television show Dragnet in the 1950s and in the more recent police procedural, The Closer.
Parker Center is the work of architect Welton Becket, who also designed the Music Center and the Capitol Records building.
Councilman Jose Huizar said Friday the building should be demolished because it is not a good example of Becket's work, and its existence dismisses the history of the Japanese-American community and businesses that were displaced when Parker Center was built.
Some artwork from Parker Center will be preserved, including a bronze sculpture by Bernard J. Rosenthal and a mosaic mural by Joseph Young.
Huizar said funds are still being gathered to move ahead with the demolition and office building project.
The existing building has structural deficiencies that make it unsafe for use, and due to asbestos in the building, the demolition would likely occur slowly, with the structure being taken apart bit by bit, public works officials said in a recent committee meeting.
The offices at the Parker Center site are expected to serve as the first project in a larger plan to revamp the Civic Center where City Hall sits. The council voted to begin studying a Civic Center master plan that aims to bring more housing, office and commercial space to the area, as well as better integrating the Civic Center into the surrounding communities, which include Little Tokyo, Chinatown, El Pueblo and the Arts District.
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Iconic Police Headquarters Faces Demolition - Construction Equipment Guide
Max Sullivan msullivan@seacoastonline.com @MaxSullivanLive
HAMPTON Construction for a new Marriott hotel and office building will soon be in the works on Exeter Road, as the Planning Board approved the projects site plan and wetlands permit.
The Planning Board made the approval at its March 15 meeting. The hotel, a SpringHill Suites Marriott, and the office building are slated to be built at 287 and 299 Exeter Road, which is next to CRs Restaurant. The project is being put forth by AG Hampton Hospitality.
The Marriott will have four stories, 104 rooms and approximately 150 parking spaces with an internal driveway connection to CRs, according to Planning Board meeting minutes. The office building, which does not yet have a tenant secured, will be 40,000 square feet with three stories and 204 parking spaces.
Units in the hotel will each have a living room and a bedroom as well as refrigerators and microwaves, and exterior patio areas will be available for guests. The hotel itself will not contain a bar or restaurant. The building will feature pitched roofs, clapboard siding and other bandings to give it a New England colonial look.
The Planning Board voted unanimously to approve the wetlands permit for the site, then voted 6-1 to approve the site plan. Chairman Brendan McNamara voted against passing the site plan because he believed the board should have waited until its next meeting to make a decision. He said that would have given board members more time to consider the project and allow the newest member of the board to participate.
The projects construction is contingent on the finalization of a sewer association, which would be responsible for a private sewer system used by businesses on or near Liberty Lane. Plans for the hotel and the future site of a neighboring assisted living facility were put on hold last year when the town and stakeholders could not come to terms on who would be responsible for the sewer.
In February, selectmen and stakeholders approved documents for a sewer association proposed by stakeholders and vetted by the town attorney, allowing construction of the assisted living facility to move forward. Selectman Jim Waddell, his boards representative to the Planning Board, asked if representatives from AG Hampton Hospitality had seen the sewer association documents and were prepared to be part of the association.
Attorney Chris Mulligan, representing AG Hampton Hospitality, replied his client is on board with the sewer association. He said the applicants part in the association is still a work in progress, but he said there appears to be an end in sight.
We certainly anticipate that a condition of approval would be (that) everything is done to the towns satisfaction with regard to the Liberty Lane sewer association and the easements that need to be in place, said Mulligan.
AG Hampton Hospitality will have five years to complete the project under the conditions of the Planning Boards approval, the five-year clock starting when the sewer association is finalized. Board members said that would prevent the company from losing time to work in the event the sewer associations formation is delayed by several months.
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New Marriott hotel gains approval - Seacoastonline.com
The tower, designed by CBT Architects, will feature double the traditional amount of vision glass in an elliptical, bevel-edged frame.
BostonSkanska USAs bid to build the most sustainable block in Boston moves closer toward realization with the development and construction services companys topping out the office tower at 121 Seaport. Skanska is on track to complete the 400,000-square-foot building, located in the citys Seaport District in 2018.
The Seaport District is an old industrial area, close to CBD downtown. Its on the way to be developed from something that was really on the outside, not really used, into something that is really hot, both for residential development, but also specially for commercial development, Johan Karlstrom, CEO of Skanska AB, Stockholm-based parent company of Skanska USA, said during the companys first quarter 2016 earnings conference call on May 12, 2016.
Reaching the top-out point at 121 Seaport, which also encompasses approximately 50,000 square feet of retail space, was no simple task. Skanska didnt take the easy route, utilizing the unconventional up-down construction method, which calls for building the foundation and frame concurrently. Additionally, with a construction team of roughly 200 professionals, the company installed 3,400 tons of steel, put in place 63,000 fasteners and set four 76-foot-long plate girders to support the high-rises position above the Silver Line Tunnel. There were certain issues at one point, when excavation at the site uncovered remains of a wooden cargo ship that had succumbed to the sea in the 1800s. Skanska temporarily halted the project for an official archaeological investigation, and later resumed activity toward the topping out milestone.
The tower, designed by CBT Architects, will feature double the traditional amount of vision glass in an elliptical, bevel-edged frame not seen anywhere else in the area. The building will be a model of sustainability as well. From the get-go, we set out to create a building that will stand out from the rest, and 121 Seaport is as striking as it is efficient, Charley Leatherbee, head of Skanskas development operations in Boston, said in a prepared statement. In line to achieve LEED Platinum status, the highest level of LEED certification, 121 Seaport will utilize a rain reclamation system for filtering and reusing rainwater, and a chilled beam mechanical system to decrease energy consumption. Ample natural light and water-efficient plumbing fixtures will also be on the buildings list of green attributes.
121 Seaport will join two existing developments to finish Skanskas creation of Bostons most sustainable block. 101 Seaport, which Skanska sold for nearly a half-billion dollars in 2016, is part of the trifecta. The 440,000-square-foot office building is home to Skanska and counts the North American headquarters of accounting giant PricewaterhouseCoopers as its anchor. The green block also includes Watermark Seaport, a 300,000-square-foot residential tower. All three projects help Boston maintain its high ranking on the list of the greenest cities in North America. According to the sustainable cities index produced by Arcadis, a top global design and consulting firm, Boston holds fifth place, coming in just ahead of San Francisco, the greenest city on the West Coast.
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Skanska Tops Out on Green Office Building in Boston - Commercial Property Executive
Foundry III rings up one of SF's highest price-per-sq.-ft. sales San Francisco Business Times If the building's construction signaled a revival in the city's office market, then the sale of the building by Tishman Speyer and J.P. Morgan Asset Management to American Realty Advisors in December reflected its continued upward trajectory. Located ... |
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Foundry III rings up one of SF's highest price-per-sq.-ft. sales - San Francisco Business Times
Frank Gehry, the legendary starchitect who designed the Walt Disney Concert Hall and myriad other Los Angeles landmarks, is leaving his mark on El Segundos growing creative office landscape.
Construction is underway on an 80,000-square-foot standalone building designed by Gehry at Utah Avenue and Douglas Street, part of a campus that was formerly home to Xerox Corp.
Set to open by the years end,Ascend at Utah Avenue Campuswill feature 24-foot clear-height ceilings, towering glass panel walls and a 16,000-square-foot balcony.
Unlike other creative offices taking shape in repurposed warehouses once used by aerospace and defense manufacturers, Gehry is starting from scratch, demolishing existing structures and raising the building onto a podium that will house ground-level parking.
Renderings show a vast open space filled with natural light, skeletal support beams, lights hanging from exposed high ceilings and a mix of hip work stations and lounge areas. The space also can be divided for two 40,000-square-foot tenants.
The $50 million project is being developed by NSB Associates, a Beverly Hills-based commercial real estate firm founded by Gehrys longtime friend, Larry Field.
Freeing space
In a video highlighting the project, Gehry said tenants like creative office space because it offers the freedom of not being locked into a cubicle.
Its not architectural in the sense that youre making an architectural statement, it is really creating an environment that energizes and promotes interactivity in a less formal way, said Gehry, who also designed Facebooks 430,000-square-foot campus in Menlo Park.
Seven years ago, Gehry came close to moving his own offices to El Segundo. He also designed a43,500-square-foot research and development facilityon the Utah Avenue Campus for Kite Pharma.
In the video, his son, Sam Gehry, called the city an up and coming area with a nice, sort of small-town feel in LA, but theres always been sort of these quirky little warehouse spaces leftover from the aerospace industry kind of moving out.
Utah Avenue Campus promotes its location near Los Angeles International Airport, the 105 and 405 freeways, and the Metro Green Line as selling points, as well as the citys business-friendly reputation.
Several years ago, El Segundo embarked on an ambitious rebranding and marketing effort to draw in tech companies getting priced out of Silicon Beach, highlighting incentives, such as lower business tax rates, a streamlined permitting process and accelerated plan checks.
More than 100 companies have opened up shop since in the small city of 16,500 residents, where the population swells to more than 70,000 mostly professionals in the daytime.
Sending parking underneath the building breaks the mold of a standard warehouse, Sam Gehry said in the video.
Because we had the freedom to break from a traditional warehouse in the sense that theyre pretty much boxes with no windows, we were able to incorporate all of the windows into the facade at this point in the design of the building as well as a lot of skylights and natural light, he said.
A website marketing the property gives visitors a 360-degree virtual tour of the building and patio.
A 'pioneering building'
Anthony OCarroll, vice president of NSB Associates, said the firm originally planned to refurbish a couple existing buildings it acquired on the site.
But when we had the opportunity to work with Frank, he suggested to us building across those two lots, taking them down and solving the parking problem by going up, he said. He thought it would really work here and I think its the first time Im aware of that this sort of ground-up construction is being done in El Segundo.
NSB Associates began acquiring property in El Segundo 12 years ago, OCarroll said, and in that time, the city has transformed from an aerospace hub to a magnet for creative offices. He called the Ascend project a vote of confidence in the city.
Its a kind of pioneering building and it speaks to the way that El Segundo is going to continue to grow and to develop, OCarroll said. Theres a lot of interest from real estate investors and builders down there.
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Frank Gehry designed this hip, creative office building in El Segundo ... - Beach Reporter