Development in downtown Phoenix has been on the rise, with $6 billion spent on redevelopment since 2005. These projects are continuing to grow but there are still issues creating a more livable, walkable city, according to a development expert.

There are over 3,500 housing units and 290,000 square feet of retail space being built, and many will be finished by the end of 2020 and early 2021.

According to Downtown Phoenix Inc., there are 19,500 downtown residents. In just over a year, they expect a 13% increase to 22,000 residents by 2022.

Most of the 13 housing developments under construction will include ground floor retail, expectantly bringing more services downtown and add to the existing restaurants and bars. The Arizona State University campus is also continually expanding, attracting more people as well as light rail expansion and scooters to provide accessible transportation.

But these projects might not support the city as well as it seems. With the market shifting and ASU expanding and bringing more students, people need accessible amenities to create a life central to downtown and balance the number of restaurants with other essential services.

The city of Phoenix has done a really good job of putting the investment like the light rail in, working and partnering with ASU to get that development going, Thomas Maynard, vice president of Business Development at the Greater Phoenix Economic Council said. The capital markets are now trying to deploy capital projects all across the U.S., and Phoenix is top of their list in terms of new investment.

Downtown typically caters to millennials, business professionals and college students, Maynard said and that younger people want to live downtown.

With the apartments that have their future rates available, most have a baseline of upwards of $1,200 a month.

Theres not enough diversity in the kinds of units being built you dont have units that can accommodate families because we didnt have a big supply of rental units ahead of these current higher-priced units coming online, Dr. Meagan Ehlenz an assistant professor at the School of Geographical Sciences and Urban Planning at ASU said. Its not like we have a supply of affordable housing downtown to create a balance, its really shifting the mark, selling everything at a higher price point.

According to the U.S. Department of Housing and Urban Planning, the average rent for a one-bedroom apartment in Phoenix is $1,200 $1,400. Most of the housing currently downtown fits into this market rate, but more luxury accommodations are being built above the market rate.

A thriving community has a mix of income and a mix of experiences. But what youre seeing built is very cookie cutter, Shannon Scutari, President of Scutari and Co. and expert in sustainable growth and development said. Its ironic, because we used to have a really hard time getting developers to even look at the urban environment here in Arizona.

In the past decade, the ASU downtown campus stimulated a massive spike in development and population with the expanding campus bringing over 15,000 students and staff downtown weekly.

The latest project is the ASU-Innovation Dorm, expected to be complete by Fall 2021 and is a 16-story dorm building, on the corner of Fillmore Street and First Avenue, with 400 new student housing units that are in high demand for the growing campus.

Some of these new apartments may also help fill that demand with new floor plan designs.

They are offering whats called co-living space where you, as an individual, would have your own room, own bathroom, you share amenities, like a living room and a kitchen. Its almost like a graduated dorm room, Maynard said.

Kenect, a 23-story apartment building just south of the ASU campus on Polk Street and Central Avenue, will offer these floor plans. These units are three bedrooms, each with its own bathroom. The rooms rent individually for over $1,200 a month, according to the website.

These co-living spaces could help young professionals out of college have more housing options downtown.

Maybe (college graduates) cant afford to have a one-bedroom apartment, right in the middle of downtown But they can still take advantage of the downtown amenities. That shared experience of life, which ultimately is what the younger professionals are striving for, Maynard said.

In order for the city to thrive, there has to be a connection between street access, walkability and residents having a connection to the products and services nearby, Scutari said.

How are the developments hugging the corner, because if theyre not hugging each other at each corner, then the personal experience is not of connectivity, which is one losing track of time and wandering through this store and then getting lost in the moment because Im in my little bubble and Im spending my money at the same time, Scutari said.

Although there are many places to dine, there are fewer retail options within walking distance. According to Downtown Phoenix Inc, there are over 200 restaurants in the greater downtown area and over 40 coffee shops.

The potential retail space under construction could fill over five football fields. There is an opportunity to fill some of the communitys needs.

Currently, there are no distinct public plans as to what will be put in the retail spaces. Maynard projected that services-oriented businesses, such as salons and casual eateries, could cater to the buildings occupants.

Scutari said that many of these developers do not account for how their space will be accessible to the residents or how it will add real value to the area. There is a lot of retail space but once it is filled it may not play well with each other.

Both Scutari and Ehlenz noted Roosevelt Row as a good example of a connection between retail, housing and transportation.

With the development along Roosevelt came many bars within walking distance. Ehlenz said this creates a center of gravity for nightlife and allows for walkability and a place where people can go bar hopping very clearly and easily.

But despite this, there is a lack of shopping and services available within walking distance.

Its really still very car centric, its still not connected to how that [retail] can be vibrant and people can experience it, Scutari said. A lot of people drive by all of that [retail].

The Arizona Center and CityScape make up most of the shopping in the core of downtown. Amenities accessible to residents include dry cleaners, salons, grocery stores and more.

These shopping centers still do not have the connection to the city and each other that Scutari said is needed in order for downtown to truly become a hub of shopping.

The way they were designed it was almost as though they could have been plopped down in any intersection. Regardless of whether there was a transit connection or rail connection, Scutari said.

Frys Signature Grocery Store had a huge impact on the livability downtown. Until its opening in the fall of 2019, there was only one grocery store accessible to residents, and it was north of the core of downtown.

Taylor Bishop, 24, is a communications specialist at Downtown Phoenix Inc. and lived downtown for six years.

When I started as a student at ASU, I had to either shop at CVS or Safeway and I literally walked, there wasnt even a trolley or anything. I walked to Safeway from the dorms, and I remember dropping my groceries, Bishop said.

The Frys was a flagship for large retail downtown and helped eliminate food desert problems downtown. The stores success could provide a clue as to whether other large retailers would put a location in the walkable area, Maynard said.

To have such an urban grocery store with all of the amenities that it has, shows that theres a need for and there are even more residents coming, Bishop said.

There has been a steady growth downtown since the 2008 recession, the same year the city added the light rail.

I think that in terms of the light rail coming to downtown, and then ASUs campus, really created this new momentum and this new market that has been developing ever since, Ehlenz said.

The city of Phoenix began a program in 2016 named the Transportation 2050 plan. This plan will help expand the light rail, bike lanes and improve streets. Funding comes from a 0.7% sales tax, which is expected to generate $16.7 billion over time.

By 2050, this plan will expand the light rail in every direction and add more park and rides, connecting downtown to the rest of Phoenix, creating more of a commuter train.

I certainly think that we have a transit infrastructure that we need to continue to support, Ehlenz said.

While most of the current development is happening in the core of downtown, some are going on in the warehouse district just south of the stadiums like The Battery apartments and The Alta Warehouse District.

Maynard said in the future, the warehouse district is the next place for development.

If you look at some of these other cool cities that have kind of these old retrofitted areas of their downtown, we have all of the bones and the infrastructure for that. So thats something that me personally, Im very excited to see next, Maynard said.

Contact the reporter at [emailprotected].

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Downtown construction is booming, but can the area keep up with development? - Downtown Devil

Construction is underway on a new mixed-use development in the Skinker-DeBaliviere neighborhood, just north of Forest Park in St. Louis, Missouri, bringing residential living and new retail to the area. An official ground-breaking ceremony was held for Expo at Forest Park on Oct. 27 to kick off the $90 million project.

Expo at Forest Park is a wonderful example of thoughtful, impactful investment that strengthens our communities and drives economic growth, said St. Louis Mayor Lyda Krewson. This development will completely transform the Skinker-DeBaliviere neighborhood, bringing new resources, amenities and stronger transit accessibility, all within steps of Forest Park, one of our citys most iconic destinations.

Expo at Forest Park will include 287 market-rate apartments and 30,000 square feet of retail space next to the Forest Park-DeBaliviere Transit Center. The project from private developer Tegethoff Development is a transit-oriented development and will include garage parking for Metro Transit commuters and enhanced access to the St. Louis regions MetroBus network and MetroLink light rail system.

Included in the development are plans to adaptively reuse existing transit infrastructure and real estate at the Forest Park-DeBaliviere Transit Center, including improving security, amenities and overall transit experience of Metro Transit riders.

Expo at Forest Park consists of two separate multifamily buildings. The south building is 284,500 square feet and eight stories (one below grade) of apartments (184,700 square feet) and amenity space with 5,800 square feet of retail along with a 94,000 square foot parking garage. The north building is 172,600 square feet and six stories (one below grade) of 94,000 square feet of apartments and amenity space with 24,300 square feet of retail and a 54,300 square foot parking garage.

Brinkmann Constructors, a St. Louis-based general contractor, is handling the construction of the entire project, including updating public utilities in the surrounding area. Brinkmann, along with Trivers, Bi-State Development and Tegethoff Development, has been working closely with neighborhood associations and city officials.

Expo at Forest Park is located on DeBaliviere Avenue in the Skinker-DeBaliviere neighborhood, just north of Forest Park Parkway. From the beginning of the project, the development team engaged local elected leaders, regional partners, neighborhood residents and community groups to present plans, answer questions and address concerns, and work together to ensure Expo at Forest Park matches the neighborhoods vision.

The new development is by the north entrance to Forest Park near the Missouri History Museum.

Expo at Forest Park is expected to be complete in 2022.

Read more from the original source:
Construction begins on $90 million mixed-use development in St. Louis - REjournals.com

It's been a busy few months at the southwest corner of Yonge and Bloor in the heart of Toronto whereMizrahi Developments' flagship project 'The One'has started its308.6-metre ascent to the top of the Canada's tallest building ranking.We last checked in on the 85-storey project designed byUK-based starchitectsFoster + Partnerswith Toronto'sCore Architects in mid-October, when the final structural steel elements had been erected for the ground floor and its lofty retail space. Much has changed in the several weeks since, with several aspects of the project revealing details of the building's hybrid exoskeleton structural system in the process.

In contrast to a standard structural steel system, the hybrid system employed at The One uses steel elements encased in concrete for extra durability. The first supports to be encased were the eight 40-tonne steel 'supercolumns' around its perimeter, accomplished using large hollow forms placed around the steel columns, and then filled in with concrete. To facilitate the forming of the upcoming second floor, a two-level scaffold and shoring post setup now provides access to the upper reaches of what will be the lofty firstfloor ceiling.

Looking southwest to The One, image by Forum contributor amlem

Most recently, the laying of floor forms and the assembly of rebar has marked the start of work on the second level. Views from above show the exposed crossbeams featured in our last construction update, now surrounded by the decking that will contain the concrete pour forthe level two slab.Levels two and three will largely be dedicated to restaurant/event space, and will see the continuation of the canted steel support columns now extending through the spacious ground-floor retail space.

Looking south over The One, image by Forum contributor thaivic

Things will get even more interesting in the coming months, with an extra-thick slab above the fourth floor to anchor the central elevator core that will be 'floated' over the levels below. The network of canted support columns starting on the ground floor will continue through the soon-to-emerge second and third floors, converging to support the elevator core's base slab, illustrated below.

Diagram showing the angled columns within the wider structure, image via submission to City of Toronto

To the south and west of the tower's footprint, poured concrete construction is forming the surrounding podium structure to meet adjoining property lines.The western podium volume, housing elevators that will shuttle residents between the ground floor and the residential lobby, now stands level with the tower exoskeleton. The southern podium section lags behind the west section, with forming now moving onto the second level--with floor heights much lower than the flagship retail space to the north.

Aerial view of The One, image by Forum contributor Benito

Among the milestones to follow, the yellow 710 Liebherr crane at the north end of the site will soon be relocated to the top of the sixth-floor south podium with the help of the bulky TG2300 crane at the centre of the site. The 710 crane will then assist in the disassembly of the larger central crane, and climb alongside the tower's south side throughout The One's ascent. This will allowfor faster and easier climbing and subsequent removal of the crane.

The One, image courtesy of Mizrahi Developments

Additional information and images can be found in our Database file for the project, linked below. Want to get involved in the discussion? Check out the associated Forum thread, or leave a comment in the space provided on this page.

* * *

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The One Prepares for Next Steps in Supertall Ascent - Urban Toronto

CLEVELAND, Ohio --- Cleveland City Council voted Wednesday to extend by 30 years development aid for the Flats East Bank project to help relieve some of its debt burden and open the door to more growth.

The plan extends tax deferments on the project that were slated to last until 2040 for another 30 years to 2070. Doing so is expected to clear the way for the Wolstein Group to refinance some debt and ensure that citybacked federal loans will be repaid.

The measure still requires the signature of Mayor Frank Jackson to become effective. Jacksons administration had lobbied the council to approve the extension.

Taxes for Cleveland schools would not be affected.

Why is the plan viewed as important?

Its important because it should stabilize the project and clear the way for its next phase, said David Ebersole, Jacksons economic development director. Clevelands biggest source of revenue from development projects comes from income taxes.

Also, about 1,800 people work at businesses at the site, according to the administration. The next phase calls for more jobs to be added at several restaurants. More than 300 more apartments are also planned.

I think were strengthening what is a more significant component for us and in fact the income taxes for the project are more substantial than whatever the forgone property taxes are at this point, Ebersole said.

How often is this type of extension considered?

The Ohio General Assembly created the power for cities to extend tax-deferments for up to 60 years in the last state budget. Intended for large projects, the authority expires at the end of this year.

Ebersole said it has only been considered a handful of times in Ohio the last time in November when Columbus approved an extension for the Polaris development adjacent to Interstate 71 at the citys northern edge.

The Flats East Bank project is a $500-million development involving about 25 acres along the east bank of the Cuyahoga River. Initial phases involved construction of a hotel, the Ernst & Young office tower, entertainment and retail sites and about 240 apartments.

What triggered the debt burden?

A drop in revenue and unexpected costs.

While some businesses struggled this year from the impact of the coronavirus pandemic, Flats East Bank has fared reasonably well. About 84% of residential space and about 83% of retail space are under lease, said Adam Hill, a real estate and financial consultant on the project. New leases recently negotiated will nearly fill the remaining retail space.

The office tower has been solid, too, said Ryan Sommers, another financial consultant.

But parking revenues, which were expected to help repay debts including the federal loan that the city is on the hook for have lagged by more than $1 million.

The project also encountered other unexpected costs environmental cleanup at the site that was more expensive than anticipated, higher property taxes as a result of new 15-mill levy for Cleveland schools that is not covered by the incentives package and the impact of the coronavirus pandemic this year.

The project is current on its payments to Cleveland schools and a reserve fund has covered payments on the federal loan, Ebersole said. Refinancing, supported by revenue from the extension, would allow prepayment of that federal loan.

Tax increment financing will allow new taxes created by the development to be used to help with project financing. The initial incentives were to run through 2040. Ebersole estimates the extension will provide about $3 million more a year for that financing through 2070.

Was there opposition?

While members of City Council voted 14-2 for the extension, some members flinched at its length and complained about being surprised with it now councils last meeting of the year rather than much sooner.

Councilman Jenny Spencer described the rush as a fire drill.

Councilman Mike Polensek said poor communication showed a lack of respect.

There has to be basic responsibility to this institution and the people, Polensek said. Nobody likes getting something dumped in their lap in the 11th hour.

Councilman Brian Kazy noted that approval of the extension would lock in the incentives for years beyond the tenure in office for any members of City Council.

He and Spencer voted against the plan.

Legislation for the extension was introduced in August. But Wednesday was the first day that all members were briefed on it.

A council committee tabled the proposal on Tuesday, planning to take it up in 2021. But Council President Kevin Kelley put it on Wednesdays agenda for discussion when it was realized that the chance to act would expire Dec. 31.

What if the City Council had balked?

Ebersole said failure to act could make it difficult for the developers to refinance their debt burden, ultimately forcing the city into litigation to recover the federal loan.

More from Cleveland City Hall

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Record daily tally of Cleveland coronavirus cases spans all age ranges and matches pandemic trends

Trade group says Cleveland plan to limit delivery surcharges could keep restaurants alive through coronavirus pandemic

Dennis Kucinich files paperwork to raise money for potential Cleveland mayoral run in 2021

Originally posted here:
Cleveland City Council agrees to rare 60-year tax incentive to support Flats East Bank development - cleveland.com

A Solon-based real estate developer will take control of the failed City View Center retail project in Garfield Heights, after entering the winning and the only bid for the property.

During a brief auction Thursday morning, Dec. 10, an affiliate of Industrial Commercial Properties LLC offered $2 million for the 60-acre shopping center, which already is being repositioned as a business park.

No money actually will change hands. As the holder of a $132 million note on City View, through a joint venture with local attorney George Simon, ICP had the ability to credit bid up to the full amount of that debt.

The sale, likely to occur within 30 days, closes the book on a nearly 12-year saga of litigation, receivership and distress.

Standing outside a former bank branch on the site Thursday morning, court-appointed receiver Donald Shapiro wryly observed that his oversight of City View began during an economic crisis and is finally ending in the middle of a pandemic.

While Shapiro conducted the sparsely attended auction, painters touched up the stripped-down facades of former big-box stores in the background.

ICP is marketing space at the project, rebranded as Highland Park, to light industrial occupants, technology companies and office users. The site spans more than 500,000 square feet of buildings, with room for more construction. The sole remaining retailers are a Giant Eagle supermarket and Applebee's.

Owner Chris Semarjian said that ICP might announce its first tenant before the end of the year. He described the auction as "a big step in the process."

A federal court judge still must confirm the sale.

City View, just off Transportation Boulevard near Interstate 480, opened in 2006 on the site of former municipal landfills. By early 2009, the project was the subject of a foreclosure lawsuit, spurred by a flurry of retailer departures, the Great Recession and clashes between the center's original developer and the Ohio Environmental Protection Agency.

U.S. District Court Judge James Gwin signed off on the foreclosure in 2012. But it took eight more years, and investors with an eye for troubled debt and challenging projects, to make a deal happen.

Simon bought the note on City View in 2017, at an undisclosed price. ICP formally stepped into the court process in April.

In late September, ICP reached an important milestone with the Ohio EPA, signing a legal agreement that allows the developer to take over monitoring and gas-extraction systems for the property. That agreement paved the way for Thursday's auction, where ICP Chief Operating Officer Chris Salata entered the minimum, $2 million bid with little fanfare.

After the event concluded, Shapiro acknowledged that his long-running receivership has been a challenge. But, he said, every challenge presents an opportunity. Now it's time for the next steward, with a new vision, to step in.

Read more here:
Industrial Commercial Properties enters winning and only bid at auction for City View Center - Crain's Cleveland Business

WEST LOOP A global pandemic and an uncertain economy hasnt stopped a developer from moving forward with plans to bring a 500-foot-tall apartment building to a prime piece of real estate just east of the Kennedy Expressway.

Developer Crescent Heights plans to replace the longtime parking lot a 640 W. Washington Blvd. with a 47-story high-rise containing up to 413 apartments, a garage with 137 parking spaces and approximately 8,000 square feet of ground-floor retail space, Ald. Brendan Reilly (42nd) announced Friday in an email to residents.

Designed by West Loop-based Hartshorne Plunkard Architecture, the upcoming project has a slender profile and will occupy the western part of the site. The high-rise will sit atop a tiered base with active amenity spaces and landscaped green roof, according to Ald. Reillys newsletter.

The plan would eliminate an existing curb cut and include an internal vehicle drop-off area to preserve the pedestrian nature of Desplaines and the existing bike lane, Reilly said in his email. The plan also creates a public sidewalk on Court Place and adds a new pedestrian pathway along its western edge.

Crescent Heights acquired the 35,000-square-foot parking lot bordered by the expressway, Desplains Street, Washington Boulevard, and Court Place earlier this year. The Miami-based developer paid $20.1 million to previous owner Matthew Pritzker Co., which is headed by the cousin of Illinois Gov. JB Pritzker, Crains reported in June.

A call to Crescent Heightss Chicago office was not returned, but company vice president Jason Buchberg told the Chicago Tribune that the developer still needs to secure financing for the tower, which is estimated to cost more than $200 million. The construction timeline would depend on gaining approval from the city and future market conditions, Buchberg told the newspaper.

Although the proposed tower is within a downtown zoning district that permits the construction of tall buildings, the team behind 640 W. Washington Blvd. will need to file a Planned Development application with the city. The Chicago Plan Commission, Committee on Zoning, and City Council must approve the plan before any work can begin.

Its unknown if the development will satisfy the citys affordable housing requirements by including affordable-rate apartments on-site or will pay fees to support affordable units elsewhere.

Ald. Reilly did not respond to a request for comment, and ts unclear if the alderman plans to hold any public meetings to discuss the plan or further tweak its design. Reillys email encouraged residents to share feedback regarding 640 W. Washington with his staff.

Crescent Heights is behind roughly a dozen high-rise developments in Chicago. In 2019, the company completed the 76-story, 800-unit Nema Chicago tower along the edge of Grant Park in the South Loop. Rising 896 feet, the skyscraper is the citys tallest 100 percent rental building.

If 640 W. Washington becomes a reality, it would join a growing number of new residential towers flanking the Kenedy Expressway in the West Loop. Recent projects in the area include the Parker Fulton Market, 727 W. Madison, and an upcoming Equinox-branded hotel and apartment high-rise.

A little further west, Fulton Markets apartment boom shows little sign of slowing down even amid the pandemic and a volatile economy. Work is currently underway on large-scale rental projects at 1400 and 1454 W. Randolph St., and hundreds more apartments are planned for new developments slated for 160 N. Elizabeth St., 906 W. Randolph St., 166 N. Aberdeen St., and 1133 W. Lake St.

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Developer Plans Massive 47-Story Apartment Tower East Of Kennedy Expressway - Block Club Chicago

The RodneySubmitting Company: Ankrom Moisan ArchitectsLocation: PortlandCost: $66 millionStart Date: September 1, 2015Completion Date: October 1, 2019Owner/Developer: 14th & Glisan Investors, LPArchitect: Ankrom Moisan ArchitectsStructural Engineer: CKC Structural EngineersCivil Engineer: DOWLConsultants: ACS Testing, Acoustics by Design, Cardno, CKC Structural Engineers, Code Unlimited, Data-Tel Communications, DOWL, Earth Advantage, Kittelson & Associates, Morrison Herschfield, Navix Engineering, Terra Associates, Vida DesignGeneral Contractor: Holland ConstructionSubcontractors: Affordable Window Coverings, BASCO-Builders Alliance Supply Co., Benelli Construction, Bergelectric, Bridgewell Interiors, Buffalo Welding, Cascadia Windows & Doors, Compaction and Recycling Equipment, Crawford Door, Culver Glass, De-El Enterprises, DeSantis Landscape, Exteriors Design, Floor Solutions, Fredinburg Masonry, Gonsalves & Santucci dba Conco, Huntco, Icon 3D Signs, Imperial Steel Craft, InstaFab, Jet Industries, JS Perrott, KONE, Lanz Cabinets, LDC, Malcolm Drilling, McDonald & Wetle, MEI Group A Moore Excavation Co., NW Construction Services, Pacific Stair, Parcel Pending, Patriot Fire Protection, Peninsula Painting, Sawtooth Caulking, Snyder Roofing of Oregon, Wall to Wall Stone, Western Partitions, Williamsen & Bleid, You and I Construction

Crowned with a 360-degree rooftop deck, The Rodney residential tower offers a mix of layouts from urban studios to penthouses. The 16-story structure houses 230 units and 6,000 square feet of ground-floor retail space. The Rodney is enrolled in the city of Portlands Multiple Unit Limited Tax Exemption program, and 20 percent of the buildings units are set aside for low-income housing.

The base of the building pays homage to the history of the old warehouses scattered throughout the Pearl District. As the tower climbs vertically, the rigidity and heaviness of the base begin to lighten and a glassier aesthetic begins to emerge. Designers wanted to challenge the traditional notion of a residential lobby and created an active gathering space for group events and a coworking atmosphere for residents.

The LEED Platinum building features water management systems and landscaping; high-capacity bike parking; low-emitting vehicle priority parking; and low VOC materials. Much of the building demolished to make way for The Rodney was recycled, and the project achieved 85 percent construction waste reduction.

The project team also created a parklet near the building because there is a lack of open space in the western edge of the Pearl District.

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The Rodney - 2nd Place (Multifamily) Daily Journal of Commerce - Daily Journal of Commerce

Designed to an exceptionally high standard to achieve LEED & Wiredscore Platinum Certification, this development will comprise 177,000 sq ft of Grade A office space across eight storeys over double-basement, featuring gym and changing facilities, as well as ample bike and car parking spaces. The ground floor will consist of the developments lobby and reception and offer 5,700 sq ft of retail space.

The adjacent Protected Structure, formerly home of the British and Irish Steam Packet company will be restored, with the ground floor being repurposed as a caf, contributing to the growing sense of public realm between the Campshire buildings on the Quays, while the upper floors and rear atrium will be converted into office space.

Construction of the development is underway, with piling for the building foundations already completed and works commencing this month on the double basement structure. The erection of the tower cranes as well as the basement floor slab of the central core, will be completed by Christmas.

The Shipping Office and neighbouring development One Lime Street another Marlet scheme which will deliver 216 high-end apartments are both due to be completed by Q3 2022.

The Shipping Office, like every other Marlet development, has been carefully designed to guarantee the health and safety of its occupants and will incorporate features such as a large entrance court and reception to avoid congestion at peak times, larger lifts to allow for social distancing as well as microbicidal paint applied on washroom and shared area walls, antibacterial door hardware, touch-free building access, and a top-of-the-range ventilation throughout the building.

Occupants will have access to multiple landscaped areas and green roofs populated by native vegetation and sustainably designed to be a natural habitat for flora and fauna within the city.

Pat Crean, Marlet CEO said: We are delighted to begin the delivery of this state-of the art office development with BAM. The Shipping Office was designed with high-expectations occupiers in mind and its exceptional location will undoubtedly make it a new Dublin landmark.

Since the acquisition of its first site in 2014, Marlet has grown to become one of Irelands largest independently owned property development companies. Over the last 6 years Marlet has sourced and acquired over 1bn of assets and built up an impressive and extremely diverse portfolio in Ireland for its investors. The portfolio includes major mixed-use developments, Build to Rent apartment schemes, student accommodation, hotels and aparthotels. With over 1.6 million sq. ft already built, the companys goal is to be at the forefront of the industry and reshape Dublins urban landscape.

Theo Cullinane, BAM Ireland CEO said: We are delighted to be entrusted by Marlet yet again to deliver a high-profile project on what is the last remaining undeveloped riverside site in the South Docklands. The Shipping Office will utilise a lot of the same off-site prefabrication techniques being used to deliver Lime Street. Utilizing off-site construction will shorten the construction period and reduce the numbers on site to aid social distancing. The health and safety of our staff is our number one priority at BAM.

Established in 1958, BAM Ireland is one of the countrys largest construction businesses. We employ 2,000 people directly and indirectly with a forecast turnover for 2019 of 603m. We are a wholly owned subsidiary of Royal BAM Group of the Netherlands, which has a turnover of 7.2 Billion and employs 19,500 people worldwide. BAM Ireland is the holding company for all BAMs operating companies in Ireland. These include: BAM Building; BAM Civil; BAM Fit-out; BAM Property; BAM Housing; BAM PPP; BAM Facilities Management and BAM Rail. Together, these operating companies rank in the top 2 of major Irish construction companies. BAM Building has carried out projects of the largest scale for the most prestigious of clients. BAM Civil is the largest civil engineering contractor in Ireland. Projects include PPP motorway schemes, transportation, water & wastewater, marine, energy and rail projects.

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Marlet appoints BAM Ireland as main contractor for commercial development the Shipping Office on Sir John Rogerson's Quay - Irish Building Magazine

Located on the rail trail at 2151 Hawkins, The Line will have:

The project doesnt have any other office or retail tenants have been lined up yet. The Line will open sometime in the fall of 2021, the team said in a statement. Eventually, a new light rail station will be added next to The Line.

Here are some new renderings of the project. All are by Bogza.

What theyre saying: We are beyond excited to be a part of this amazingly cool space. With an expansive beer garden, second-story patio, house-roasted coffee offering, and a dynamic chef-driven food and beverage program, this experience is going to be second to none in the Queen City, said Sycamore co-owner Sarah Brigham.

The brand: The team behind the project includes: Developer Portman Holdings, owner National Real Estate Advisors, and Foundry Commercial, which is handling the leasing. The architect is Gensler, and DPR is handling construction.

Why it matters: This kind of project further positions South End as one of the hottest office submarkets in the country. To name a few other major projects either underway or recently opened in the neighborhood:

South End is one of the top markets in the country that mixes local culture and creative commerce, Charles Pinkham, SVP of development for Portman Holdings, said in a statement.

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The 16-story South End tower that'll house Sycamore Brewing has a new name: The Line - Charlotte Agenda

This information was provided by the city of Athens:

Buc-ee's will reap the benefits of tax breaks when it comes to Limestone County.

Buc-ee's Athens will be located at the intersection at Huntsville-Browns Ferry Road and Interstate 65.

That interchange is getting a $27 million renovation right now because of the nearby Mazda Toyota plant.

The store will bring about 170 new jobs. The $35 million investment on 25 acres will bring about 53,000 square feet of retail space as well as more than 100 gas pumps.

Buc-ee's is doing geotechnical testing and various environmental studies. The company would like to start construction in the middle part of 2021. Construction could take about a year.

The Athens City Council also voted to annex into the city about 30 acres of property owned by Red Stick Partners, located east of the planned Buc-ee's site, which is already in the city limits. The city expects more retail development there.

"Buc-ee's is a huge retail economic development project for us that opens up more retail development in that area," Athens Mayor Ronnie Marks said. "Forty percent of our city budget is comprised of sales tax, so this is a major win for Athens."

In an agreement with the city of Athens, Buc-ee's will pay $3.5 million to help cover the costs of designing, developing and constructing sewer and infrastructure, plus give $35,000 per year to the city for community groups, activities and programs for 20 years after Buc-ee's Athens opens.

The city would then reimburse the $3.5 million by first giving back 100 percent of the city's 3-cent sales tax generated by Buc-ee's Athens and 100 percent of the 1-cent motor fuel tax received from the center until two-thirds of the full amount is paid back.

After that, the amount drops to one-third of the 3-cent sales tax and 100 percent of the 1-cent motor fuel tax received from Buc-ee's Athens, and the city has 20 years to reach the full amount.

Limestone County Commission approved an incentive to give one-third of the gas tax revenue generated each contract year by Buc-ee's Athens, up to $180,000 per year, for up to 10 years, as long as Buc-ee's Athens met certain benchmarks in fuel sales.

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Buc-ee's Athens gets tax breaks as part of multimillion dollar investment in Limestone - WAAY