ABOVE IS a rendering for a proposed development of the former Makray Manufacturing site at the northwest corner of Harlem and Montrose avenues in the Village of Norridge. The Norridge Zoning Board of Appeals recently recommended the project to the village board. Plans call for a grocery store, a 7-Eleven gas station, a Starbucks, a dental office and a restaurant with a drive-through lane.(Rendering provided by the Village of Norridge)

by JASON MEREL

A well-known local grocery store, a 7-Eleven gas station, a Starbucks coffee shop and an Aspen Dental office are among the potential tenants for a proposed development on the former Makray Manufacturing site at 4400 N. Harlem Ave. in Norridge.

The Norridge Zoning Board of Appeals at its Aug. 3 meeting unanimously approved the project and recommended several variations and special uses to the Norridge Board of Trustees for possible approval. The village board is expected to vote on the matter at its Aug. 26 meeting.

GW Properties principal developer Mitch Goltz said the 4.3 acre site would be subdivided into four parcels and that the development would feature retail stores, restaurants with drive-through lanes and a medical office. He added that there would be approximately 260 parking spaces available.

GW Properties is developing several other projects on the Northwest Side including the former Peoples Gas site at Irving Park Road and Kilpatrick Avenue and the former Maywood Racetrack at 8600 W. North Ave. in Melrose Park.

Were excited to bring a new project to the market, bring new business to Norridge and work collaboratively with the village, Goltz said.

He said plans include a 30,000 square-foot grocery store at the northwest corner of the development but negotiations are still pending and he expects that the grocery store would announce its opening in the fall. Goltz said that he was not at liberty to disclose the name of the store but hinted that the name is well known in the neighborhood after a board member asked if he would know it.

Goltz said the proposed 4,600 square-foot 7-Eleven store and gas station, which would be located at the southeast corner of the development, would be unlike other area locations, which he said are mostly converted White Hen pantries. The station would be open 24-hours a day.

A 10,000 square-foot multi-tenant building would be located on the northeast corner of the property, along Harlem Avenue, and Goltz said both Aspen Dental and Starbucks Coffee have been identified as potential tenants.

A 7,000 square-foot building would be located at the southwest corner of the development, along Montrose Avenue. Goltz said that tenants have not been identified for the space yet but plans include drive-through access for a restaurant.

During the meeting members pointed out that the drive-through would be across the street from residences and placed a restriction on hours of operation so that the drive-through would only be allowed to operate between 6 a.m. and 11 p.m.

A presentation from GW Properties said that the developer expects $35 million in retail sales to be generated annually, with an estimated sales tax return of $875,000.

In addition, GW Properties estimates that property taxes for the site will increase from the current $65,000 to $300,000 per year upon completion. The developer pointed out that between sales and property taxes, Norridge stands to gain more than $1 million in annual revenue from the project.

In addition to the revenue, GW Properties highlighted that the development would create hundreds of local construction jobs, more than 200 permanent part- and full-time jobs and the site would also feature upgraded utility infrastructure.

Our goal would be to start demo in late summer or early fall so the project could be live by next summer, Goltz said.

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Well-known NW Side grocer, 7-Eleven gas station proposed at Harlem-Montrose in Village of Norridge - Nadig Newspapers

By the BF StaffFrom the July/August 2020 Issue

When first introduced, federal Qualified Opportunity Zones (QOZ) provided a new hope for economically distressed neighborhoods in the U.S. The federal program was created under the 2017 Tax Cuts and Jobs Act (TCJA) to stimulate the economic development and job creation in low-income neighborhoods through the use of long-term private investments.

There are now designated QOZs in each of the 50 states, the District of Columbia and the five U.S. territories based on blocks of low-income areas by census tract that were submitted by each state or territory and certified by the Secretary of the U.S. Treasury.

The goal of the program is two-fold: (1) investment in a QOZ will revitalize the impoverished areas economy and, (2) if a taxpayer invests eligible gain into a Qualified Opportunity Fund (QOF), and meets several other requirements regarding the type of assets held by such QOF in the Opportunity Zone, then the taxpayer will be eligible for preferential tax treatment. The preferential tax treatment for taxpayers who invest in QOZs can include deferral on the initial gain invested in the QOF, partial reduction in deferred gain and exclusion of gain from investment in the QOF.

While the QOF program got off to a fast start, several issues had started to appear before the COVID-19 pandemic became wide-spread in the U.S. The Internal Revenue Service (IRS) released several revenue rulings and final regulations in December; however, many questions remained causing some investors to remain cautious about investing in QOFs.

When the COVID-19 pandemic caused major shutdowns in March, many investors turned their focus away from QOFs and back to making sure that their primary businesses and assets would survive in a volatile economy. Since March, there has been a sharp drop in the equity market, a freeze of commercial real estate investment and also a decline in asset values and capital gains which could have otherwise been invested in QOZs. Novogradac has reported that QOZ vehicles have raised about $10 billion; initial estimates had projected that QOZs would tap into nearly $6 trillion of capital gains.

While COVID-19 effectively slowed down the momentum of QOZs, the IRS is providing relief for investors and renewing hope through Notice 2020-39, which was issued on June 4. Part III of the notice extends deadlines for QOZ investors. Heres an overview of the requirements that have been relaxed, and how this may impact the QOZ program:

While COVID-19 is having a substantial impact on the economy and most businesses, it has also provided some unique opportunities with respect to QOFs. During the pandemic, many investors chose to sell assets to maintain their business operations or their personal lifestyle. Such sales are likely to have caused the realization of long-and short-term capital gains.

If a client has sold assets to provide liquidity, they may be able to invest the built-in gains into a QOF to alleviate some of the tax impact of the sale. In addition to reducing the built-in gain realized from the sale of capital assets, a properly vetted QOF may provide a better return for investors given the current economic environment. If invested properly and left in the QOF for a certain period of time, investors could see as much as a 15 percent increase in basis and tax-free growth within the QOF. Even if the growth never materializes, a 15-percent ROI through the increase in basis is not an insignificant return.

The sale of assets in order to survive the impact of COVID-19 will likely present unique opportunities in the real estate marketespecially those in and surrounding QOZs. With many businesses forced to shut down and real estate markets on the edge of a pullback, properties available for redevelopment within QOZs may start to become more accessible. If properties within the QOZs are bought and redeveloped by a QOF as required by the program, the goal of the programto revitalize certain economically distressed areasmay become a reality even faster. QOFs may ultimately be a great way for investors to help rebuild the areas hard hit from COVID-19 related issues. [By Christopher Steele and Jasmin Severino Hernandez, Chamberlain Hrdlickas Trust and Estates Practice.]

Gilbert celebrates its 100th birthday this year and has grown from a small farming community to the 5th largest city in Arizona. With a population over 265,000, Gilbert is larger than Salt Lake City, UT; Boise, ID; Tacoma, WA; and Richmond, VA. Located near the original Town site, Gilberts Opportunity Zone is one square mile and encompasses the communitys Northwest Growth Area and the downtown Heritage District. Two key community growth areas with focused revitalization efforts underway, both have a unified vision of making strategic infrastructure improvements, encouraging reinvestment, attracting new development, increasing property values and improving the quality of life.

On a typical night in Gilberts vibrant downtown Heritage District, music can be heard from the street, restaurant patios are filled with the laughter of family and friends, theater patrons are scurrying to take their seats and colorful art benches line the sidewalks. Over the past 10 years, Gilberts Heritage District has undergone a renaissance, transforming it into a premier entertainment and employment destination within metro Phoenix. Now home to over 140 businesses, ranging from restaurants to retailers to higher education institutions, the Heritage District has received over $60 million in public investment and attracted over $80 million in private investment since 2012. The district has also seen a 110 percent increase in sales tax revenue in the last five years.

This growth can partially be attributed to it being designated as a redevelopment area in 1989. Through revitalization efforts, this area continues to attract investment from industry leaders like ETix and is now home to Park University and the University of Arizona. Several other exciting projects are currently in the planning phase and will combine transit-oriented development with a mix of office, retail, restaurant, multifamily and hospitality amenities.

The Northwest Growth Area is Gilberts densest employment area, with 20.7 percent of the Towns job base concentrated here, and is home to 2.3 percent, or more than 7,500 of Gilberts residents. In Fiscal Year 2019, Gilbert kicked off a focused revitalization effort within the Northwest Growth Area, which includes a designation of a redevelopment area. The beneficiary of over $20 million in public investment, and over $130 million in private investment since 2012, this area continues to attract a portfolio of industrial, office, housing and retail uses with industry-leading anchor institutions and companies. These companies are primarily associated with Science, Technology, Engineering and Math (STEM) related occupations in aerospace, manufacturing and professional services industries. Notable employers in the Northwest Growth Area include GoDaddy, Lockheed Martin, Northrop Grumman, MOOG Broad Reach and Curry Supply Company. Ideal investment projects for the Northwest Growth Area could include manufacturing, distribution, research and development, office, hotel, breweries/tap houses and live/work residential.

Both the Northwest Growth Area and the Heritage District present unique and different opportunities for investors. A few of the current developments in Gilberts Opportunity Zone include:

North Anchor. In 2019, the Gilbert Town Council unanimously approved the development of this 9.1-acre site. This development will consist of a minimum of 500,000 gross square feet and is planned to include Class A office, retail, hotel, multifamily housing, an urban park, a pedestrian paseo and two parking structures.

South Anchor. Serving as a gateway entrance to the Heritage District, the South Anchor development will strengthen adjacent commercial uses and spur development of nearby vacant parcels. Gilbert is currently in negotiations with developers for the 2.18-acre site.

The Paseo. This north-south, car-free pedestrian and bicycle route will link existing Heritage District neighborhoods with key redevelopment areas. A common thread of distinctive landscape, paving, furniture and signing elements will create a joyful and memorable setting.

Vaughn Ventilator. A new alternative route that will provide new vehicular access through the Heritage District from the west. The slow-speed, human-scaled road will be designed to provide a setting for strolling and window-shopping in the District Core.

The Collab. The Collab is a four-story, mixed-use project that recently finished construction and is now available for lease. The 40,500-square-foot building brings new office, shopping and dining opportunities to the Heritage District.

University Building. Gilberts University Building is home to two higher education institutionsPark University and the University of Arizona.

Park University began offering classes in the fall of 2018 and grew to over 300 students in just one year. The University of Arizona College of Nursing began offering a Bachelor of Science in Nursing (BSN-IH) at the University Building in Fall 2019. This is the first program in the nation to incorporate integrative health knowledge and interventions into a BSN program.

The Town of Hamden is a diverse community of over 60,000 residents located in south central Connecticut, just north of New Haven. It is close to rail, public transportation, major highways and Tweed New Haven Airport.

Hamdens Economic and Neighborhood Development Dept. offers a comprehensive Business Incentive Program, provides hands-on services to small businesses and values the importance of workforce development. Hamden offers property tax abatements and waivers of building permit fees in its expansive QOZ, which includes BOROUGH496, a business center in the historic Highwood neighborhood.

The Economic Development Commission has developed a long-range Economic Development Plan which promotes programs for business retention and expansion. These initiatives include neighborhood revitalization projects, streetscape improvements, Town-wide energy strategy, a Business Assistance Center, workforce readiness initiatives and assistance to its nine local industry clusters, including retail, health care, financial services, insurance and manufacturing. Redevelopment and brownfield initiatives are managed through the Hamden Economic Development Corp.

The total increase over the last several years in tax base resulting directly from construction, expansions and relocations included more than $75 million in investment and over $2.5 million annually in net tax revenue attributed to the Business Incentive Program as well as larger project development investment.

Hamdens public school system offers great opportunities to prepare young people for good paying jobs and satisfying careers. The high school offers a new Hamden Engineering Careers Academy (HECA). Hamden High School also offers among the most Advanced Placement (AP) courses in the State of Connecticut. Hamden has numerous affordable housing options to meet the needs of all households.

The local economy remains diverse with a mix of manufacturing, retail and growing health care sector. The Town has a strong partnership between the business community, Town government and the Hamden Economic Development Corporation. The Towns Economic and Neighborhood Development Director has been the Director since 1999, facilitating the consistency needed for long-term projects and initiatives.

Some important recent economic development projects include the following:

An investment in one of Manchesters two opportunity zones is an investment in a vibrant, financially stable, diverse and growing community. Manchester is a dynamic municipality of nearly 60,000, ten miles east of Hartford. The commerce hub of the east-of-the-river region, Manchester boasts a wide variety of development opportunities. Our two OZs, surrounded by stable neighborhoods and a multitude of natural, cultural and recreational resources, provide safe investment opportunities with impressive upside.

Manchesters historic Downtown has seen a renaissance over the past five years as both the Town and the private sector have actively strengthened the districts status as a regional destination. The zone, including Downtown and the Spruce Street neighborhood, includes hundreds of local businesses and a population of 4,356 immediately adjacent to the commercial core. Since 2016, the Downtown area has seen millions of dollars worth of new investment and the rehabilitation of over a dozen existing buildings. These projects include several new or expanded restaurants; long-anticipated local business staples like a coffee shop, ice cream shop and local brewery; and an art studio/caf. Other major recent initiatives include the reconstruction of the primary municipal parking lot and the launch of WORK_SPACE, the Town-owned co-working and meeting center, which serves as a business development and entrepreneurship driver for both Manchester and the wider region. As a home to various small businesses, remote workers and creatives, WORK_SPACEs location within this opportunity zone presents a unique location opportunity for startups and entrepreneurs. Projects within this zone may also be eligible for other incentives, including: Manchesters Downtown 2020 Loan program for transformative projects, historic tax credits, tax agreements and tipping fee rebates.

The Broad Street area, in the geographic center of town and once its commercial center, is on the cusp of tremendous growth with continued public and private attention and investment. The Broad Street Redevelopment Area, a 148 acre mixed-use district, has been a primary focus over the past decade and is currently the Towns top economic development priority.

In 2009, Manchester voters approved an $8 million bond referendum to fund revitalization efforts in the district. Since that time, the Town has moved intentionally to implement the plan, purchasing and clearing key sites for development, reconstructing Broad Street and related infrastructure, remediating environmental contamination, connecting the district to the towns park and trail system, and adopting a flexible form-based zoning code, which allows significant development density and a range of allowed uses. The private sector has responded. The Town recently reached an agreement with a private Connecticut developer to construct a $100+ million mixed-use project on 24 acres in the district, including housing, office and entertainment uses. There are many other development opportunities available within Broad Street and this QOZ.

The Town of Mansfield is the home of the University of Connecticut (UConn), the states flagship university. Mansfield offers a skilled work force, excellent public school system and a unique mix of urban and rural amenities. The Opportunity Zone is located in the northern section of Mansfield, adjacent to the UConn campus. It encompasses the major northern and western gateways to UConn and the Town of Mansfield.

Building upon the success of the collaborative efforts to redevelop Downtown Storrs, Mansfield and UConn have turned their focus to four specific areas within the Opportunity Zone that have been identified as not only prime for development but also consistent with, and supportive of, the Towns Plan of Conservation and Development and the Universitys Master Plan:

The City of Meriden is in the midst of an economic rebirth following impressive public and private infrastructure investments. Catering to more than 129 major employers, Meridens economy is robust and is home to the expanding Hartford Healthcare MidState Medical Center.

With wide-open spaces and some of the best hiking in Connecticut, the City also boasts 3,200 acres of park space. Business properties in the citys Opportunity Zone are positioned in our historic Transit-Oriented Development District (TOD) area that hosts an award-winning 14-acre green with walking trails, pedestrian bridge and amphitheater.

The TOD District encourages mixed-use commercial and residential development and is poised for continued economic growth. Properties in the district are conveniently located near rapid rail connections to Hartford, New Haven, Boston and New York via our new train station and offer convenient highway access to I-691, I-91 and Rte. 15. Available properties in Meridens QOZ include: 132 West Main Street, an 8,454-square-foot corner lot in a building with expansive windows that allow for natural lighting, including office/retail space with a built-in kitchen; 61 Colony Street, a three-story building within walking distance of the Amtrak station; and 75 Cook Avenue, a 12,990-square-foot corner lot on over 1.2 acres with more than 360 feet of frontage. The Cook Avenue property is located close to downtown Meriden and the proposed Bridgewater Village project, and all three of its buildings have overhead doors.

Located in Connecticut in the heart of Fairfield County, the City of Norwalk is the states sixth-largest city and a diverse community rich in culture and personality. Uniquely situated on Long Island Sound, Norwalk features a vibrant Urban Core that overlaps Opportunity Zones, remarkable schools and beautiful beaches and parks, making it a wonderful place to live, work, play and invest.

Investors have called Norwalk the hottest city on the East Coast due to our proximity to New York City without break-the-bank real estate prices. Unique neighborhoods sprawling across half-an-acre prove to be a wonderful place to raise a family, and downtown apartments are completely booked with those starting their careers, looking to downsize, or who wish to be within walking distance of award-winning restaurants and shops.

Tech companies, entrepreneurs, artists, large-scale office ventures and traditional retail are all flocking to Norwalk. In fact, while shopping malls are struggling across the country, Brookfield Properties decided Norwalk was the ideal place to invest $600 million into the recently opened SoNo Collection. The SoNo Collection has contributed millions of dollars in annual tax revenue to Norwalk, created thousands of good-paying jobs and has become a regional go-to destination.

Norwalk is a thriving place to be. Developers believe in Norwalk. Forgotten parcels of land and old factories have been transformed into state-of-the-art apartments and mixed-use developments. The Pearl has elevated Washington StreetSoNofrom strictly a restaurant scene to a thriving downtown block. Nearby, The Waypoint is bringing high-end living at affordable prices. Below stylish apartments are restaurants and bars that bring people in from up the stairs and across the state.

COVID-19 has certainly made everyone rethink how businesses operate. Norwalk continues to prove its business-friendly attitude to help support local businesses. With Norwalks plethora of economic development tools, such as the Enterprise Zone and Opportunity Zone, it is well positioned to attract businesses, developers and new residents alike. This year alone Norwalk saw a significant spike in startup tech industries and boutique manufacturers. Since COVID-19 we have not seen the trend slowwith new companies like Scholastic moving in, and steadfast startups like Datto continuing to be on top.

Additionally, Norwalks QOZs overlap with other special investment areas and the Urban Core neighborhoods. These geographies have seen substantial growth since 2010 and continue to see attraction focused around Metro North Train stations. This trend is on track to continue, with over 1,000 new apartments planned in Norwalks Opportunity Zones for construction within the next year. This development attraction has leveraged millions of local, state and federal investment dollars which has supported streetscape improvements that include fiber optic infrastructure, lighting, sidewalks improvements and flood mitigation programs.

Ansonias QOZ runs the entire length of Main Street from Bridge Street to Division Street. Everything on Main Street is considered to be located in the QOZ.

Ansonia is seeing a revitalization of its downtown, a campaign known as Ansonia Recharged. The city is renovating a 65,000-square-foot building at 65 Main Street to include a new police station, community center and senior center. Ansonia recently transferred ownership of three city-owned buildings on Main Street to Shaw Growth Ventures, who just received approval for the first phase of what will be upwards of 300 apartments in the downtown, along with retail and commercial space.

The City of Ansonia has taken measurable steps to incentivize development in its QOZ; the QOZ is also a designated Enterprise Zone and is within the City Center Zone and TOD Zoning district. The TOD zone is made possible by the proximity (one block) to the Metro North Waterbury Branch line Commuter Rail station, and the tract is served by frequent fixed-route commuter bus service connecting to New Haven and Bridgeport.

These regulations have increased the permissible residential density; relaxed, and in some cases eliminated, the standard parking requirements; and maintain business opportunities on the first floor for retail and commercial development. The QOZ is concurrently in the low-to-moderate income tracts, according to the U.S. Housing and Urban Development guidelines for eligible Community Development Block Grants.

Available parcels that offer dynamic opportunities to become a part of Ansonias Recharged efforts include two commercial/residential buildings located at 158 Main Street and 200 Main Street, with pre-approved site plans to create 40 units of residential development with retail/commercial space; 218 Main Street, an approved commercial/residential lot available for sale; 403-495 Main Street, with 65,000 square feet of space (the former home of BigY supermarkets); and 420 Main Street, which shares an entrance with a Target store.

The Ansonia Shopping Centerhome to Marshalls, Home Goods, Bobs and Rite Aidhas more than 177,000 square feet available. The site is more than 15 acres, and it provides ample parking and the opportunity to develop an additional pad of approximately 3,500 square feet.

Windsor is strategically located between Hartford, CT and Springfield, MA on Interstate I-91 and adjoining Bradley International Airport. Major employers include The Hartford, VOYA, Amazon, SCA Pharmaceuticals and SS&C Technologies.

With a large, growing employment base, stable taxes, an AAA bond rating and an expeditious development review process, Windsor is a great place for investment.

The Tract 4738 QOZ (Wilson neighborhood) is located in the southeastern portion of Windsor. This neighborhood has easy access to I-91 and I-291. Additionally, the area is served by four different CT Transit bus routes. Commercial values in this tract exceed $28 million; nearly 25 percent of the area is zoned for commercial or industrial use. Residential development takes the form of compact, affordable single-family homes, duplexes and triplexes. Also featured in this neighborhood is a public library, a community center and three large public parks.

Recent construction activity in Windsor has totaled over $1.9 million, including relocation of a DSS office and demolition/remediation of a former gas station.

Current listings for lease include 3,200 square feet of office/retail space. Current listings for sale include multiple parcels ranging from 1.8 acres to 14 acres in size. Available sites for investment include the Town-owned redevelopment parcel (5.68 acres), the former Wolcott school and the privately owned, 14-acre former Flamingo Inn site.

See more here:
Theres Still Time To Invest In Qualified Opportunity Zones - Business Facilities Magazine

A mid-rise student housing development is set to be constructed near California State University, Sacramento (Sacramento State) in US. This is after AECOM-Canyon Partners (ACP), in a joint venture with The Martin Group announced the closing of a US $73.3m senior construction loan from Pacific Western Bank to begin the transit-oriented project of Wexler on 65th.

The property is located less than a 5-minute walk from the universitys Hornet Crossing entrance and adjacent to several retail and dining options. It is directly adjacent to Sacramento Regional Transit Authoritys (SacRT) University/65th St. Gold Line light rail station, providing direct service to downtownSacramentoin approximately 11 minutes. InMarch 2020, the joint venture began the reconstruction and modernization of bus stops for the SacRT on 67th and Q streets, as part of the Wexlers off-site improvement plan.

The 223-unit project will offer a mix of studio, two-, three-, four-, and five-bedroom units, featuring bedroom-bathroom parity, in addition to numerous tenant amenities, ample parking, and approximately 7,400 square feet of commercial space. Construction of the project is scheduled to commence in June 2020, bringing hundreds of job opportunities to the community, and is scheduled to reach completion by Fall 2022.

Also Read: Construction of The Grant mixed-use scheme in US begins

With a total enrollment of over 31,000, Sacramento State is the sixth largest university in the California State University (CSU) system, which is the largest four-year public university system in the United States. Over US $260m of projects have been recently completed or are underway at Sacramento State, including a new science center and student activity center.

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Student housing development to be constructed near California State University Sacramento, US - Construction Review

Cannabis Facility Construction (CFC), a full-service cannabis design-build construction firm based in Northbrook, Ill., has begun construction on a new recreational and medical cannabis dispensary for Greenhouse. The project, which is located at 755 Skokie Boulevard in Northbrook, will be a national flagship location for the brand.

Comprising 10,000 sf, the wood and masonry structure will have a modern, industrial design that will represent a new look for the Greenhouse brand. The space will have an open floor plan with vaulted ceilings, skylights and abundant natural light, and easy-to-browse product displays. The project was designed with social distancing in mind, ensuring all points of sale are six feet apart.

See also:The coming bonanza in marijuana facilities

Retail space in the front of the building will be complemented by back office space for processing. A secure, oversized vault for substantial inventory storage and an advanced security system are also included. The facilitys exterior will feature natural landscaping, a retention pond, and a large parking lot, all revitalizing a location that has sat vacant for a long time.

Construction on the project, which will be Greenhouses largest dispensary to date, began in May.

View original post here:
New cannabis dispensary under construction in Northbrook, Ill. - Building Design + Construction

SACRAMENTO, CA - AECOM-Canyon Partners, in a joint venture with The Martin Group, announced the closing of a$73.3 millionsenior construction loan from Pacific Western Bank to begin the transit-oriented development of Wexler on 65th, a mid-rise student housing project nearCalifornia State University, Sacramento. The development will bring much needed housing to Sacramento State. Construction of the project is scheduled to commence inJune 2020, bringing hundreds of job opportunities to the community, and is scheduled to reach completion by Fall 2022.

The property is located less than a 5-minute walk from the university's Hornet Crossing entrance and adjacent to several retail and dining options. It is directly adjacent to Sacramento Regional Transit Authority's ("SacRT") University/65th St. Gold Line light rail station, providing direct service to downtownSacramentoin approximately 11 minutes. InMarch 2020, the joint venture began the reconstruction and modernization of bus stops for the SacRT on 67th and Q streets, as part of the Wexler's off-site improvement plan.

The 223-unit project will offer a mix of studio, two-, three-, four-, and five-bedroom units, featuring bedroom-bathroom parity, in addition to numerous tenant amenities, ample parking, and approximately 7,400 square feet of commercial space.

With a total enrollment of over 31,000, Sacramento State is the sixth largest university in theCalifornia State University system, which is the largest four-year public university system inthe United States. Over$260 millionof projects have been recently completed or are underway at Sacramento State, including a new science center and student activity center.

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AECOM-Canyon Partners and The Martin Group Secure Construction Loan for Sacramento State Student Housing Development Project - MultifamilyBiz.com

Construction is nearing the finish line on Beckford House and Beckford Tower, a pair of residential buildings in the Yorkvillesection ofManhattansUpper East Side. Crews are almost completely done installing the fenestration of Brynne Brownstone and Indiana Limestone on both the 19-story, 215-foot-tall Beckford House, located at 301 East 81st Street and also addressed as 1562 Second Avenue, and the 29-story Beckford Tower at 301 East 80th Street. The project is designed by Studio SofieldandSLCE Architectsand developed by Icon Realty Management, withCM & Associatesin charge of construction management.

Photographs from street level show the envelopes of both Beckford buildings in the afternoon sunlight, highlighting the ornamental details and subtle shade variations of their two stone materials. Overall, the development features a cohesive design that brings classical New York architecture into the 21st century.

Beckford House. Photo by Tectonic

Beckford House. Photo by Tectonic

Beckford House. Photo by Tectonic

Beckford House. Photo by Tectonic

Beckford House is set to yield 32 condominiums with two- to five-bedrooms layouts, as well as ground-floor and cellar-level retail space. There will be three units per floor on floors two through five, two per floor from the sixth to 12th stories, full-floor homes from the 13th to 17th stories, and a duplex penthouse on the 18th and 19th stories. Amenities include a swimming pool, a basketball court, a fitness and yoga center, several communal lounges, a childrens playroom, a shared rooftop terrace with an outdoor kitchen, a laundry room, a bike storage room, a mail and package room, and additional residential storage.

Beckford Tower has 72 residential units ranging from one- to six-bedroom layouts. Five units are housed on each floor from the second through sixth floors, and the rest of the structure will have three or fewer on each level. Amenities include an indoor swimming pool, a double-height half basketball court, a fitness center, and a 3,000-square-foot yoga studio. There will also bea piano bar, a party room, a game room, a childrens playroom, a laundry room, a bicycle storage room, residential storage, a mail and package room, and concierge service.

Beckford Tower. Photo by Tectonic

Beckford Tower. Photo by Tectonic

Beckford Tower. Photo by Tectonic

Beckford Tower. Photo by Tectonic

Beckford Tower. Photo by Tectonic

Beckford House and Tower could likely be finished sometime before the end of 2020.

Subscribeto YIMBYs daily e-mailFollowthe YIMBYgram for real-time photo updatesLikeYIMBY on FacebookFollowYIMBYs Twitter for the latest in YIMBYnews

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Beckford House and Tower Near Completion on the Upper East Side - New York YIMBY

Texas A&M researcher Venkatesh Shankar discusses the future of retail with Delaware Online reporter Brandon Holveck. Delaware News Journal

The Prices Corner shopping center is bustlingonce again.

Only now it's construction vehicles that fill the center's parking lot, not busy shoppers.

Three more businesses are set to join the more than 50-year-old shopping center, which is undergoing a large-scale redevelopment that will bring a wave of new shops and restaurants as well as a new look.

AutoZone, Chase Bank and Two Claws, a Cajun seafood restaurant, have each agreed to deals with the shopping center, according to marketing materials posted by Arrow Real Estate Services.

They will join previously reported tenants Target and Chick-fil-A.

Construction crews reshape the former Sears at the Prices Corner shopping center into a Target. Target will anchor a redevelopment of the more than 50-year-old shopping center.(Photo: Brandon Holveck/Delaware News Journal)

Arrow lists late 2020 as the redevelopment's "delivery date." The project will include a new facade for much of the shopping center and two new pad sites in place of the former Sears Auto Center.

The pad sites, located at the edge of the shopping center along Kirkwood Highway, will be filled by Chick-fil-A and Chase Bank.Chase has openedseveral brick-and-mortar branches throughout northernDelaware over the past year and expects to open abranch in the Newark Shopping Center by August.

AutoZone will take the place of the former David's Bridal across from Pep Boys Auto, and about 3miles north of theAutoZoneat the Kirkwood Highway and Limestone Road.

New business: Delaware to get new movie theater this fall as coronavirus brings big changes to the industry

Two Claws opened its first location last summer, taking over the former Kenny's Pan Asian Cuisine location in Governor's Square Shopping Center in Bear. It's slated to fill in between the DTLR shoes and clothing storeand a nail salon.

Two Claws will open its second location next to DTLR in the Prices Corner shopping center.(Photo: Brandon Holveck/Delaware News Journal)

Construction crews have made significant progress on Target, which is taking part of the space previously occupied by Sears. Among the changes, the storefront is being recrafted to introducea larger entrance on the left side of the store.

The space is also being divided to housetwo tenants. A tenant for the second space, totaling roughly 67,000 square feet, has not been announced.

When asked about a date for opening, a Target spokesperson said the company has plans to open the store "in the coming years." Arrow's materials indicate the store will open later this year.

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The shopping center still has several vacancies, with signs from defunct stores such as Avenue Plus, Payless ShoeSource and RadioShack markingparts of the strip.

With constructioncurrently concentrated at the former Sears buildings, most of the other businesses in the shopping center are open,but with restrictions due to the coronavirus pandemic.

Some businesses have already felt the effects of shutdowns earlier this year, most notably J.C. Penney, which is currently the largest store in the shopping center.

After filing for bankruptcy, J.C. Penney closed more than 150 stores in May. The Prices Corner J.C. Penney and the company's two other Delaware locations survived. Retail experts expect more stores to close, especially those outside marquee malls, if the company doesn't first find a buyer.

"I dont think that J.C. Penney is going to be one of those companies that emerges,"Camilla Yanushevsky, a retail stock analyst for CFRA Research, said in May. "At the end of the day, I think theyll be liquidating their assets to get some cash back to creditors."

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Contact Brandon Holveck at bholveck@delawareonline.com. Follow on Twitter @holveck_brandon.

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These are the latest businesses coming to the revamped Prices Corner shopping center - The News Journal

The Carmel City Council approved more than $27 million in developer-backed bonds June 15 for four projects that include apartments, office space, condos, retail and facade improvements. The bonds will be repaid through tax increment financing with developers responsible for covering the difference if there is a shortfall.

Facade improvements are planned at Brookshire Village Shoppes. (Rendering by SITE Architecture)

What happened: The council approved $2.5 million in bonds for improvements to the Brookshire Village Shoppes retail center.

What it means: Developer KennMar anticipates spending up to $6 million to refresh the center, which will be anchored by Needlers Fresh Market. The grocer is set to sign a contract that includes a 10-year lease, but it was dependent on the bonds being approved by the city. The city received 129 letters in support of the project and two against using bonds to fund it. KennMar will receive 100 percent of TIF revenues for 25 years to repay the bonds.

Whats next: Needlers anticipates opening in the fall.

What happened: The council approved $14 million in bonds for The Corner project.

What it means: Kite Realtys $70 million mixed-use development on the southwest corner of Range Line Road and 116th Street will have 25,000 square feet of retail, 278 apartments and a parking garage. Kite will receive 100 percent of TIF revenues for 25 years to repay the bonds.

Whats next: Construction is expected to begin in early 2021 and be complete by early 2023.

What happened: The council approved $3.7 million in bonds for the Melang project.

What it means: Onyx+East will build 12 condos and 45 brownstones on 2.6 acres along the Monon Greenway just south of Civic Square. The developer will receive 80 percent of TIF revenues for 25 years to repay the bonds on the $29 million project.

Whats next: The project is expected to break ground in the fall and be complete by summer 2021.

What happened: The council approved $5.6 million in bonds for the Lot One development.

What it means: The $40 million project on 1.8 acres on the northeast corner of Range Line Road and Main Street will include 60,000 square feet of office space, four condos and 70 apartments wrapping a 325-space garage. Developer Lauth will receive 100 percent of the TIF revenues for 25 years to repay the bonds.

Whats next: Construction is set to begin in early 2021.

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Carmel council approves $27M in bonds for Needlers, The Corner, other projects - Current in Carmel

The District 121 corporation received grant funding to develop a lawn space called The Commons at District 121. (Rendering courtesy city of McKinney)

The development will be located on 0.7 acres of an existing 17.85 acres located at the northeast corner of SH 121 and Alma Road in McKinney. The larger plot of land has been set aside for proposed office, retail, restaurant and hospitality developments in a project called District 121.

The smaller lawn space, called The Commons at District 121, will be privately maintained and owned by District 121 but publicly accessible, officials said. The lawn will be surrounded by the other proposed buildings along with an adjacent parking garage and a possible hotel with structured parking, per meeting documents.

[District 121] will be a destination retail, corporate, and restaurant development in McKinney, MCDC President Cindy Schneible said.

The Commons within District 121 will feature an expansive grass area in front of an approximately 825-square-foot stage with a large LED screen as a backdrop, according to meeting documents. Floor pavers and stamped concrete will be used to designate outdoor rooms. Cushioned seating, tables and umbrellas will be clustered around the perimeter of the lawn area, with portable seating provided throughout the space. There will be areas for outdoor gas fire pits as well as lawn games such as bocce ball and cornhole.

The Commons is designed to attract and allow/encourage groups, as well as individuals/families, to enjoy an outdoor setting while waiting for a restaurant reservation, immersing in specific programming offerings or simply relaxing, meeting documents stated.

Space within the park can be used to host programmed events and could serve as an activity center for events such as exercise classes, lectures, streaming sports events and live music, per meeting documents.

In addition, vendor kiosks can be set up within the space similar to a farmers market and could be either permanent or brought in for special events.

The District 121 corporation estimates the project will cost $2,040,250, which will be covered by the grant.

Construction of The Commons is expected to begin in late 2020 and is slated to open to the public by December 2021.

"I love the project," council member Rainey Rogers said. "I think it is a great thing."

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McKinney approves grant for The Commons at District 121, which will start construction later this year - Community Impact Newspaper

What lies beyond the pandemic? MassForward is MassLives series examining the journey of Massachusetts businesses through and beyond the coronavirus pandemic.

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For the first time in three months, the Worcester Public Market will open its doors to the public on Thursday.

The market opens at 11 a.m and when patrons arrive, they can expect to see some changes within the market, which celebrated a grand opening at the end of February.

On the night it opened in the Canal District, the food court, the vendor space and Wachusett Brewing Companys bar room were filled to capacity. Smiles filled many of the faces of those inside.

On Thursday, no more than 80 people will be allowed inside the market aligning with state regulations. Masks and social distancing policies will be enforced. The 20,000 square foot space can only allow 40% of its capacity.

It represents only one of the many changes the market has undergone to reopen. If you plan on visiting the Public Market on Thursday or in the future, heres what to expect.

7 New Vendors

The Worcester Public Market closed in the middle of March due to the coronavirus pandemic. Since that time, a host of new vendors have found homes in the market.

Akra - An African fusion takeout and juice bar.

Crate & Howl - A dog supply boutique that features everything pet teepees to bowties.

Georges Middle Eastern Bakery - As the name implies a middle eastern bakery.

Girly Girl Soaps - A shop offering handmade natural soaps without any chemicals.

K Sense Co. - Specializing in custom and handmade gifts that are ethically and locally-sourced.

Northampton Olive Oil - More than olive oils, a shop with BBQ, hot sauce, and more.

Sabrosa Venezuela - A Venezuelan inspired pastry shop.

Hours

The Worcester Public Market is open Thursday, Friday and Sunday 11 a.m. to 7 p.m. On Saturday the market opens at 9 a.m. and closes at 7 p.m.

Wachusett Brewing Company will open Thursday through Saturday 11 a.m. to 11 p.m. and Sunday 11 a.m. to 10 p.m.

Entering/exiting

All three entrances to the Worcester Public Market will be open. Floor managers will have headsets and monitor the number of people inside. If lines form outside vendor spaces, customers much remain 6 feet apart.

Once more than 60 people enter the facility, floor managers will close the entrances to insure the floor never eclipses 80 people. Once capacity dips below 60, entrances will reopen. Customers outside the market must also remain 6 feet apart.

Outdoor seating

Developer of the Worcester Public Market Allen Fletcher estimated there will be about 80 seats outside of the market for patrons to dine at. Party sizes are restricted to no more than six people.

Picnic tables will line Harding Street and may also be available at the plaza by Kelley Square. Regular tables will primarily populate the plaza, though.

Picnic tables are also expected to extend to Green Street once construction is complete.

Ordering food

Patrons wanting to order food at the market will have to go inside to place the order and wait for its completion. Once the order is complete, customers must take it outside.

Retail shopping

The Worcester Public Markets retail vendors will be open. Capacity for the entire facility, though is 80, including both for retail and the food court.

MassForward is MassLive's series examining the journey of Massachusetts' small businesses through and beyond the coronavirus pandemic.

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Worcester Public Market reopens Thursday: Everything you need to know before going inside - MassLive.com