by nadignewspapers@aol.com November 23, 2019

by BRIAN NADIG

A mixed-used development with nine apartments is being proposed for a parcel at the southwest corner of Pulaski Road and Rosemont Avenue in Sauganash.

Plans call for the existing one-story commercial structures on the 9,309-square-foot site to be demolished to accommodate the construction of a three-story building with 2,628 square feet of commercial space on the ground floor, five apartments on the second floor and four dwelling units on the third floor. Plans also call for 11 on-site parking spaces.

In January a portion of the site at 6248-52 N. Pulaski Road was rezoned from B1-1 to B1-2 to accommodate the construction of a mixed-use building with six apartments. The new proposal adds the smaller lot at 6246 N. Pulaski Road to the project, allowing for a larger building.

The smaller lot would be rezoned to B1-2 and combined with the larger lot to the north.

There is no city affordable housing requirement for the project because it would consist of fewer than 10 apartments.

A four-story office building at 6232 N. Pulaski Road, which includes Pan American Bank, is located immediately to the south of the development site.

"They had community meetings (on the proposal), and there was no objections," Alderman Samantha Nugent (39th) said.

New construction projects will hopefully attract new businesses to the area, Nugent said. "East and west of Pulaski people tell me they want restaurants, a bakery," she said.

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Retail and apartments planned in Sauganash - Nadig Newspapers

Once completed in 2023, CityPlace Burlington will boast 318 apartments, a rooftop restaurant, a 174-room hotel and nearly 700 parking spaces.

Construction on themuch-delayed project will begin in August 2020 and is expected to wrap up 30 months later.

Thats according to new documents that project majority owner Brookfield Asset Management filed with the city late last week. The Burlington City Councils Board of Finance will review them at its meeting Monday night.

The memos provide the first glimpse into the new design since Brookfield unveiled its scaled-down proposal nearly a month ago. The 14-story towers in the original design, which spurred lawsuits and financial challenges, were replaced by 10-story buildings.

The submitted designs don't include plans for the former Macy's building, which was not part of the original project but is now envisioned as the future home of the University of Vermont Medical Center offices.

In July, Brookfield announced that the scope, scale, and the timing of construction would change.

The scaled-down design uses lighter weight steel and is now projected to cost $120 million to build, according to the documents.

The memos reveal that the development agreement between the developers and city will likely need to be amended. And still uncertain is the exact amount of revenue the new proposal will bring in to pay back debt incurred by tax-increment financing.

In 2016, Burlington voters approved a $21.8 million TIF bond toto fix up sidewalks and rebuild streets lost to the former Burlington Town Center mall decades ago. Such debt is meant to be repaid with additional tax revenue, known as increment, generated by the new project.

Jeff Glassberg, a liaison between the city and the developers, wrote in a memo that TIF funds from the project will pay for the reopening of Pine and St. Paul streets and "streetscape upgrades" to parts of Cherry and Bank streets that abut the project. It's unclear if the money will fund everything initially envisioned.

The memos also outline the projects phasing and amenities. New schematics for the hotels southern tower show seven retail spaces on the ground level, topped off with a rooftop restaurant, community space and observation deck.

The residential tower on the north side of the site will feature 121 studios, 142 one-bedrooms and 55 two-bedroom units. The designs dont specify the rental rates, but Brookfield has committed to making 20 percent of them affordable as required by Burlington's inclusionary zoning ordinance.

Brookfield also anticipates having to undergo state permitting under Act 250 because of the hotel concept. The developers say a hotel is responsive to market demand and can contribute to the continued dynamism of downtown Burlington.

Originally posted here:
CityPlace Burlington to Be Fully Built by 2023, New Docs Show - Seven Days

A new apartment community may be the first construction to replace Dallas old Valley View mall.

Pennsylvania-based builder Toll Brothers has filed permits to construct a rental community on Preston Road just north of LBJ Freeway on part of the old mall property.

The new apartments are part of a $1 billion mixed-use development to be constructed on 25 acres of the mostly demolished Valley View site.

Toll Brothers is building apartments in the project along with Dallas developer KDC and property owner New York-based Seritage Growth Properties.

Almost 2 million square feet of offices, apartments, and retail and restaurant space are planned in the Park Heritage development, which is going up where a Sears department store, auto center and parking lots once stood.

In May, the developers knocked down the old Sears buildings as part of a redevelopment of the 173-acre Valley View property.

Toll Brothers filed permits to build the first 266 apartments at Park Heritage. At the same time, KDC and Seritage are working with office, retail and potential hotel companies interested in the rest of their site.

Toll Brothers Apartment Living is already active in the Dallas area. The rental home division of the big national homebuilder is constructing a 22-story, 270-unit apartment tower in the Oak Lawn neighborhood. And the builder has a 280-unit project in West Dallas.

Most of the 46-year-old Valley View mall has been demolished to make way for a planned 430-acre neighborhood redevelopment dubbed Dallas Midtown.

Plans for the district on the north side of LBJ Freeway include a variety of new construction surrounding a 20-acre park.

Read more:
New apartments on the way at old Valley View mall site - The Dallas Morning News

Construction has reached the first setback on HAP Eight at215 West 28th Street in Chelsea. The 20-story, 210-foot-tall residential project is being designed by DXA Architects and developed by HAP Investments, and consistsof two separate buildings spanning over 300,000 square feet. The two structures are addressed as 215-219 West 28th Street and 221-229 West 28th Street.

215 West 28th Street sits directly across the street from The Fashion Institute of Technology, between Seventh and Eighth Avenues. Photos from the sidewalk show the bare reinforced concrete superstructure awaiting the start of the curtain wall installation. It is uncertain when that process will begin, but the metal clips on the edges of each floor plate to which each faade panel will be attached are in place.

Looking west at 215 West 18th Street. Photo by Michael Young

215 West 18th Street. Photo by Michael Young

215 West 18th Street. Photo by Michael Young

215 West 18th Street. Photo by Michael Young

The development will contain 112 rental units and 87 condominiums and feature amenities including a fitness center and spa, a rooftop deck, and bicycle storage. Both structures will contain 20,000 square feet of retail space on the ground floor, as well as feature identical architectural designs, with the only difference being the color of their faades. The setbacks will act as landscaped terraces for several residents.

The property is the largest new development on the parcel and is located next door to Skidmore Owings & Merrills upcoming 12-story office at 322-326 Seventh Avenue, aka 28 & 7. Both sites are right by the entrance to the 1 train at the 28th Street station, while Pennsylvania Station is six streets to the north.

A completion date for HAP Eight has not been announced, but sometime in the second half of 2020 is probable.

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Construction Reaches Halfway Mark on HAP Eight, aka 215 West 28th Street, in Chelsea - New York YIMBY

The Grand at 130 S. Grand Ave. is a mixed-use project being developed by Related Cos. It will have more than 400 units.

Those cranes that have become a fixture of the downtown skyline arent going away anytime soon.

The area has delivered more than 50% of L.A.s new rental units since 2018, and that pace is expected to continue in 2020.

At the same time, average rents in the area have increased a mere 1% compared with an 8% increase citywide, according to the Downtown Center Business Improvement District.

Were delivering a record number of units, but over time, downtown is able to absorb them, said Nick Griffin, executive director of the DCBID.

Projects that have been on the market for a year are already seeing occupancy rates of 90% and higher, he added.

The market remains strong downtown, said Laurie Lustig-Bower, an executive vice president at CBRE Group Inc. We would expect that even with the buildings that they are forecasting to build, that are coming on, that the market would absorb them.

The third quarter saw fewer units delivered than in previous quarters, which Griffin said helped with occupancy rates.

During the third quarter, there were 5,744 residential units under construction and an additional 33,315 units proposed, according to DCBID data. Griffin said roughly 1,200 units would open by the end of the year.

Multiple projects

Projects under construction now include Park Fifth, a property with nearly 350 units and retail space being developed by MacFarlane Partners; 1133 S. Hope St., a property with roughly 200 units and retail being developed by Z&L Properties Inc.; The Grand, a massive mixed-use project being developed by Related Cos.; and Oceanwide Plaza, a $1 billion project being developed at 1101 S. Flower St.

The high number of units coming online, Griffin said, helps with affordability.

Across the city and the region, rents continue to rise because of the shortfall of supply, he said. Downtown L.A. is a perfect case study of what happens when you deliver more supply.

Brokers expect the units coming online to be filled quickly.

Were only running at a six-week vacancy period, said Kitty Wallace, an executive vice president at Colliers International Group Inc.

Lustig-Bower said there is a severe shortage of units compared to the workforce in downtown, adding that the large number of units in the works would likely be absorbed.

Condos cooling

The number of condo sales downtown tells a slightly different story.

In the third quarter, 79 units sold for an average price of $690 per square foot, compared with 99 units for $723 per square foot the same time the previous year, according to DCBID data.

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Originally posted here:
Downtown on the Upswing - Los Angeles Business Journal

Developers have submitted their first detailed plan to begin transforming 10 acres of former industrial land along Portlands eastern waterfront.

Portland Foreside Development Co. filed a site plan application for the first phase of development of the former Portland Co. complex. That phase will touch three out of the six development blocks at 58 Fore St., plus the construction of a public plaza that will connect Fore Street to the waterfront.

The initial phase will include a new office building on the westernmost portion of the site that is expected to be used by Sun Life U.S. and its subsidiary FullscopeRMS. Sun Life would join the payment processing firm Wex, which relocated to that area earlier this year. It will also include a local market hall, event space, housing, structured parking and other restaurant, retail and service uses.

As a whole, this proposed development presents an unparalleled opportunity to grow the citys tax base, add housing, and create jobs, the application states.

A neighborhood meeting has been scheduled on Monday from 5-6 p.m. at the St. Lawrence Arts Center on Congress Street. And the Planning Board will conduct its first workshop on Tuesday.

The development of the former Portland Co. complex has been in the works for years.

Founded in 1846, the Portland Co. complex was built to connect Portland to Montreal by rail and was the first locomotive factory in the United States that brought all of the necessary shops and a foundry together on one site. It remained in operation for 137 years and was deemed eligible for the National Register of Historic Places in 1976.

The redevelopment efforts began with a controversial rezoning process in 2015 that prompted area residents to launch a citywide referendum to protect waterfront views that was ultimately rejected by voters.

A master development plan was approved in late 2016, locking in key programming and land uses.

At full build-out, the plan calls for 638 units of rental and resident-owned housing, 132 hotel rooms, nearly 60,000 square feet of retail space, a new marina and nearly 124,000 square feet of office space. A total of 736 parking spaces are proposed for the site, mostly on the ground floors of the buildings.

At least 10 percent of the housing units would have to be made affordable to middle-income residents. However, the developer could buy its way out of that requirement for $105,000 per unit. More than $6 million could be infused into the citys housing trust fund, which provides incentives for affordable housing developments.

Development activity has been evident this year.

Over the summer, crews demolished buildings that were deemed to be noncontributing structures within the newly created Portland Company Historic District. Crews dismantled the historic Pattern Storehouse brick by brick so it could be rebuilt during this phase closer to the waterfront, where its expected to become a restaurant.

A new marina was also completed over the summer.

The citys Development Review Services manager, James Rather, said last week that the staff was still working its way through the weighty application ahead of the Planning Boards first workshop on Tuesday. Rather said the staff in the citys bustling planning office was like a snake trying to digest a wolf.

Its a big project, Rather said. Were still learning about the project. Its still early, and there will be multiple workshops on this.

Casey Prentice, a principal for the Portland Foreside Development Co., did not respond to requests for an interview on Wednesday or Thursday.

According to the project description, phase one will touch three of the six development blocks.

The westernmost parcel, Block 1, is located at the end of the newly constructed portion of Thames Street.

A new, 95,100-square-foot office space for Sun Life with ground floor retail is proposed for the upland side. And a reconstructed Pattern Storehouse, or Building 12, is proposed along the waterfront and is expected to be occupied by Evo restaurant with office space and two residential units above it.

Block 2 is located in the center of the site and referred to as the historic core.

Plans call for the restoration of seven historically significant buildings. One of the buildings is described as Market Hall, which will showcase local food and beverage vendors, chefs and culinary-focused entrepreneurs and retail space. The upper floors will consist of 17,900 square feet of event space and 12,400 square feet of office space. A total of 35,900 square feet of space will be devoted to retail, restaurant and other service uses on this block.

Blocks 1 and 2 will be separated by a public plaza that will be constructed within a 50-foot-wide public easement. The project summary states the plaza will include an expansive public upper viewing level and a public lower plaza to provide for the enjoyment of views of both the rehabilitated buildings of the Portland Company Historic District and Casco Bay.

Block 4 is located to the east of the historic core and comprises the last upland redevelopment site.

There, developers are proposing to build a five-level parking garage for 652 vehicles. The garage will be used as a foundation for a future residential building that will be built on top during a future phase. But the first phase includes 12 units of housing, totaling 12,900 square feet, along the west side of the garage. Its unclear what type of housing that will be. And the south side of the garage will include 1,100 square feet of retail, restaurant and services uses.

The application also includes plans to relocate a portion of the Narrow Gauge Rail Roads rail line farther inland, so an existing pathway can be relocated closer to the waterfront.

From a planning perspective, its a transformative project for that area of the city so its pretty exciting to see, Rather said.

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Developer seeks permit to begin ambitious redevelopment on Portland waterfront - Press Herald

It was in June 2016 that the former Orchard Hills Golf Course property on Ga. Highway 16 on Newnans southeast side was rezoned as a major industrial and commercial site. Today, the property is about to become the home of a 1.5 million sq. ft. Goodyear Tire and Rubber distribution and warehouse facility. Thats the equivalent of a facility covering more than 34 acres.

Coweta County Development Authority President Trae Westmoreland on Nov. 21 said Goodyear is consolidating facilities around the metro Atlanta area and will be locating at a 1.5 million sq. ft. distribution and warehouse facility on the property of the former Orchard Hills Golf Course on Hwy. 16. Thats in the triangle formed by Interstate Highway 85, Ga. Highway 16 and Turkey Creek Road, less than two miles south of the Piedmont Newnan Hospital complex and just southeast of downtown Newnan.

The new development is expected to bring up to 250 jobs to Coweta, Westmoreland said.

The facility being built to accommodate Goodyears needs represents a $140 million investment, Westmoreland said.

Westmoreland said the infrastructure for the development has been completed, with the expectation that construction could begin in the near-term, and with a construction period of approximately 12 months.

The property is adjacent to Interstate 85 and is in close proximity to the recently completed extension of the Newnan Crossing Bypass and the I-85 interchange at U.S. Highway 29.

The Coweta County Commission in June 2016 voted to rezone the 281-acre former golf course site to accommodate 3 million sq. ft. of industrial property and 300,000 sq. ft. of retail space along Hwy. 16.

Original post:
New Goodyear plant in Coweta to bring 250 jobs - The Citizen.com

Culdesac Tempe will have courtyards built into the design.

A San Francisco-based developer aims to create the countrys first car-free community in Tempe, Arizona, from the ground up. Culdesac, which bills itself as the worlds first post-car real estate developer, is building a 1,000-person neighborhood called Culdesac Tempe.

In a car-centric society, the implications for this ambitious vision are far-reaching. Culdesac intends to establish a vibrant people-focused neighborhood and lead the way for the future of planning for urban communities. Culdesac Tempe has been conceived as a pedestrian community with a strong sense of place that lives like a close-knit neighborhood village rather than a series of unrelated apartment buildings lined up in a row.

In addition to quality of life and opportunities for meaningful social interaction, sustainability is critical to Culdesac Tempe. Residents personal cars will be banned from being driven or parked on site, although the neighborhood will accommodate parking for visitors and car-based modes of transportation such as ridesharing.

Cars will be allowed in designated areas of Culdesac Tempe.

In typical developments, parking lots often dictate the design. Without this constraint, Culdesac says it will be able to offer three times the average amount of green space along with courtyards and community spaces.

Construction started this month, and the $140 million, 16-acre development is set to open in fall 2020 with 636 apartments and 24,000 square feet of restaurant and retail space. Culdesac Tempe will be centered around the mobility needs of residents with an on-site light rail station, a connective shuttle bus, dedicated rideshare pick-up zones, scooters with respective parking and car sharing for off-site transportation.

Founded in 2018 by former Opendoor founding team member Ryan Johnson and economic development specialist Jeff Berens, Culdesac has raised $10 million in venture capital funding to invest into its corporate operations led by Khosla Ventures, Initialized Capital, Zigg Capital, Bessemer Venture Partners and Y Combinator.

A core belief of Culdesac is the way we move defines the way we live. And the way we move is changing fast, with countless ways to get around today beyond private cars. The firm believes real estate innovation has failed to keep up with fast-paced changes in mobility, pointing out that transportation has evolved beyond car dependency, but real estate has not.

The communities we are living in were optimized for the peak car era, said Johnson, Culdesacs chief executive, explaining that Culdesac is building spaces for the post-car era. Starting next year, residents of Culdesac Tempe will be able to live life from their doorsteps rather than seeing it through their windshields.

Culdesac eyes assembling enough parcels to support a clearly defined neighborhood. The goal is to create a model for mixed-use urban redevelopment that integrates innovation, shared mobility infrastructure, a seamless technology layer, creativity, recreation and opportunities for meaningful social interaction and sustainability.

Because less land is needed to park vehicles, Culdesac Tempe will include a grocery store, coffee shop, co-working space, market hall and other retail amenities in addition to the rental apartments. To help bring this vision to life, the Culdesac team is working closely with architect Dan Parolek, who popularized the term missing middle housing, a concept for diverse housing options to create sustainable and walkable places.

Groundbreaking ceremony in November for Culdesac Tempe

The Tempe site was chosen for the first car-free neighborhood because of the citys thriving job market, growing population and land available directly on a light rail station. Additionally, Culdesac said local leadership has a reputation for being innovative, forward-thinking and action-oriented. Culdesac is evaluating locations for additional projects, including metros such as Dallas, Denver and Raleigh-Durham, North Carolina.

Because the power of transportation innovation is larger at scale, we're considering 50 to 100 acre sites for our next project, said Berens, Culdesacs cofounder and chief operating officer, adding that people are ready to leave their cars behind for the walkable and vibrant lifestyle that comes from living in a car-free neighborhood.

Culdesac Tempe will be situated along the Valley Metro Rail light-rail system.

Kris Baxter-Ging, public information officer for the City of Tempe, said Tempes transportation infrastructure plays an important role in its quality of life.

We are the only area city with border-to-border light rail that connects directly to terminals at Phoenix Sky Harbor International Airport, she said. We have free neighborhood buses that can be hailed almost anywhere on their routes. And we have rentable dockless scooters and bikes as well as Uber and Lyft pick-up stations.

Baxter-Ging added that Tempe has more than 200 miles of bike paths, including many that are not on busy streets. An upcoming addition to the Tempe transit landscape, a project called Tempe Streetcar, is two years from completion.

Tempe Mayor Mark Mitchell said the Culdesac Tempe project is consistent with the citys vision for meaningful development.

We are trying to help people be less reliant on cars to get around Tempe and even the greater Phoenix metropolitan area, he said. This project is perfect for our vision.

See the article here:
Developer Breaks Ground On A Neighborhood In Tempe, Arizona, For PeopleAnd No Cars - Forbes

Verde at Cooley Station in Gilbert broke ground on Tuesday, Nov. 19 to kick off the first phase of construction for the 23-acre project at the southwest corner of Williams Field and Recker Roads.

Verde will be a gathering place for the community. In addition to offices, retail and restaurants, Verde will be loaded with unique wall graphics, large scale sculpture in public spaces, a childrens play area and a programmed performance venue hosting a myriad of events, said Norman Brody, a managing member of SB2-VB, LLC, the developer of the project. The design of Verde at Cooley Station incorporates new and innovative building materials, systems, technology and architectural expressions.

Citizens of Gilbert ages 8 to 80 can come together in Verdes public spaces to enhance their lives by participating in community events, or enjoying events at our performance venue or dining at an array of restaurants, shopping at a variety of stores or just hanging out, Brody said.

The first restaurants to commit to Verde, include OBON, a Japanese restaurant with its unique experience in Asian dining and casual atmosphere; along with the Valleys very own West Alley BBQ, which will bring its Tennessee-style open-pit, slow-cooked meats and live entertainment; and the tasty ice cream creations of Cookies & Cream.

Verde is located within the 650-acre Cooley Station master-planned community that provides single-family housing, multi-family residential options, commercial space and a transit station for a future commuter rail line which will speed East Valley commuters to Phoenix. Verde will be the centerpiece of Cooley Station encompassing almost 150,000 square feet of commercial space and 450 multi-family residential units.

At Verde, we have also sought to create within Cooley Station the first phase of an urban core for Gilbert where people can live and work as such in Verde, we are integrating two multi-family projects just a short walk to the commercial district, with more than 425 units and a 36,000 square foot Verde Medical Center being developed by Sina Companies, Palm Beach Gardens, FL, with leasing by The Plaza Companies, Phoenix, Brody said.

Town of Gilbert Mayor Jenn Daniels said she was thankful the Cooley family had chosen Gilbert as the location to develop Cooley Station and for making it a gem for all of Gilbert.

Restaurant, retail, office and health/wellness tenant announcements will be shared across the projects social media platforms. Work on the first phase of the development will carry on through the new-year with an expected open in late 2020.

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Verde at Cooley Station in Gilbert breaks ground - AZ Big Media

SOUTH AFRICA. The KwaZulu Cruise Terminal Consortium, in which MSC Cruises has a 70% stake, broke ground on the construction of a new cruise terminal in Durban this month in partnership with state-owned Transnet National Ports Authority.

Construction of Durbans new cruise terminal has just begun (shown here is an artists impression)

The 4,500sq m building will transform the port experience for cruise passengers with a contemporary feel, a retail offer, improved energy efficiency, as well as a flexible space for conferences and events. The first phase is expected to be operational by January 2021.

This multi-user terminal will make Durban an even more desirable destination for cruise ships from all over the world, said MSC Cruises South Africa Managing Director Ross Volk. It will substantially boost tourism numbers as well as help create local jobs and lead to local supplier development.

Tying in with the terminal development, MSC Cruises expects to deploy two ships in South Africa for next winters 2020-2021 cruise season. MSC Opera (Lirica Class) will homeport in Cape Town and MSC Musica (Musica Class) in Durban. This will mark the first time that two different classes of MSC Cruises ships will be deployed in South Africa simultaneously.

Volk commented: The deployment of two classes of ship to South Africa for the local 2020/2021 season will allow us to meet more fully the growth in demand we have experienced over the past few years. Together the ships will offer over 60 cruises next season serving alternate routes whose itineraries include stops in Mozambique and South Africa.

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Construction of new Durban cruise terminal will substantially boost tourism numbers - The Moodie Davitt Report - The Moodie Davitt Report