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Knoxville artist Paris Woodhull is one of at least 10 women artists painting murals across Tennessee for the ratification of the 19th Amendment. Knoxville News Sentinel

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BEARDEN

John Shearer, Shopper News

While many families have grown restless being stuck at home during the coronavirus pandemic, the Akards of West Knoxville have taken the opposite route.

Kevin Akard and his 12-year-old son, Luke, have been outside,completing all of the roughly 800-900 miles of trails inside the Great Smoky Mountains National Park.

Luke Akard is shown on his very first hike in the Great Smoky Mountains National Park in 2012 shortly after he turned 4.(Photo: Submitted)

They have literally taken the term like father, like son to a new and inspiring level.

Although the National Park Service does not keep records or tallies about such accomplishments, his father believes Luke might be about the youngest ever to complete the feat.

For the youngster, though, the multi-year journey was just as rewarding as the destination. Just getting to spend time away from civilization and being able to get out and experience nature and have time with Dad was nice, said Luke.

According to father Kevin, a mechanical engineering professor at Pellissippi State who developed an early interest in hikingin the Boy Scouts in Bristol, they started hiking together in the Smokies in 2012, not long after Luke turned 4.

I thought it might be something he would be interested in and would give us time together, he said.

However, he said they did not initially start with any goal in mind other than enjoyment. They actually were very sporadic the first few years and did not hike there in either 2014 or 2016.

After they began setting a goal of hiking somewhere in the Smokies once a month in 2018, they were on their way to covering some distance and enjoying some accomplishments.

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Through some multi-day hikes, they realized at the beginning of 2020 they were about two-thirds of the way to hiking all the trails. But they still did not think it was possible to achieve the goal this year.

That was in part because they had a spring break cruise planned with wife and mother, Kathy, to enjoy their otherinterest of scuba diving.

But then the pandemic began sweeping the country, and they realized they would have to traverse the countryside closer to home. However, even the outdoors was affected by the coronavirus, as the national park was closed for several weeks during the spring.

That did not dampen their enthusiasm, though. When it reopened in May, we were there on the morning it reopened, said Kevin.

They covered 161 miles in May through multiple day and overnight hikes, 70 in June and about 120 in July.

They saved the 72 miles of the Appalachian Trail through the park for last, finishing the five-day route from Fontana Dam at the south end to the Davenport Gap area near where Interstate 40 crosses into North Carolina on July 29.

For young Luke, reaching the completion point of an eight-year journey offered mixed emotions.

It was happy but at the same time kind of sad, said the youngster, who is entering seventh grade at West Valley Middle School and was featured in the Shopper News in 2018 for a patch he designed that won a trip to the International Space Station. But when I got there, it was awesome.

A representative of the Great Smoky Mountains National Park 900 Miler Club for those who have completed all the trails told the family that they also dont keep detailed information, but that she knew of only two teenagers who have completed it.

We dont know for certain, but we are pretty confident he is the youngest one to do it, said Kevin.

Luke Akard stands atop a rock at Charlies Bunion along the Appalachian Trail a couple of days before he and his father, Kevin, completed all the trails inside the park.(Photo: Submitted)

Also along the way, almost as many memories as miles were secured. Besides all the breathtaking views, they also had their breaths taken away once when they realized a black bear had been outside their tent after they cooked and ate inside due to rain. They also saw plenty of birds, chipmunks and squirrels, and an occasional snake.

Luke said his favorite path was probably Old Settlers Trail between Gatlinburg and Cosby.

It is pretty long but very flat for the Smokies, and before the park was made, there was a community there, he said, adding that ruins of old houses and cabins are still visible.

As far as new goals, the father and son might look at going down into the water instead of up some mountains by scuba diving in all 50 states, even though the youngster has already set foot in all of them.

For that adventure, Luke is game once again. I havent experienced a whole lot of scuba diving, so that would be fun, he said.

KARNS/HARDIN VALLEY

Nancy Anderson, Shopper News

Most places you can have it quick, cheap or done right. If you are lucky you get to pick two. At this place you pleasantly get all three. Punctuality, quality, and value, wrote Scott Toomey in a Google review about Asian Auto Specialists at 7130 Oak Ridge Highway.

Owner Kenny Allison checks out an engine at Asian Auto Specialists at 7130 Oak Ridge Highway. Monday, Aug. 3, 2020.(Photo: Nancy Anderson/Shopper News)

Many other reviews added a fourth pillar, honesty.

Ive worked at five or six different shops over the years and Ive seen the way people are overcharged or oversold on parts, said owner Kenny Allison.

We dont do that in this shop. Giving honest service is the only way I can sleep at night. We dont have a service writer who is paid commission. Its me and my word, which means a lot to me.

I want customers to come back. If you maintain your client base, you dont have to spend a lot of money on advertising and you get to know people.

I dont have people coming back to me saying they were overcharged or the repair wasnt done correctly. Thats the last thing I want.

Allison opened the shop April 1, 2019, and specializes in Asian imports. He said he does work on American cars too, but prefers not to work on European models.

Owner Kenny Allison, lead mechanic Tony Smith and shop assistant Trevor Allison all say they are proud of their work at Asian Auto Specialists at 7130 Oak Ridge Highway. Monday, Aug. 3, 2020.(Photo: Nancy Anderson/Shopper News)

Ive been working on all the imports for more than 33 years. European cars have gotten a lot more technical and require specialized tools. Imports are more straightforward.

Allison said he tries to repair a car quickly.

Scheduling is really hard, because you never know if the problem is as simple as a belt or as complicated as replacing an engine. It could take a couple of hours or three days, but we work hard to get the cars back out the door as soon as possible. Its still got to be done right, so you do have to take your time and make sure of that.

He said he doesnt hold up small jobs in favor of the big expensive ones.

If someone needs a belt or something simple, I dont let that sit on my lot for days, I get that done quickly.

He said it didnt take long for the shop to see a fair amount of customers. He and his customers posted on social media, which seemed to do the trick.

Lead mechanic Tony Smith said its satisfying to repair a vehicle and get it running just right at Asian Auto Specialists at 7130 Oak Ridge Hwy. Monday, Aug. 3, 2020.(Photo: Nancy Anderson/Shopper News)

When I first opened, I did a lot of advertising, which did nothing. It really is all about reputation and word of mouth.

The shop has two full-time mechanics, including Allison, and a shop assistant. While the sign on the door says the shop closes at 5:30 p.m., Allison finds himself staying late often.

He has big plans.

Id like to have five or six bays with mechanics for each. Someday Id like to just work the office or maybe even not have to be here at all, just stop by and make sure things are going smoothly.

Info: Contact Asian Auto Specialists at 865-240-3004.

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NORTH/EAST

Carol Z. Shane, Shopper News

Fred Mister Rogers famously extended his mothers advice, during times of crisis and fear, to his young viewers. He said, Look for the helpers. You will always find people who are helping.

Ben Maney is a helper.

June Hopper and Ben Maney, married since 2008, now both work at home because of the coronavirus pandemic. Its nice! says Maney. I feel like I have an office mate as well as a life mate. Feb. 20, 2017.(Photo: Carol Z. Shane/Shopper News)

The Lincoln Park resident, who teaches piano at the Community School of the Arts, Green Magnet Academy and in his private studio, is well known in Knoxville as one of the citys finest jazz pianists and composers.

He says he generally feels extremely lucky during this time of financial uncertainty. His wife, June Hopper, who investigates credit card fraud for TVA Credit Union, is able to work at home, and Maney has continued with almost all of his students in virtual lessons. Though hes lost income from evening gigs hes a regular at The Bistro at the Bijou he says he and Hopper are pretty secure.

But from the start of the coronavirus pandemic, hes been acutely aware that not all of his colleagues have fared so well.

I noticed that there were professional musicians that I knew who were out in the cold, as well as other gig workers restaurant and bar workers. And I was also starting to worry about some of my students especially some that I had been working with at Green Magnet. I wanted to do something.

Community School of the Arts teacher Ben Maney helps student Joshua Washington become fluent in the musical language of jazz. October 3, 2017.(Photo: Photo courtesy Community School of the Arts)

So he did a virtual benefit concert. Then he did another. Maney donated the proceeds to his friends in need and to Knoxville-Knox County Community Action Committee (CAC).

Hes also released an album with local musician, composer and producer Matt Honkonen, who runs Pitchwire, a music production company. Available on Bandcamp, its called A Space for Us. All proceeds will benefit the Community School of the Arts, which provides after-school music and art lessons to underserved children and teens.

Now, six months after the start of the pandemic, Maney is concerned about the mood of the nation. Something has changed, he says.

In the initial stage, I thought maybe people will galvanize over this. Maybe well all work together. Its a virus; its not political; it affects everyone. But that hasnt happened.

So Maney whose humanitarian instinct is every bit as big as his talent has decided to do another virtual concert. This time, its just for the joy of playing and lifting peoples spirits. Unlike the fundraisers, its free, though Maney wont turn away tips. So everyone, near and far, can hear one of Knoxvilles jazz luminaries from the comfort of home.

In pre-pandemic days: Ben Maney helps his student Makaia Gray get in a festive mood to practice her piece for the 2016 Community School of the Arts Holiday Concert. Sept. 26, 2016.(Photo: Carol Z. Shane/Shopper News)

Our government is in shambles and its failing people, says Maney. Its hard to live in this pressure chamber and find places to decompress. He hopes his concert will provide that. Were all trying to navigate through this.

You can hear A Solo Performance by Ben Maney on Facebook Live at 8 p.m. Friday, Aug. 14. Go to facebook.com/events/640786969866612 for more info. Buy the album A Space for Us at MattHonkonen.bandcamp.com/album/a-space-for-us.

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POWELL

Al Lesar, Shopper News

After more than a dozen tries, Carolyn Duffey knew it was right. She had found the connection she sought.

Carolyn Duffey and Ayah, her PTSD support dog, are ready to share their training secrets with other support dogs.(Photo: Submitted)

Duffey, who moved to Powell from south Texas more than three years ago, suffers from Post-traumatic stress disorder that stemmed from an abusive relationship. She was in search of a service dog that would help her deal with the tough times. Two years ago, she was scouring area animal rescues until she found Ayah.

The day I met her, I knew she was the right one, Duffey said. We just had an instant connection.

At the time, Ayah was a 6-month-old Mountain Cur pup, looking a lot like a bulldog.

I was looking for an older dog, but when its right, its right, she said.

Duffey and Ayah went through a year of training. The results have been impressive.

We can go to a restaurant now and shell quietly sit under the table, Duffey said. That wasnt always the case. Its nice to have people who knew her before come up to me and say how well behaved she is.

Duffey has turned the experience she had with Ayah into a business of her own. In June she started Duffeys Dog Training, which is available for any dog but can specialize in PTSD service dogs.

Rosie and her handler Terry are one of Carolyn Duffey's training clients in July 2020.(Photo: Submitted)

Not long ago, Duffey said she was cooking dinner when she felt a panic attack coming on. She turned off the stove and went to her room to lie down. As always, Ayah followed.

She saw me lie down and she knew something was wrong, Duffey said. She went to me, then she went to my husband (in another room) and barked, went back to me, then went to my husband and barked. He finally came.

Duffey said the bond between her and Ayah is strong.

Shes like a toddler. Wherever I go, she goes. If I put my hands over my face, shell come up to me and put her face in mine. She understands when Im having a tough time.

While in a shoe store recently, Duffey said there were several young boys doing what young boys do. Ayah completely ignored the commotion and stayed right by Duffeys side, which is a quantum leap from the limited focus she had had just months earlier.

Ayah is a sensitive dog, Duffey said. You can tell the progress shes made.

One of the important parts of training for a support dog is to stay calm amid chaos.(Photo: Submitted)

If theres one noise that dogs dont like to hear, its coins rattling around in a tin can.

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Shopper News blog: Luke Akard hiked every trail in the Smokies, almost 900 miles. He's 12. - Knoxville News Sentinel

Parkview Financial announced it has provided a $7.2 million construction loan to GA Views Management, LLC for the completion of The Views at Georgia Avenue, a Class A, 20-unit apartment property. Located at 3557 Georgia Avenue NW in the Park View neighborhood in the northwestern quadrant of Washington, D.C., the six-story property is currently in the framing stage and will be completed in summer 2021.

The 23,000-square-foot (sf) building will include 10 two-bedroom floor plans ranging between 696 sf and 835 sf, and 10 one-bedroom floor plans ranging between 530 sf to 545 sf with ground floor retail space totaling approximately 3,358 sf. In addition to the retail component, amenities for the residences include storage areas of 442 sf in the basement, a rooftop deck totaling of 964 sf, and patio area totaling 600 sf. Each unit will include hardwood flooring and carpeting, double pane windows, a full kitchen with upgraded appliance package, and in-unit washer/dryer.

Parkview is pleased to provide construction financing for The Views at Georgia Avenue, said Paul Rahimian, CEO of Parkview Financial. Demand for housing in this area is strong and this property will offer high-quality, upgraded rental living in a gentrifying neighborhood.

The Georgia Avenue NW area features an eclectic mix of residential and commercial properties, including many restaurants and bars, small locally owned shops, and supporting commercial and civic uses. The neighborhood is adjacent to the Petworth and the Columbia Heights neighborhoods and is three miles north of the National Mall in a dense, urban infill area. It will provide convenient public transit for residents linking to the entire D.C. metro area. The commute to the downtown Washington D.C. is a 16-minute drive and 40 minutes via transit.

Link:
Parkview Financial provides $7.2 million construction loan for 20-unit apartment property in Washington DC - Yield PRO magazine

The COVID-19 pandemic is impacting every facet of the economy, including commercial construction and real estate. While the depth of some of the impacts may not be known for months, if not years, there are several emerging trends shaping these industries now.

Construction Financing Issues

In the early days of the COVID-19 pandemic this spring, many companies looked at stopping, or at least pausing, construction projects due to the uncertainty about the economy. Many projects remain paused as owners continue to worry about their long-term viability or if there is demand for office or retail space when so many businesses are closed or people are working remotely.

A survey conducted by the Associated General Contractors of America (AGC) in June found that 68% of contractors had seen a project canceled as a result of the COVID-19 pandemic; 48% saw a project that had begun before the pandemic halted.

While some projects were paused to meet with shelter-in-place orders in states and cities where construction was not deemed essential, financial considerations also were a major concern. More than one-third of projects were stopped because of a loss of revenue to pay for the project, whether that be from lenders, investors or government revenue such as taxes.

Under many contracts, if an owner decides to pause construction, it will ultimately be responsible to pay the contractor for the delay.Similarly, if an owner cancels a project, under the standard American Insititute of Architects (AIA) contract documents, the owner will be responsible for a termination fee or the contractors lost profit on the project.With project financing also drying up, however, it may be uncertain where that funding will be coming from.

With projects on pause, banks are also seeing an increase in defaults on construction loans. Construction loan delinquencies at U.S. banks climbed 23.8%during the first quarter according to the Standard & Poors Global Market Intelligence Report.Anticipating this, the $2.2 trillion Coronavirus Aid, Relief, and Economic Security Act (CARES) passed by Congress made it easier to modify construction loans. Under the CARES Act, an owner may qualify for a forbearance arrangement, an interest rate modification, or a revised repayment plan.The CARES Actalso provides that any loan modification does not constitute a reportable troubled debt restructuring (TDR) or a default, and therefore will not negatively impact the credit of the borrower.

Construction Supply Chain Issues

One major challenge impacting still ongoing construction projects is difficulty in getting the needed materials on time. During the peak of COVID-19 shut downs this spring, many producers of building supplies either closed completely as they were not deemed essential businesses by their local governments or reduced their staffing and capacity to help support social distancing efforts among employees. This has led to a shortage in numerous supplies and ongoing supply chain issues.

In June, the ACG found that 25% of contractors were experiencing project delays or disruptions due to a shortage of construction materials, equipment or parts. Additionally, 38% of respondents said suppliers had notified them or their subcontractors that material deliveries would be late or cancelled.

Depending on the materials being delayed, supply chain disruptions can impact the timing of a construction project by days, weeks, even monthstime that in many cases cannot afford to be lost as contractors often face tight deadlines for delivering projects.

To help minimize disruption, contractors should request weekly updates from suppliers on the availability of necessary materials. A contingency plan for obtaining materials that may face shortages or delays should be developed. Contractors should also provide updates, in writing, to their clients both on potential supply chain issues and the steps that are being taken proactively to mitigate those risks and, if needed, look to renegotiate potential changes to the project completion schedule.

While it is generally the responsibility of the contractor to ensure a project is completed on time, there may be some contractual remedies for unexpected supply chain delays caused by the COVID-19 pandemic. For example, many contracts contain force majeure clauses or other language around impacts arising from circumstances that could not be foreseen or outside of the control of either party involved in the contract. Often these clauses call for an extension of time to complete the project but may not change the payment terms.

Lease Issues

The pandemic is also triggering force majeure clauses in commercial leases. A June bankruptcy court ruling in In re: Hitz Restaurant Group offers some guidance to landlords and tenants seeking to enforce force majeure language in their leases.

Hitz Restaurant Group, which operates a number of restaurants around Chicago, filed for bankruptcy on Feb. 24, 2020. One of its landlords, Kass Management Services, Inc., asked the court to require Hitz to pay rent due under the lease even after filing for bankruptcy. Citing force majeure language in the lease, Hitz argued that it was excused from the rent obligation as a result of the executive order prohibiting on-premises consumption of food and beverages in restaurants issued by Illinois Governor J.B. Pritzker on March 16, 2020.

The court ruled that Hitz had to pay its full March rent, since it was due before the executive order was issued, but the obligation to pay rent thereafter was reduced in proportion to the ability of Hitz to generate revenue.Based on Hitzs estimate that 75% of the restaurant was unusable due to the executive order, Hitz only owed 25% of its rent obligations for April, May and June. The court also rejected the landlords argument that Hitz could not enforce the force majeure clause because it did not apply for a Small Business Administration loan to meet its rent obligations.

In reaching its decision, the court found the force majeure clause in Hitzs lease unambiguously applied to rental payments and the executive order was the cause, at least in part, of Hitzs inability to pay rent because it restricted the restaurant to take-out, curbside pick-up, and delivery.

Although the Hitz decision is not binding in other jurisdictions, other courts may use a similar analysis for businesses required by law to shut down or reduce operations during the pandemic. Tenants should review their leases to see if the force majeure clause specifically references governmental orders and allows for excused performance of lease obligations, including payment of rent. For landlords, the Hitz case is a reminder to carefully draft force majeure clauses to allow for more time to pay rent, instead of excusing payment altogether or to include express language that force majeure does not apply to rent.

Regardless of how long the COVID-19 pandemic lasts, or how long the residual economic effects linger, it is likely this pandemic will create a lasting impact on the commercial construction and real estate market. What those changes are remains to be seen, but it will be vitally important that contractors, building owners and tenants more carefully consider things like force majeure clauses and their potential impact on contracts long into the future.

Brooks Pierce is dedicated to keeping our clients fully informed during the COVID-19 crisis.

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COVIDs Lasting Impacts on Construction and Real Estate Trends - JD Supra

Prominent Builders and Design of Glen Rock, NJ, is a family-owned and operated design, build, and construction firm whose professionalism, experience and reliability have made us a leader in the industry for over 25 years. Right from the first consultation, Prominent Builders integrates all aspects of the building process into a single concept, giving customers accurate design, cost and time frame parameters.

We specialize in new residential construction in northern NJ including Paramus, Glen Rock, Franklin Lakes, Fairlawn and neighboring towns. Building your new home from the ground up doesnt have to be a stressful process. As a full-service design build firm, we are able to offer all services necessary to design and build your project from concept to completion. If you already have blueprints, site plans, or conceptual design ideas, we will gladly work with you and your design professionals to offer you our complete host of services.

Are you looking to update your current home? Perhaps you want to add more space to your existing home with an addition. Maybe youre looking for the kitchen of your dreams or would like to create a master bathroom oasis. Working with our design professionals allows you to create the space you will love for years to come. Our goal is to work with you to make certain your renovations stay within budget and are completed on time.

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Are you a commercial business looking to select a commercial builder for your retail construction or commercial construction project? Would you like to renovate your place of business? Prominent Builders understands the extra layers of complexity involved with these kinds of construction projects. When you work with experienced commercial contractors like Prominent Builders and Design, you are benefiting from the knowledge we have gained over 25 years from delivering great results for our commercial and real estate developer clients.

Reach out to Prominent Builders and Design today to talk about your new or renovated building project.

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New Home Construction and Residential Renovations - TAPinto.net

Dead malls have been viewedas attractive targets for industrial conversion projects in recent years, but nowthe retail-to-industrial conversion trend is expanding to shopping centers that are merely wounded, but still alive.

The Metro Mall in Queens, where Amazon leased industrial space formerly occupied by retailers Toys R Us and Kmart.

Mall owners this year are increasingly considering projects that wouldconvert vacant department store space in existing malls into last-mile distribution facilities as demand for industrial space has far outpaced retailduring the coronavirus pandemic.

Simon Property Group is in talks with Amazon to turn some of itsvacant department store spaces formerly occupied by JCPenneyand Sears into e-commerce distribution centers, the Wall Street Journal reported Sunday. Simon CEO David Simon, speaking on the REIT's earnings call Monday, said he could notrespond to "market rumors," but he did speak to the larger trend.

"Generally, the important thing going on that we're seeing is that moreand more retailers are distributing their e-commerce orders from their stores, so they're fulfilling from their stores and there are also the curbside pickup and all sorts of fulfillment options available," Simon said. "That's a good trend long term for us, but beyond that I don't want to get into logistics or any kind of speculation around Penney or Amazon."

Brookfield Properties, another major U.S. mall owner,isbeginning to experimentwithusing space at its active shopping centers for industrialdistribution space. The CEO of Brookfield'sretail group, Jared Chupaila, discussedthe strategy on the firm's earnings call last week.

"We have begun to test and trial with retail tech companies that are providing solutionsforlast-mile delivery and other fulfillment solutions where we can use otherwise unused space at the back end of shopping centers to help consolidate the packages and provide greater convenience to the couriers, all of which is expediting the delivery of the product and the volume of the product that couldbe delivered to the end customer," Chupaila said on the call, according to a Seeking Alpha transcript.

Amazon has already shown a willingness this year to lease space formerly occupied by retailers for its distribution facilities. In February, it signed a 10-year deal for 300K SF at the Rentar Plaza mall, also known as the Metro Mall, in Queens,Commercial Observer reported.

About 190K SF of the space Amazonwill take at the Queens property was formerly occupied by Kmart and Toys R Us. The property continues to operate as a mixed-use asset with existing retailers such as BJ's Wholesale Club, Jennifer Furniture and Burger King.

The REIT analyst who asked Simon about the Amazon deal, Mizuho Americas Managing Director Haendel St. Juste, toldBisnowthe conversion projects make more sense now because of the damage the coronavirus has wroughtin the retail market.

"Post-COVID, we now have a scenario where we have bankruptcies and store closures on top of what we've already seen the past couple years," he said. "Right now, the prospect of filling up a bunch of empty anchor boxes, who is the next user of that space? It's not like you've got a line of people queued up to take that space. You can read the tea leaves. The times are changing. The nature of the mall itself is changing."

A map from CBRE showing the retail-to-industrial conversion projects that have moved forward across the U.S. since 2017.

A CBRE report released last monthfound 59 retail-to-industrialconversion projects that have been completed, begun construction or been proposed since 2017.That is up significantly from January 2019, when there were24 such projects.

Many of the conversion projects CBRE found are full-scale redevelopments of completely vacantmalls, but CBRE Associate Director of Industrial and Logistics Research Matthew Walaszek said he is increasingly seeing owners look to convert vacant space in malls that continue to operate.

"That's something we have seen and we would point to as the next phase for the blending of retail and industrial," Walaszek said of the conversion projects in existing malls. "We will absolutely see more and more of that."

The conversionstrategyhad begun prior to the pandemic, asthe industrial market has performed much better than retail in recent years, but thecoronavirus has accelerated the trend as more people shift their shopping behaviors to online deliveries, Walaszek said.

"COVID has accelerated a lot of the trends that have been happening already," Walaszek said. "We're looking at new forecasts where e-commerce as a proportion of overall retail is higher than what we had previously anticipated."

Walaszek said CBRE has one retail landlord client, which he declined to name, that is looking for opportunities across 15 different markets to convert retail spacesto industrial. In addition to mall owners converting vacant big-boxspace, Walaszek said he is also seeing a growing trend ofdepartment store tenants shrinking their retail footprint to set aside space for delivery facilities.

"We're going to start seeing more concrete examples of retailers repositioning their footprint and incorporating logistics, especially as e-commerce grows and there's going to be a need for returns," Walaszek said.

Transwestern Senior Managing Director Mark Glagola, a D.C.-area industrial broker,said he has heard a great dealof talkin the market about the conversion projects and sees it as an emerging trend, but he has yet to see completed examples of projects that mix industrial and retail space.

"The industry appears to be really kicking this tire hard, and I do think things will happen, they just haven't happened yet," Glagola said. "We haven't figured out the logistics of how the fulfillment centers fit into a retail environment, and does it remain a retail environment? I do think they will happen, but they're still sizing each other out."

Glagola said he sees several potential logistical issues withusing vacant department stores in existing malls as industrial space, such as malls not having enough loading docks and the industrial and retail traffic mixing in the parking lot.

"The issues include the physical logistics and the potential mix of retail and industrial tenants from an asset management perspective," Glagola said. "Some facilities may be able to do it because they may be able to segregate the uses, others won't because they can't. Not every retail property is the same."

In addition to thelogistical concerns, St. Juste said there are also potential issues involved with the lease agreementsmall owners have with inline tenants, some of which depend on having a retail anchor.

"What does the mall look like if you don't have two or three anchors? And then there are co-tenancy risks that come into play," St. Juste said. "Inline tenants that have struggled and are looking to reduce square footage and get lower rents now could potentially get a get-out-of-jail-free card at some malls with potential co-tenancy clauses."

While there could be challenges withconverting department stores to industrial, St. Juste said mall owners don't have many better options.

"Priority No. 1 right now is, 'Let's figure out what we can do with all this excess space in a market where clearly retail is at risk and we need to think of a better path,'" he said. "It's just one more thing to try to make the best use of their space and stay ahead of the curve a bit."

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'The Nature Of The Mall Is Changing' As Simon, Brookfield Eye Converting Anchors To Industrial - Bisnow

After years of construction, the $80 million River Place facility is almost ready

Downtown Wilmington will soon welcome the grand opening of a high-rise neighbor.

River Place, an $80 million, 13-story mixed-use development slated to contain residential, parking and retail space, has not only made strides in attracting commercial and residential tenants, but is almost finished with construction.

Lucien Ellison, Senior Managing Partner for East West Partners, who has worked with the city on the project, said the to-do list is "getting smaller and smaller."

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The building welcomed its first apartment resident last week, and more residents are expected to move in by the end of August. So far, 10 out of the 79 apartment apartment units have been leased, Ellison said. A majority of condo residents have already moved in with only 10 more left for sale out of 92 units.

Along with the influx of condo and apartment residents came the project's 403 parking spaces, which finished construction in May and is currently open to the public.

Meanwhile, the buildings commercial tenants - Axis Fitness, Bank of America, Mellow Mushroom, the Nutrition Spot, and more recently, Dollar General-owned DGX - are working on outfitting their spaces, with some expected to open in September.

Among the other completed projects are a multi-level staircase connecting Front Street to Bijou Park with Water Street. An access to Bijou Park that would re-connect Chestnut Street to Water Street is expected to be finished in the next six weeks.

The current focus is to finish up the roadwork around the building, including the portion of Water Street between Grace and Chestnut streets. This portion, which has been closed for construction since 2018, should be paved in the next four weeks.

Although much has been accomplished, Ellison said the COVID-19 pandemic has slowed down the projects completion, decreasing the amount of workers on the site by about 25%.

Hurricane Isaias didnt help either. As a result of the storm, the building was left with water intrusion on the first floor, an issue workers are currently addressing.

Nonetheless, Ellison thinks the project could be fully completed within "the next couple months."

"I was thinking wed be way done by this point but were not so the timeline has changed so much that I dont even want to speculate on it," Ellison said.

Reporter Noah Johnson can be reached at 910-343-2364 or njohnson12@gannett.com.

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Downtown Wilmingtons 13-story development nears grand opening - StarNewsOnline.com

The former Anderson Storage building, above. Below, Chris Cole in the space being readied for Glen Goldbaums Lambs & Wolves salon.(Photos by John T. Ward. Click to enlarge)

By JOHN T. WARD

With the opening last week week of Sickles Market and Booskerdoo, Red Banks Anderson Storage building has all but completed a transformation in the works for almost two decades.

But for developer Chris Cole, who oversaw the project, its just another day at the office.

The north entrance of the new Sickles Market, above, and below, a rendering of the shipping container retail project planned for the site. (Photo by John T. Ward. Click to enlarge)

Whenever I finish one of these, I always feel like its a just a pause in the evolution of a property, said Cole, partner in the Metrovation development firm. Because were constantly working on whatever we do.

For example, the Grove at Shrewsbury, which Metrovation also built and owns. Im working on the next three years there how we are we going to continue to evolve and keep it interesting for our customers, he said.

As Cole spoke, a small crew was creating a green wall of plants steps away in the Anderson buildings lobby, part of a new addition that features timbers recovered from the onetime home of the Seattle Times.

The entryway separates the new Sickles Market, which hosts a Booskerdoo coffee and baked goods stand inside, and Bottles by Sickles, a liquor shop opened in October. It is space that can be used by customers of Booskerdoo and Sickles to hang out with a sandwich or coffee, Cole said.

But if the latest milestones are something of an anticlimax for Cole, theyre something else for Glen Goldbaum, whos planning to move his Lambs & Wolves salon and art gallery from Bridge Avenue to the second floor of the Anderson building.

Over the past 12 years, Goldbaum has seen the area undergo significant transformation, including construction of the Station Place apartments on Monmouth and Oakland streets, and Metrovations own West Side Lofts, a 91-unit apartment building at Bridge Avenue and West Front Street.

Now under construction just a block away is Denholtz Properties Rail development, which will bring 57 new apartments and retail space to a site that abuts the train station.

After all weve been through to get to this point, this feels like hope, Goldbaum said of the Anderson project.

A red brick fortress constructed at the corner of Monmouth Street and Bridge Avenue in 1909, the Anderson warehouse had been vacant for an estimated 25 years by the time Cole acquired it for Metrovation in late 2006. Its roof had begun to collapse.

What attracted him? I just liked the charm of it, said Cole, a 54-year-old Fair Haven resident. Theres always a feel to these things, and I thought we could do something interesting with it.

What that something might be, however, took years and several detours to be realized.

Before Metrovation came along, restaurateur Adam Rechnitz, owner of the Triumph Brewing Company in Princeton, and his now-deceased father, Two River Theater founder Bob Rechnitz, envisioned combining their creations in the Anderson site, which they and other family members acquired under the name Gemini Group in 1997.

In 2002, after Gemini acquired the former Blaisdell Lumber property on the opposite side of Bridge Avenue as the future home for the theater, Triumph proposed a three-floor, 360-seat microbrewery for the Anderson site, under plans that went before the borough planning board.

But Triumph eventually chose to open in Metrovations West Side Lofts project, also on the Blaisdell site.

Metrovations first run at transforming the 27,000-square-foot Anderson structure called for 23 residential units above two street-level stores, which won board approval in 2006. But the firm abandoned that plan in 2012, citing poor economic conditions following the global credit crisis.

Four years later, Metrovation went back to the board with plans for a four-story addition and other changes to nearly double the size of the structure, with retail space on the ground floor and offices above.

Cole told redbankgreen last week that he had been looking to land a single retail tenant, and decided one day to pick up the phone and call Sickles owner Bob Sickles, who was receptive to the idea.

Little by little we got more comfortable with it, Cole said, and the deal was announced in April, 2016.

In addition to what Cole calls an urban, grab-and-go version of the Sickles farm-style market in Little Silver, the buildings tenants includeSawtooth Group, an ad agency that took over the fourth floor last October, becoming the first occupant in more than three decades; Salt Design Company, an interior design firm; Applied Energy Group, a solar power company; Red Rabbit Aesthetics, a skincare boutique; and Dr. Robyn DelNegro.

Its still not full. Theres a breathtaking 6,000-square-foot third-floor space in the original part of the building that remains vacant, though talks with a possible tenant are underway, said Cole.

The final piece? Shipping containers, to be stacked on an island in the parking lot and used to incubate business that might someday grow up, move out and be replaced by another startup, Cole said.

While no tenants are yet lined up, theres a lot of people working out of their homes doing drop-off who have approached us, he said. The idea is get them stabilized as retail operations and then give them a gentle nudge out of the nest.

The containers are expected to debut in the spring of 2021, he said.

Goldbaum, who used the Anderson building for photo shoots when it was vacant, said Cole successfully maintained the integrity of the structure.

You wouldnt know whats old and whats new in here, he said.

Cole, characteristically, is reluctant to describe his creation as singularly transformative to the immediate area, which is also home to the Galleria at Red Bank, a former uniform factory converted to stores and offices in the 1990s.

I see it as evolution, rather than one big change, Cole said. Were just one contribution to it.

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RED BANK: ANDERSON 'EVOLUTION' ROLLS ON - redbankgreen

A third apartment building on Main Street gained approvals from the Riverhead Town Board last week.

The board voted unanimously at its meeting Tuesday to grant a special permit and preliminary site plan approval for the proposed building at 331 East Main Street.

The developer plans to build a four-story, 36-unit building on the .36-acre site. The units will all be market-rate apartments in other words, they will not be workforce housing apartments restricted to tenants whose incomes are under certain thresholds.

The developer will provide 34 parking spaces for tenants a reduction of two spaces from its original proposal to accommodate a town board request for ground-floor retail space. The original plans called for ground-floor display windows only and board members felt that does not meet the zoning codes requirements for active ground-floor uses. The plan has been amended to add an 812-square-foot retail space on Main Street at the expense of two ground-floor parking spaces.

An existing building on the site built around 1855 by blacksmith Richard Norton may be moved off-site if the town can find a suitable location. The developer will contribute $70,000 to the cost of moving the building.

The town Landmarks Preservation Committee suggested moving it across the street, to an area of the municipal parking lot between the Tuthill-Mangano Funeral Home and the Howell House. The Landmarks committee said relocating it there would fill a large gap in the row of historic houses that grace the entrance to Riverheads downtown. Discussions about a possible new location are ongoing.

The developer must still obtain final site plan approval from the town board, after it meets conditions imposed by the preliminary approval, including submission of engineered drawings and building elevations.

The other two apartment buildings on Main Street as well as one on Peconic Avenue were built as workforce housing projects.

Peconic Crossing on West Main Street has 45 rent-controlled apartments. It was completed and occupied in 2018.

Riverview Lofts is located on East Main Street and McDermott Avenue and is nearing completion and slated for occupancy this fall. It will have 116 workforce housing rental apartments plus ground-floor restaurant uses and parking.

Summerwind Square, the first apartment building constructed downtown under zoning adopted after the 2003 master plan was approved, is a four-story mixed-use building on Peconic Avenue, with 52 workforce housing apartments and commercial uses on the ground floor. The building was occupied in November 2013.

Nineteen workforce housing apartments were developed on the second floor of the former Woolworth building. The apartments have been occupied since February 2015. The ground floor has 25,000 square feet of commercial space, currently occupied by a fitness center, a hair salon, a flower shop, a mobile phone store and a bagel shop.

Plans for at least three other apartment buildings are in the pipeline: a 170-unit apartment building adjacent to Riverview Lofts; 28 apartments on the upper floors of a proposed extension to the Suffolk Theater; and 45 apartments on the upper three floors of a four-story building on the site of the former West Marine building.

The construction of the Peconic Crossing and Riverview Lofts buildings, along with the 170-apartment building proposed for the former Sears site adjacent to Riverview Lofts sparked controversy in the community, with residents complaining about the height and mass of the apartment buildings. The town hired a planning consultant to develop a pattern book for downtown development. It also hired another planning firm to update the 2003 comprehensive plan. Both of those planning projects are in progress.

The DC-1 zoning use district, which applies to the Main Street corridor, allows multi-family apartment buildings, up to five stories tall, by special permit of the town board. The code puts a cap of 500 new dwelling units in the Downtown Center-1 zoning use district.

The DC-1 district is within the Riverhead Parking District. Developers of properties within the town parking district are not required to provide off-street parking for their projects. Instead, properties within the district pay a special tax intended to fund parking facilities.

The town board held a public hearing in March 2018 on a proposed code amendment to require developers to provide on-site parking for new residential units built own property within the parking district or in the alternative make a payment in lieu of parking, or PILOP, when on-site parking is not practical. The proposal drew opposition from downtown property owners, who objected that it adversely impacted their property rights.

The proposed code has since undergone some revision and the revised draft will be presented to the parking district committee at its next meeting, Councilman Tim Hubbard, the town board liaison to the parking district, said today.

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New apartment building approved by town board - RiverheadLOCAL

Curt Gunsbury wants to replace a vacant parking lot and auto repair shop in northeast Minneapolis with a seven-story apartment building.

City zoning rules say that because the site is in a commercial zone hes required to devote a portion of the building to storefronts. Gunsbury says prospects to fill that space are dim.

Nobody wants it, and nobody is willing to pay for it, he said.

While such requirements are well-intentioned, he said, there are rows of empty storefronts near his proposed project that have had For Lease signs in the windows for years. He worries there will be more.

So Gunsbury plans to ask the city for permission to replace some of that required commercial space with walk-up apartments, which are easier to fill than retail, he said. If denied, Gunsbury said the apartment tenants will end up subsidizing the cost of any vacant retail through higher rents.

If were talking about affordable housing, this [retail rule] is absolutely the wrong thing to do, Gunsbury said, saying it can jack up rents on the tiniest units by $20 per month.

With rising commercial vacancy rates in the Twin Cities, developers are imploring city planners to let them build more apartment units on the street level where commercial space is now required. While planning departments try to make cities more livable with such mixed-use projects, developers argue vacant commercial space increases rents at a time when renters can least afford it. Plus lenders are less willing to finance such projects.

The situation is putting community planners and developers at odds over a popular, long-standing planning concept thats been credited with creating more vibrant, walkable communities in urban and suburban areas alike.

Minneapolis City Council Member Andrew Johnson said developers have a responsibility to make neighborhoods more active and said he regularly gets calls from small businesses seeking affordable spaces. So he said he often pushes back when apartment developers complain they cant find retail tenants.

Developers can make a profit, he said, suggesting that they need to re-examine their commercial rent levels and work harder to find small local businesses that would benefit the community. He also suggested they forgo luxury lobbies that go largely unused and invest instead in a little coffee shop.

Jeffrey Herman, president of Urban Anthology Commercial Real Estate in Minneapolis, said COVID-19 has essentially destroyed the inner-city commercial market and the prospects for a recovery are uncertain. And while developers would love to land a neighborhood coffee shop or locally owned service business, many of those merchants cant afford the kind of new space thats getting built. If you put in a neighborhood florist you almost have to pay them to be there because they dont make any money, he said.

Mixed-use zoning is a long-standing concept thats aimed at incorporating a variety of uses into a single development. Its supposed to enable people to live, work and shop in high-density areas. Its seen by cities as a more efficient use of land and resources.

But Gunsbury and other developers say such requirements often have unintended consequences. With demand for commercial space waning and demand for rental apartments raging, they want more flexibility.

Ted Abramson, senior vice president of multifamily investment properties for CBRE Inc., said he recently sold a 118-unit apartment building in St. Paul where 70% of its apartments rented within seven months of opening in November. But the first-floor retail space is empty.

He said its increasingly difficult to get such projects financed because lenders understand the growing demand for housing but remain leery of retail especially because its hard to land those sure-bet anchor stores such as Target, Cub Foods or Aldi.

The underwriting and the credit that a lender is willing to give toward the retail component on those mixed-use developments is heavily scrutinized, Abramson said. Even pre-COVID-19.

David Daly, a CBRE senior vice president of retail properties, said city rules can create a big risk for builders even if the deal gets financing. A housing developer could build out its first floor for a restaurant only to wind up with a fitness center tenant instead and a significant renovation bill.

Drew Johnson, senior vice president of development at Oppidan Investment Co., said mixing restaurants with housing is particularly costly because developers have to install industrial kitchen odor scrubbers or grease exhaust vents that can add $250,000 in costs.

Oppidan thought it had a home run of a plan for the city to approve when it presented its 2018 plan for 150 market-rate apartments upstairs, anchored by a Cub Foods on the first floor of its Hiawatha Avenue and 46th Street project in Minneapolis. The city, however, wanted more. It asked for small storefronts along the 46th Street side instead of just a solid wall or a window into Cubs meat section.

Oppidan complied and built a series of storefronts. But 20 months later, the 4,000-square-foot commercial space, which cost $1.2 million to build, has never had a renter. If occupied, the space could have generated $100,000 a year in rent.

The irony of it is that the citys whole policy was to help activate the street with storefronts, said Johnson. Now its a mini black eye on an otherwise successful project.

Developers often ask planning commissions for exceptions to such requirements, a process that can be time-consuming and expensive with no promise of success.

When the Minneapolis Planning Commission approved Lupe Development Partners plans to build two apartment buildings on Lake Street near Lyndale in May, the approval came with strings.

Lupe was required to include 10,000 square feet of retail on the first floor. That didnt sit right with Lupes vice president, Steve Minn, who complained to the city that its retail mandate was too great, especially when a whopping 25,000 square feet worth of storefronts sat vacant nearby.

Minn wanted to use his first floor for more affordable apartments, a community room and a fitness room. He won an appeal in June. Now construction crews are set to begin work this month on the $32 million, seven-story Lago building. It will have 132 apartments and 2,000 square feet of retail.

The purpose and the good intentions for which the retail [mandate] was originally to be a part of [apartment builds] are no longer true in the marketplace, Minn said. What you ultimately get is empty storefronts.

Minn and other developers say theyll plead with cities to let them swap retail for community rooms, fitness centers and party rooms that can be used by renters and sometimes the community. Alex Gese is taking that approach to help secure approvals to build an apartment building in south Minneapolis that would replace a longtime neighborhood restaurant. During a recent presentation to a committee of the citys planning commission, some members suggested adding commercial space to the building.

Gese, who owns other commercial properties in the area, is reluctant to revise his plans. Retailers and restaurants in the area are already struggling and hes had to lower rents, he said. If the city persists, Youre going to see empty storefronts all over the city, and I dont want to add to the glut.

Correction: A previous version misidentified Urban Anthology Commercial Real Estate.

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'Nobody wants it.' Twin Cities developers push back on mandated storefronts in apartment buidings - Minneapolis Star Tribune

Construction is underway on a new development in Macomb.

Neighboring businesses said this brings potential for more foot traffic.

There's now a construction site in front of Farm King on East Jackson Street in Macomb.

"We are expecting to see at least maybe three new businesses, retail, commercial investments there," Macomb Area Economic Development Corporation Executive Director Kim Pierce said.

She said while they're not ready to announce what businesses plan to move in, it's an exciting time for the community.

"I know that everyone involved in it is excited to see it's finally getting some dirt moving and we'll be able to see some new construction," Pierce said.

Down the street, Brown's Shoe Fit owner Jimmie Koller said it's always nice to see new businesses pop up in the area.

"The more options that come to town is good for everybody," Koller said.

Koller has been in the east part of town for 16 years now. He said it's exciting to see the area grow.

"It means that we're moving forward as a community," Koller said. "We've got more stuff coming to town, which is going to increase everybody's foot traffic."

He said the new development also has the potential to bring over a new and younger crowd of shoppers.

"With where our population is set up, when the students come in, if it's something that benefits them, they'll start shopping more on this side of town and stay in Macomb when they spend their dollars," Koller said.

Pierce said every time a new business comes to town, the hope is that more follow suit.

"Anytime you can get new investment in the community, especially when times are really uncertain, it's a tremendous boost," Pierce said. "You know, sales tax is a good thing too, so hopefully that increase will help."

Pierce said they plan to announce what businesses plan to move into the new space in the next couple of days.

She said there's no set time line on it, but construction will continue for several months and businesses plan to move in as soon as possible.

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Construction starts on new development in Macomb - WGEM