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Want a killer lawn next year? Now is the time to set it up - Therogersvillereview

Greg Amundson, Gilby, North Dakota, had been sitting on the fence about making a full switch to no-till. Hed experimented with it and was growing cover crops to protect his soil from erosion. Still, switching to an all no-till system seemed risky for his location in eastern North Dakotas Red River Valley, where the soil is heavy and slow to warm in the spring.

Wind erosion is a constant threat in the valleys flat terrain. Cover crops keep Amundsons soil mostly protected from the wind, but neighboring tilled fields are left exposed to wind. While plowing snow off a road bordering such a field, Amundson hit a large snirt drift that was so hardened by dirt mixed with snow that it tossed the heavy machine crossways in the road.

Hitting that hard drift of snow mixed with dirt blown across the road from the field just changed my mind about no-till, says Amundson. I came home and told my dad, Thats it! Were doing this. Im going to make no-till work on all my land.

With twin goals of eliminating soil erosion and reducing labor, Amundson began learning more about how to fully transition to no-till. He found that his most formidable foe was a mental roadblock.

My biggest hurdle was a mental one, says Amundson. It was hard not to think about the things Id heard other area farmers say over the years: No-till wont work in the valley; itll never work.

Nevertheless, Amundson dove in to fully transitioning to no-till across all his acres. To seed sunflowers, corn, soybeans, and small grains Amundson used the no-till drill hed recently updated and the row crop planter hed tweaked so that it could handle larger amounts of residue. We upgraded the fixed row cleaners on the planter to row cleaners that we can adjust from the tractor cab, he says.

While Amundson experimented with transitioning to no-till, a local effort was underway to help farmers like him shoulder the risk of trying the new practices that would better safeguard soil against erosion.

Soil erosion occurs from both wind and water in the Red River Valley because of the tillage practices farmers use to deal with the heavy soilsin an effort to dry them out and warm them up in the spring, says Lorilie Atkinson, Natural Resources Conservation Service (NRCS) soil conservationist with the Grand Forks, North Dakota, field office. Some of these soils are also saline, and when exposed by tillage, they get powdery and are easily moved by wind and water.

Northern Cover Crops

Greg Amundsons years of growing cover crops in northeastern North Dakota have shown him that cover crops can indeed thrive that far north.

I have seeded cereal rye as late as the end of October and even the first of November and was able to get the cover crop started, he says. Depending on the weather, it can still grow a couple of inches when seeded that late. Even if it just germinates, itll grow readily in the spring.

When interseeding into standing corn during the growing season, Amundson likes to include flax and buckwheat in the mix. I really like flax because of the way it holds the snow, he says. By growing those two cover crop species, were also trying to release nutrients in the soil that dont necessarily show up in a soil test.

To help farmers implement conservation practices, the NRCS engaged several partners to launch in 2019 the Grand Forks County Prairie Project. Partnering with the NRCS are the:

The Prairie Project secured funding through the NRCS Regional Conservation Partnership Program (RCPP). The funds originate from the NRCS Environmental Quality Incentives Program (EQIP), which offers cost-sharing to farmers across the country who are willing to adopt conservation practices such as no-till and growing cover crops.

In part, the Prairie Project RCPP funding is earmarked to provide financial and technical assistance to farmers planning to implement conservation practices.

Our main goal is to help farmers get a cover on the soil and to build soil structure, says Atkinson. Adopting no-till and planting cover crops are key to that process. The concern farmers have about switching to no-till is that were so far north that the soil wont dry out and be ready for seeding in the spring.

But when cover crops are combined with no-till, the cover crops use moisture in both fall and spring, helping the soil to dry out for seeding, she says. The roots of the cover crop build soil health and structure, giving the soil better trafficability for farm implements in spring and fall, or after heavy rains.

The funding provided by the Prairie Project to qualifying applicants is dispersed as a per-acre payment. The payments are intended to reduce the risk involved when farmers adopt a new practice or system, says Atkinson.

New farming practices supported by the Prairie Project include no-till residue management, the planting of a cover crop or a conservation cover, and forage and biomass planting. The Prairie Project also supports conservation practices for livestock producers.

Through the Prairie Project Amundson received an RCPP contract to use no-till to convert back to crop production land that was being retired from the Conservation Reserve Program (CRP). This was the first time Id done that, and the RCPP helped me stomach the risk of doing it, he says.

Amundsonterminated the old Conservation Reserve Program grass stand with herbicide in the fall and no-till planted soybeans into the residue the next spring.

He terminated the old CRP grass stand with herbicide in the fall and no-till planted soybeans into the residue the next spring. The following spring, he no-tilled sunflowers into the soybean stubble. He was satisfied with both crops.

The RCPP contract helped me over the mental hurdle of wondering whether or not no-till would work in that conversion, he says. Now I would do it again, no questions asked.

A second RCPP contract is supporting Amundsons efforts to build soil structure, organic matter, and trafficability on a new quarter of land thats been prone to wind erosion, he says. The financial assistance through the program has helped me try to grow a cover crop on land thats high risk.

After acquiring the new land, he no-till planted corn. When the corn reached the V4 leaf stage, he used a home-built interseeder to plant a cover crop mix of cereal rye, flax, buckwheat, and radishes. After harvesting the corn, the cover crop grew vigorously.

In his fields that have a longer history of both no-till and cover crops, Amundson has seen benefits multiply.

Trafficability is improving, he says. Weve had success in wet springs with getting our crops seeded, and weve had good emergence. Some of our yields might be lower than they would be with tillage, but I know our profitability per acre has improved.

This is a constantly changing system that we tweak every year, and our soil structure is still improving, he says. This is a journey, but theres no turning back for me. I wont go back to full tillage."

Greg Amundson218/791-2009amundsonfarms@polarcomm.comtwitter: @ndrockfarmer

Lorilie Atkinson701/765-3680lorilie.atkinson@usda.gov

Continue reading here:
No-till and cover crops yield success in a northern setting - Successful Farming

These guidelines are very general and broad in scope. Some species of wildflowers may require additional research prior to planting. You may find our listing of wildflower planting dates and interactive regional seed list helpful.

Some wildflower seed suppliers can provide seed mixtures consisting of a number of different species. You have the option of such a mixture or obtaining the species of your choice and making a mixture or planting your selections individually.

After your selection is determined, a planting rate based on pure live seed and the number of seeds per square foot can be calculated. PLS is simply the percent of purity multiplied by the percent of germination which should be available from the supplier and as required by the Texas Department of Agriculture under the seed law.

These rates should be more accurately determined by the mature size of the plants and the effect you desire. The Soil Conservation Service recommends planting twenty seeds per square foot. For highway plantings, seeding is recommended in pounds per acre with the rate dependent on the type of seed used.

Soil preparation is not necessary since most wildflower seeds can be broadcast over undisturbed soil, although some delay in germination may result. However, seed to soil contact is essential. When sowing wildflower seed in turf areas make sure to scalp the grass as low as possible with a mower. Next, sow the seed.

After sowing, drag the sowed area with a weighted section of chain link fence or other rough flat object to better obtain soil-seed contact. Water the area thoroughly but gently. Follow the first watering with additional short waterings every three days for about three weeks. Some seeds will germinate 10 to 20 days after planting, others will germinate in early spring.

A method of application should be determined by the size of the area. Small areas can be sown by hand or a mechanical hand device. Large areas require a seed drill or other mechanical means that can be calibrated for the seeding rate.

Another key factor to successful planting is to understand the characteristics under which each species thrives. By and large, most Texas wildflowers should be planted in late summer or early fall, especially Bluebonnets.

LocationLocation is also important. Plant sun-loving plants in areas that receive adequate sun. Shade-loving plants, which will survive in full sunlight under special conditions, will thrive best in shady areas.

Soil typesMost wildflowers have a wide tolerance of soil and pH conditions. Bluebonnets prefer a well drained, calcareous, alkaline soil such as that of Central Texas and the Hill Country.

DrainageAll wildflower seeds need moisture for germination and growth, but it is important to provide proper drainage, which will vary with the species.

FertilizerA low nitrogen fertilizer can be used at the time of planting if the soil lacks nutrients. However, fertilizing after plants are established will result in larger amounts of foliage at the expense of blooms.

Read more from the original source:
Planting wildflowers - Texas Department of Transportation

Bluebonnets grow best in soils that are alkaline, moderate in fertility, and, most important of all, well drained. Full sun is also required for best growth. Seed may be planted September 1 through December 15 of each year. For best results, plant seeds no later than mid-November.

This allows seed time to germinate and grow throughout the winter months, during which time a heavy root system and a sturdy plant is developed to produce an abundance of spring flowers.

Bluebonnets produce large, hard-coated seeds that may cause them to have a low germination rate the first year or two. As the hard seed coats wear down by rain, abrasion, and decay, the seedlings begin to sprout.

Soil preparation is not necessary because the seed can be broadcast over undisturbed soil. However, seed to soil contact is essential. When sowing seed in turf areas, make sure to scalp the grass as low as possible with a mower and rake up any thatch which may prevent the seed from contacting the soil.

Small areas can be sown by hand or with a mechanical hand device. Large areas require a seed drill or other mechanical means that can be calibrated for the seeding rate. For small areas, or places where you want a good display more quickly, seed companies recommend using eight to 10 seeds per square foot. At that rate an ounce will cover approximately 135 square feet, and 1/2 a pound covers 1,000 square feet. An acre will require 20-30 pounds of seeds.

After seeding, it is best to cover the seed with soil no more than one-quarter inch deep. This protects the seed from being eaten by birds or "baked" by the sun. Water thoroughly but gently. Follow the first watering with additional light waterings every three days for about three weeks if rain is not present.

Fertilizing is not recommended as it will produce more leaves but not more blooms. Some seed will begin to sprout in four to 10 days. The germination process can continue over 18 months or more.

Be aware that one of the reasons bluebonnets fail to bloom is the lack of an essential bacterium in the soil. These bacterium, known as rhizobium, form nodules on the roots of the bluebonnet plant and are able to fix atmospheric nitrogen which is the conversion of atmospheric nitrogen to a form usable by plants. This nitrogen fixation is needed for the bluebonnets to bloom.

Do not soak bluebonnet seed or prick it with pins or in any way disturb the seed coat. Although these methods can speed up germination, they can also damage the seed.

In general, the first flowers open about March 15 in the southern part of the state, and in the more northern part of the state, first flowers may not show before May 1. The length of the flowering period is about a month. Allow two weeks after the full bloom period has passed for the seeds to mature.

As a rule of thumb, when the dead brown foliage offsets the floral color display, the area can be mowed. If it is a large area, it should be mowed to a height of four to six inches. Annual mowing aids in seed dispersal and reduces competition of unwanted weeds and grasses.

If you wish to store the seed, the pods should be harvested before they explode and scatter the seed. The seed should be thoroughly air dried on newspaper. Seeds which are not completely dry prior to storage will contain excessive moisture which will cause mold to grow and damage the seed.

After the seeds are completely dry, store in a water-resistant container. Add a packet of desiccant, which can be found in craft stores, to the seed. This gel will remove any moisture that remains in the storage container after it is sealed. Seed stored under these conditions will remain viable for many years. Seed may be sown at harvest or stored for future planting in the produce section of the refrigerator until the fall.

In brief, it may be said that the most important factors in establishing Bluebonnets are: plant prior to December 15 of every year, plant seed in soil well adapted for Bluebonnets, and make sure there is good seed to soil contact when planting.

Read more from the original source:
Planting Bluebonnets - Wildflower Program - Texas Department of Transportation

Temporal and spatial distribution of SFTS clusters in China

Between 2011 and 2021, 35 SFTS clusters were reported in China, which involved 118 patients, of which 26 died (CFR=22.0%). The CFR was higher among female patients (31.4%, 16/51) than among male patients (14.9%, 10/67). Moreover, the CFR was higher among patients aged60years (35.3%, 24/68) than among patients aged<60years (4.0%, 2/50).

There was an annual increase in the incidence of SFTS clusters, which was the highest in 2020 (n=9), followed by 2018 and 2021 (n=6). The incidence rates of clusters in April, May, June, July, August, and September were 17.4%, 22.9%, 20.0%, 17.1%, 8.6%, and 11.4%, respectively (Fig.1), which indicated an epidemic seasonality during summer and autumn.

The seasonality of SFTS clusters in China from 2011 to 2021. SFTS, severe fever with thrombocytopenia syndrome

The SFTS clusters were reported in the provinces of Anhui (n=16), Shandong (n=8), Jiangsu (n=4), Zhejiang (n=3), Hubei (n=2), and Hunan (n=2). The number of individuals involved in each cluster ranged from two to twelve persons, with the median number being two. The sex ratio (male/female) of the included patients was 1.311 (67/51). The age range and mean age of the patients were 1884 years and 59.014.2 years, respectively.

The infection routes of the index patients in 14 and 16 clusters were tick bites and suspected tick bites, respectively, with those of the remaining five clusters being unknown. The index patients were exposed to the ticks by picking tea leaves in the tea garden (10.0%, 3/30); farming in the field (10.0%,3/30); weeding and raising livestock in yards or their surroundings (30.0%, 9/30); laboring in the hills (27.0%, 8/30), including hunting, cutting wood, digging trees, picking fruits, and looking for medical herbs; and contact with the blood of a dog infected by tick bites (3.3%, 1/30) or both laboring in the hills and weeding and raising livestock in yards or their surroundings (20.0%, 6/30).

There were 17 clusters that resulted in secondary patients through the index patients via human-to-human transmission. Among them, four occurred in hospitals, three occurred in homes, and the other ten occurred in both hospitals and patients homes. The secondary patients included the primary cases family members, relatives, doctors and nurses, and even fellow villagers. The exposure routes comprised blood contact (i.e. contact with blood or bloody fluids and secretions from the patients) and non-blood contact (i.e. contact with patients fluids or secretions other than blood or inhalation of Brucella-containing aerosol) while providing care for the index patients, transferring dying patients with hemorrhagic clinical manifestation, or during burial preparations. Nosocomial infection occurred in two clusters, which involved one doctor and one nurse in each cluster. The doctor was exposed while performing a sputum suction operation without a closed sputum suction tube and/or touching the patients blood without personal equipment protection (PEP). The nurse was infected while changing sheets contaminated with fresh blood from the same patient; however, she wore gloves without wearing mask, indicating possible infection by aerosol inhalation. Another doctor and nurse were infected through non-blood contact while providing medical care without any PEP to another patient. The transmission routes of two clusters that involved eleven and seven secondary patients with nosocomial infection are illustrated in Fig.2A and B, respectively.

A Transmission routes for one SFTS cluster in Anji County, Zhejiang Province, 2014. B Transmission routes for one SFTS cluster in Hanshan County, Anhui Province, 2020. A Patient A was the index patient and died of massive bleeding while being transferred from hospital to home. The patient had infected 11 secondary patients (Patient BPatient L); among them, nine patients were infected by blood contact while the other two patients were infected through inhalation of Brucella-containing aerosol in a confined mourning room, without direct contact with the patient or other possible exposure. All the secondary patients did not wear personal protection equipment during the exposure. The index patient had been exposed to a tick bite while picking tea leaves on the tea garden. The serum positive detection rates of SFTSV IgG were 1.6% and 2.0% in healthy people and ducks, respectively, living in the village where the index patient lived. B The index patient (A) was a 51-year-old male farmer who was infected through contact with the blood of a dead dog that had been bitten by ticks. He had infected seven secondary cases. Specifically, five family members and relatives were infected through blood contact while a nurse and a doctor were infected through non-blood contact. SFTS severe fever with thrombocytopenia syndrome, SFTSV severe fever with thrombocytopenia syndrome virus

Among the remaining 18 clusters that caused no human-to-human transmission, eleven, six, and one occurred in the village living environment, fields, and tea garden, respectively. Further details are provided in Table 1.

The median numbers of infected individuals among the clusters with and without secondary human-to-human transmission were 2.0 (2.02.0) and 3.0 (2.06.0), respectively (U=71.00, P=0.003). The transmission model of SFTS clusters with and without secondary human-to-human transmission are summarized in Fig.3.

Transmission model and risk of different human-to-human transmission modes among SFTS in China. Note: The left picture describes the 30 index patients exposure ways to SFTSV. All were exposed during their routine laboring related with agriculture. There are six index patients exposed to confirmed or suspected tick bites during both laboring in the hills and weeding and raising livestock in yards or their surroundings. SFTS severe fever with thrombocytopenia syndrome, SFTSV Severe fever with thrombocytopenia syndrome virus, SAR the secondary attack rate

Infection through blood contact showed a higher SAR than infection through non-blood contact [50.6% vs 3.0%, RR=16.61, 95% confidence interval (CI): 10.2326.67, P<0.05]. Infection through contact with a bleeding corpse showed a higher SAR than infection through blood contact during hospital care (i.e., contact with a living patients blood, bodily fluids, or secretions) (66.7% vs 34.5%, RR=1.93, 95% CI: 1.113.37, P<0.05), as shown in Table 2 and Fig.3.

Univariate analysis of risk factors revealed that longer time interval between onset and diagnosis (U=796; P<0.05), higher sex ratio (male/female) (2=4.56; P<0.05), and older age (t=6.09, P<0.05) were observed in the group with dead patients than in that with cured patients. There was a significant between-group difference in the infection routes (2=11.51, P<0.05) but not in occupation (2=0.04, P>0.05). Further details are provided in Table 3.

Statistically significant variables in the univariate analysis were included in the binary logistic regression model as independent variables. This model showed that the time interval from onset to diagnosis [odds ratio (OR)=1.385; 95% CI: 1.0831.722, P=0.009] and old age (OR=1.095; 95% CI: 1.0311.163, P=0.003) were mortality risk factors in these clusters. Specifically, the interval from onset to diagnosis and age were positively correlated with the mortality risk (Table 4).

Continue reading here:
Transmission and mortality risk assessment of severe fever with thrombocytopenia syndrome in China: results from 11-years' study - Infectious Diseases...

You can imagine that Elaine Sanderson chats to her plants when shes gardening, just as she chats to guests laughingly admonishing herself, musing out loud and occasionally cursing the natural elements she battles with at her coastal Taranaki property. The garden, with its winding paths, colour, strong foliage and features inspired by overseas travel, reflects her personality. She modestly refers to the garden as higgledy piggledy or just a hotchpotch but the exuberant character-filled property is certainly a delight. Its a regular participant in the Taranaki Garden Festival and is featured on the New Zealand Gardens Trust circuit.

Jane Dove Juneau/NZ House & Garden

Elaine Sanderson, who gardens full-time with the help of family and her neighbour, ensures there's colour year round at her Taranaki property, either with flowers or foliage; this old wheelbarrow is full of purple and white flowering lobelia interspersed with pink geraniums.

Elaine and husband John moved onto their tkeho farm, 30km along the coast from Hwera, when they married. Eldest daughter Natalie was born in 1988 around the same time the garden started sprouting.

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When you have kids you dont want to be in the house with them they love being outside. So she gardened while the kids played. There are now three grown daughters and a son.

Like many rural gardeners, Elaine started with a ledger of positives and negatives. On one side of the ledger was flat land unfettered by fences. On the debit side was a lack of natural shelter and strong coastal wind. Salt spray was a particular irritation and it took years to get the shelter right, she says.

Jane Dove Juneau/NZ House & Garden

A Pyrus salicifolia pendula (weeping silver pear) tree surrounded by corokia and lavender grow where cows once grazed; in the foreground mounds of Buxus microphylla 'Koreana' and a climbing wisteria disguise an old farm gate.

In the early 90s it was a cottage-style garden as the style was at the time. Then I planted a whole lot of natives. They got too big and many were removed, however, the plants that stayed combined with other established vegetation to provide structure.

Thats when I really started to have fun. I had the overhead shelter by then and could create micro-environments underneath. Id figured out what grew so well here things were self-seeding so I could shift them around.

Jane Dove Juneau/NZ House & Garden

A potted heuchera picks up the colours of the bright orange and brown cushions; the garden furniture was made from railway sleepers on-site by a builder.

Nowadays Elaine is a full-time gardener. She used to do about 1200 hours a year. Now its about 2000 hours a year, says John, grinning when asked if he keeps a timesheet. Elaine agrees: I dont go to town very often. Online shopping suits me just fine.

Her mother was a keen floral artist and her granddad grew roses, however it was good friend Jenny Oakley who inspired her. She got me into it. Our kids grew up together. She was the one who encouraged me to try this and try that. I could get plants from my mum in Taup so Id bring them over.

John has played his part, building new fences and installing features, however daughter Natalie and retired neighbour Dave Agnew are her trusty assistants. Natalies a ball of energy. Its like she cracks the whip you have to get this done Mum.

Another influence is overseas travel, which Elaine loves, visiting places like Tibet, Nepal, Turkey and South America. If she spies interesting objects along the way, she will ask a friend who used to import goods to find her replicas or commission their creation. There are urns from Myanmar, statues inspired by Nepalese temples, three Pompeii-style pillars, a sphinx and colourful Mexican talavera pots, as well as rusting farm paraphernalia skilfully repurposed as garden sculptures.

Jane Dove Juneau/NZ House & Garden

The trio of Pompeii-style pillars were inspired by a trip to Turkey and are made of fibreglass attached to internal posts to stabilise them.

The hardware as Elaine calls it enhances the natural layering of her rambling property, notable for its twists and turns, and gardens within a garden. In many places you cant see the house for the dense planting. Elaine loves foliage even more than flowers and says the advantage of the propertys size is the constant dividing and replanting that can be done.

The latest change around is the removal of a creeper and the division of clivia to make way for Chinese guardian lions to be mounted on stands below a giant beam. Shes waiting for them to arrive. Its always a bigger job than what I expected, sighs Elaine, confessing that she often wonders what shes started when midway through a project.

Jane Dove Juneau/NZ House & Garden

The five figurines on the posts are replicas of those from the Bronze Age Cycladic culture found throughout the islands of the Cyclades in the Aegean Sea around 3200BC.

Some changes happened unexpectedly. Early on, cows traipsed through the front of the property on their way to the milking shed but when the layout of the road changed, the path moved and Elaine scored more garden. A hedge was added along with trees such as silk trees, cherries and weeping silver pears.

The fountain was another project. Elaine spotted it in a Whanganui nursery, brought it home and then waited for its completion for some years. It was more expensive putting the pond in than the fountain. You do things in slow steps if your husband is not a gardener.

Jane Dove Juneau/NZ House & Garden

Many parts of the gardens are edged in Buxus microphylla 'Koreana' including here where it fringes the fountain along with mondo grass.

Tucked in among the established trees are many salvias, chinese lanterns (abutilon), clivias, ligularia, hostas, and ornamental grasses like hakone, euphorbia and miscanthus. Red foliage from the likes of the strappy Cordyline Red Fountain, maples or Cercis canadensis Forest Pansy complements the glossy green leaves of other plants.

Elaine isnt just a steward of the family property; she and John have planted 8km of native shrubs alongside streams, helping to protect waterways in their South Taranaki area. Work never stops. Thats the thing in a garden. You dont panic because you are never on top of it. My garden is not the style where you are on top of things.

Jane Dove Juneau/NZ House & Garden

Elaine's love of foliage is evident in this sweep of the garden combining deep red maples and ligularia with green horsetail restio (Elegia capensis) in the background.

Q&A with Elaine Sanderson

Favourite plant combination: Japanese maples and hybrid clematis.

Most-used tools: The lawnmower and leaf blower.

Best and worst garden job: My favourite is weeding; the least favourite is hedge trimming.

Jane Dove Juneau/NZ House & Garden

The climbing rose 'Alberic Barbier' sits atop the exit arch of the rose garden; while the garden has to deal with salt spray and southerly winds, trees and mature shrubs are a buffer for what grows underneath; Elaine says the garden's lushness is most evident in spring: "I cut back things really hard in the autumn and then through the winter."

Most-used part of the garden: The swing seat in a hidden corner of the garden.

Plants that grow well here: Ligularias, grasses and salvias.

Best tip for other gardeners: Take your own cuttings from plants that do well in your garden. I love taking cuttings and filling up empty spots with them, and then watching them grow.

Jane Dove Juneau/NZ House & Garden

The garden nudges up against the house, almost disguising it.

The thing Ive learned about gardening over the years is: Patience.

Best edible crop: Strawberries.

I love this part of New Zealand because: It has a temperate climate. I like that it doesnt get too hot in summer or too cold in winter which means I can garden all year round.

Jane Dove Juneau/NZ House & Garden

A sphinx greets visitors at the garden's entrance.

Favourite season in the garden: Spring, because of the vibrant colours you get with all the new growth.

Soil type: Sandy silt loam.

Hours spent in the garden: 40 hours a week.

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Rambling Taranaki garden alive with colour and fun - Stuff

With more than 1,000 empty parking spaces and do-not-enter signs taped to several locked doors, Prudential's 75-acre office campus in Plymouth feels nearly abandoned.

It's been that way nearly since the beginning of the pandemic when the company sent most of its workers home, leaving the 450,000-square-foot office building nearly empty. And like a lot of large companies, Prudential began re-evaluating its space needs.

Late last month the company sold the property to Jeff Koch and Dan Salzer, a pair of Twin Cities developers who decided that, although the building is only 42 years old, it doesn't have the features and amenities most companies want. Demolition is the only sensible option, they determined.

"It's getting more and more difficult to fill existing [office] space ... and that's a really tough building to repurpose," said Koch, a co-founder of Twin Cities-based Roers Cos. "But it's a perfect site for residential."

Koch and Salzer, a director of development for Scannell Properties, said that over the next five years the team plans to spend $300 million to build 12 to 15 buildings that will include rental apartments, medical offices and retail space in what will become one of the biggest redevelopment projects in the metro.

While there's plenty of demand for housing, demand for traditional office space is weak and the future of the sector remains uncertain, brokers say.

An estimated 18 to 25 % of all office space in the Twin Cities is empty and the situation is likely to worsen as leases expire and companies downsize, leaving vacancy rates elevated for the "foreseeable future," according to a new report from Jones Lang LaSalle (JLL)

The group said the average vacancy rate for offices across the metro has increased slightly since the beginning of the year, rising to 18% during the second quarter.

"Large tenants are still hunkered down and figuring out how and what hybrid work means," said Jon Dahl, a managing director in Minneapolis for JLL.

He said smaller companies are having an easier time determining their future space needs because they have a better handle on what works and what doesn't. Most of the active shoppers are in the market for spaces with 2,000 to 10,000 square feet. A few companies, Dahl said, are on hunt for 30,000 to 40,000 square feet.

"Small tenants are wanting new space and moving into new buildings," he said. "But there's a lot more movement than there normally would be."

Dahl said that in a normal market, there's a 75% probability of a tenant renewing, but those odds are now below 50%. Still, Dahl thinks the vacancy rate in downtown is close to leveling out.

Cushman Wakefield's estimates are even more dour. The company's second-quarter report shows that the average office vacancy rate across the metro was closer to 25% after hovering at around 18% for the three years prior to the pandemic.

The group said that leasing activity across the metro has remained relatively steady over the past several quarters. But for the eighth consecutive quarter, more office space has been vacated than occupied.

Excluding the massive vacancy at City Center after Target Corp. left the building, absorption during the second quarter was slightly positive given that several companies have signed leases and there have been several high-profile move-ins, especially in downtown Minneapolis.

Those recently signed deals included Fox Rothschild, which is taking nearly 40,000 square feet of that former Target space. ESG Architecture & Design said it will take 20,000 square feet at the new North Loop Green. In both cases, however, those new leases are downsizings from previous offices, creating a net increase in available space.

During the second quarter, Agiliti and HelpSystems moved into One Southwest Crossing, and the Pohlad Cos. and JLL moved into their new office space at the RBC Gateway tower.

Demand has been especially strong in the North Loop, which is now back to pre-pandemic leasing levels. The buildings in that area, he said, have the kinds of amenities and features that many companies want. Canteen One, for example, announced a move from the suburbs to a more than 40,000-square-foot space in the North Loop.

"Companies are not shying away from quality space," Paul Donovan, executive director at Cushman Wakefield, said. "They just want less of it."

With more than 2.3 million square feet of "active office requirements" (companies looking for space), JLL says leasing activity might increase slightly in the second half of 2022. If so, that could push some new speculative office development forward in downtown Minneapolis and St. Louis Park's West End.

Though the future of the office sector is uncertain, many investors are still shopping for and buying office properties, especially those with the best amenities and in the best locations.

There have been several notable deals this year, including the recent sale of the 1.7 million-square-foot Normandale Lake Office Park to Opal Holdings, its first acquisition in the Minneapolis-St. Paul market.

That property, which was nearly fully leased, quickly found a buyer after being marketed but it closed for slightly less than the $369 million the seller paid in 2014.

Overall, though, investment sales have been relatively slow since the beginning of the pandemic. Higher interest rates have put downward pressure on prices and rising construction costs have only made such deals more challenging.

Still, higher vacancy rates aren't necessarily leading to bargains for redevelopment sites. Koch said that when he first contacted Prudential to see if it would be willing to sell even a portion of its property in Plymouth, he expected a deal. That wasn't the case.

"We thought we'd see a fire sale for office properties," Koch said. "We thought we'd get this for pennies on the dollar."

Koch said that even at market prices it still made sense to do the acquisition. He'd long seen opportunity in the rolling hills and ponds on the Prudential property, which he passed on his daily commute.

So just after the start of the pandemic, thinking the company might be looking to downsize its holdings, he made the call. His timing was perfect. The company said it was willing to sell the entire property.

Since closing at the end of August, the development process has just begun. Land preparation is expected to begin in 2023 and it'll take about five years to fully redevelop the site into retail, medical office buildings, multifamily residential and a business park.

"This is going to be a vibrant new destination for the community," Scannell said. "Where people can live, work, shop, eat and gather."

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Why a 450,000-square-foot office building in Plymouth is about to meet the wrecking ball - Star Tribune

A project six years in the making to build a hotel in downtown Skokie is moving forward, with the site cleared and preparation for construction starting, according to officials.

Chicago-based E&M Strategic Development plans to build the Homewood Suites by Hilton Hotel and Conference Center on the former Sanford Brown College site at 4930 Oakton Street. Mark Meyer, managing partner and founder of E&M, said Thursday the former building has been demolished and cleared, with the majority of building materials destined for recycling or reuse, and excavation of the site is underway.

As part of the hotel project, the village will build a $9.5 million parking garage at 8031 Niles Ave., on Illinois Science + Technology Park land owned by American Landmark Properties.

To that end, the village board on Aug. 15 approved a $10 yearly lease with American Landmark Properties starting Oct.1; a $178,600 architectural design and engineering services contract with Ware Malcomb; and a $450,329 construction contract with Russell Construction.

The first phase of the parking garage will provide 100 public parking spaces and 200 parking spaces for the hotel. Additional floors for tenants of the Illinois Science + Technology Park might be built in future phases. Also, the alley north of the hotel will become a fully improved street named Oakton Terrace. The parking garage which had been part of the Illinois Science +Technology Park master plan from 2005 will be just north of Oakton Terrace.

The hotel will have 143 rooms; 10,000 square feet of meeting/event space indoors and 5,000 square feet outdoors; a rooftop bar on the eighth floor; and 13,000 square feet of retail space on the ground floor.

The project was initially estimated at $55 million, but it will amount to more than $60 million due to inflation and the overall increase in the cost of goods and materials, Meyer said.

The village will contribute up to $13.5 million in tax-increment financing money for eligible project costs, according to the development agreement. TIF funds will be used to build the parking garage, village officials said.

Meyer said it might be difficult to meet the initial goal of opening the downtown hotel in fall or winter 2023.

Normally, its 14 to 18 months of construction time, he said. Weather, supply chain issues, labor issues all those things have an effect. If everything goes smoothly, yes, we can open at that time.

E&M Strategic Development first approached the village about the downtown hotel project in 2016. The process included the creation of a tax-increment financing district to help fund the project. The village board voted to enter into a development agreement with E&M Strategic Development in January 2021.

Meyer said the company focuses on Hilton, Marriott and IHG hotels. The company built a Holiday Inn Express and Suites in Elkhorn, Wisconsin, for example. Its not uncommon for projects to take several years, he said.

You think you have everything figured out, and then youre hit with the unforeseen, like the rise in interest rates and the cost associated with that, he said. And COVID, obviously.

Meyer, whos in business with his daughter, Emily Meyer, said they are big believers in downtown Skokie. He lives in Evanston and has frequented Skokie often, he added.

As theres been urban flight (in the wake of the pandemic), it seems like Skokie has become a desirable place where people relocate to, he said. The village has been great to work with. They value finding a partnership that works, not just to see the development but to see it done right.

For example, Skokie selected an environmentally-friendly contractor for the demolition, which resulted in less than 5% of debris ending up in landfills, Meyer said.

He explained that concrete was crushed to become road mix, and steel and other metals were melted for reuse, among other things.

The new parking garage also will have electric vehicle charging stations, Village Manager John T. Lockerby said. We are working with every project to make it sustainable, he said. The garage, however, will not have solar panels or a green roof, he said in response to a question asked by a resident at the Aug. 15 meeting.

Trustee James Johnson, who abstained from voting on the parking garage contracts, said the project is not aligned with the villages sustainability goals. I would really love to see the remaining green space in the Illinois Science + Technology Park be more protected in the future, he said.

According to estimates, the hotel is expected to attract 47,000 guests who will spend $12.5 million annually, with a benefit to local restaurants of up to $2.1 million annually, village officials said.

The hotel also will create 65 to 80 jobs, with the potential of becoming careers, in the hospitality industry, Meyer said.

We (my daughter and I) are excited to bring a family business to the area, he said. Not only to have an impact today, but to have an impact far into the future.

Excerpt from:
Skokie hotel expected to boost downtown area; construction starting - Chicago Tribune

The St. Louis regions fourth Costco store will open Oct. 25, a city spokeswoman confirmed.

UNIVERSITY CITY, Mo. The new Costco in University City has an opening date set for this fall.

The St. Louis regions fourth Costco store will open Oct. 25, a city spokeswoman confirmed. The Issaquah, Washington-based retailer operates existing locations in south St. Louis County, Manchester and St. Peters.

The newest Costco anchors the larger $211 million Market at Olive redevelopment at Interstate 170 and Olive Boulevard that willtransform the area on the north and south sides of Olive into a commercial corridor with retail, restaurants, apartments, a hotel and offices. The entire project adds nearly 50 acres of retail space, with 16 acres for Costco.

The Costco will be the first part of the new retail center to open. Construction on the second phase on the south side of Olive is underway, the city said. Over the next couple of months, the remaining buildings there will be demolished, and construction will start on four new buildings.

Two of the buildings will be built this fall, and the other two soon after. Tenants will be announced in the next few months, the city said.

Most buildings in Market at Olive are planned to be under construction by spring 2023, the city said.

Costco owns its property, but the business entity that owns the Market at Olive project, U City LLC, wasacquired last year by developers Larry Chapman, CEO of Seneca Commercial Real Estate, and Bob Clark, CEO of construction firm Clayco and developer CRG. Chapman and Clark are partnering on the project with David Hutkin of real estate firm Hutkin Properties and Caroline Saunders, former general counsel of CRG who is serving as partner and counsel.

The original owner of the project, Novus Development, was approved for $70.5 million in tax-increment financing for the development in 2019 and sold the development last November for an undisclosed amount.

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Here's when the St. Louis area's newest Costco is set to open - KSDK.com

Several new businesses and renovations are underway or coming to the Conroe area. The following projects have been filed through the Texas Department of Licensing and Regulation, and information may be subject to change.

1. Boba Queen Tea & Sweets: 2107 W. Davis St., Ste. C, Conroe

Type of work: renovation

Timeline: Oct. 24, 2022-April 24, 2023

Estimated cost: $55,000

Square footage: 1,494 square feet

Scope: lease space remodeled for a new tea house

2. Living Spaces: 10900 I-45 S., Conroe

Type of work: new construction

Timeline: Nov. 1, 2022-Nov. 1, 2024

Estimated cost: $24.7 million

Square footage: 148,000 square feet

Scope: construction of a retail center for furniture sales

3. Pure Barre: 4507 W. Davis St., Ste. 160, Conroe

Type of work: renovation

Timeline: Oct. 1-Dec. 10

Estimated cost: $200,000

Square footage: 1,698 square feet

Scope: interior build-out of vacant space for a fitness facility

4. New Conroe ISD north transportation center: 823-809 N. Freeway Service Road, Conroe

Type of work: new construction

Timeline: Aug. 16, 2022-Aug. 31, 2024

Estimated cost: $8.5 million

Square footage: 11,071 square feet

Scope: construction of a new transportation administration facility, renovation of an existing shop and site improvements

5. Walk On's Bistreaux & Bar: 2571 I-45 N., Conroe

Type of work: new construction

Timeline: Oct. 3, 2022-July 7, 2023

Estimated cost: $4.04 million

Square footage: 8,545 square feet

Scope: construction of a a sports-themed restaurant serving Louisiana fare

6. Tico's Kitchen: 3778 FM 1488, Ste. D, Conroe

Type of work: renovation

Timeline: Sept. 15-Nov. 30

Estimated cost: $450,000

Square footage: 2,200 square feet

Scope: renovating an existing building for a new cafe

7. Grand Pines Retreat Wedding Venue: 400 Bryant Road, Conroe

Type of work: new construction

Timeline: Oct. 1, 2022-July 1, 2023

Estimated cost: $5.32 million

Square footage: 17,734 square feet

Scope: construction of three buildings with a wedding chapel, a groom's quarters and a reception hall

8. Horseshoe Bend Medical Offices: 14220 Horseshoe Bend Drive, Conroe

Type of work: new construction

Timeline: Sept. 1, 2022-March 31, 2023

Estimated cost: $2 million

Square footage: 20,018 square feet

Scope: construction of a new office building

9. Plush Nails: 3786 FM 1488, Ste. A, Conroe

Type of work: renovation

Timeline: Sept. 15-Nov. 30

Estimated cost: $450,000

Square footage: 3,200 square feet

Scope: renovation of an existing retail building for a new nail salon

10. Cold Stone Creamery: 449 S. Loop 336 W., Ste. 700, Conroe

Type of work: renovation

Timeline: Sept. 1-Dec. 15

Estimated cost: $130,000

Square footage: 1,364 square feet

Scope: build-out for a Cold Stone Creamery store

11. First Watch: 449 S. Loop 336 W., Ste. 1000, Conroe

Type of work: new construction

Timeline: Oct. 18, 2022-Jan. 22, 2023

Estimated cost: $750,000

Square footage: 4,005 square feet

Scope: build-out for an eatery

12. Feng Cha: 449 S. Loop 336 W., Ste. 900, Conroe

Type of work: new construction

Timeline: Sept. 15, 2022-March 30, 2023

Estimated cost: $150,000

Square footage: 1,680 square feet

Scope: build-out for a tea house

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12 latest commercial permits filed in Conroe, including First Watch and Walk On's Bistreaux & Bar - Community Impact Newspaper