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Medline, the medical supply giant that sparked political friction in seeking to build a large distribution center south of Covington, is taking the project to Hammond.

Hammond and Tangipahoa Parish worked with the company to rezone two parcels adjacent to Hammond Airport where the company says it will build the $45 million project. The City Council approved it Tuesday, and Medline said it plans to break ground in early 2021 on the one-year construction project.

"Over the last several months, Medline has worked closely with Tangipahoa Parish President Robby Miller and the parish's economic development and workforce development teams, along with Hammond Mayor Pete Panepinto and the city council, to create the best possible project for the community," the company said.

Medline had initially planned to expand in St. Tammany Parish, where it already has a 200,000-square-foot complex. But nearby residents fought a rezoning request to allow a complex four times that size and filed a lawsuit almost a year ago.

More recently, Parish President Mike Cooper's administration denied the company a land-clearing permit for 47 acres of the almost 70-acre site between Ochsner Boulevard and Interstate 12. Allstate Financial Co., which owns the land, also filed a lawsuit.

Medline spokesman Jesse Greenberg said it will take another four to six months after construction for the Hammond center to be fully operational and for inventory now stored at the St. Tammany location and another in Hammond to be moved. The company has sold its original St. Tammany location and is currently leasing it from the new owner, Greenberg said.

At full capacity, the new distribution center will employ 450 people.

St. Tammany have been fighting the project over concerns that the 800,000-square-foot distribution center would exacerbate flooding and traffic congestion. Too, the proposal became a source of contention between the Parish Council, which badly wants the project, and Parish President Mike Cooper, who has been putting on the brakes.

The council scolded Cooper for almost three hours in November over denial of the land-clearing permit, with speakers pointing to the economic benefits of the expansion: 164 new jobs with a payroll of more than $6 million in the first five years, a $53 million capital investment, $1.9 million in construction payroll taxes and another $1 million in sales taxes on construction materials.

St. Tammany also stands to lose $650,000 a year in sale taxes and $1.2 million in property taxes, St. Tammany Corp. CEO Chris Masingill told the council.

It was unclear Wednesday what Medline's announcement means for the court cases in St. Tammany Parish. The Cooper administration would not comment.

Nancy Wagner, president of Flower Estates Civic Association and a plaintiff in the suit challenging the rezoning, said Bonnie Eades of the Northshore Business Council mentioned the project opponents at the Hammond meeting. "She said St. Tammany lost out to people with short-sighted interests who are against any development in St. Tammany Parish," Wagner said. "We are for responsible, appropriately located development."

On Wednesday, north shore business leaders said they were happy that the project at least stayed in the region.

"We have known for quite some time that Medline would be relocating to an alternative site," Masingill said. "We want to thank Tangiapahoa Economic Development Foundation and community leaders for their efforts to keep this important economic development project on the Northshore."

Lacey Osborne, the St. Tammany Chamber of Commerce CEO, called the move a big loss for St. Tammany but said the Hammond location a gain for the region.

Eades said her group had supported the expansion in St. Tammany because of the living wage jobs it would bring. She said that the project hit a brick wall with the permit denial, but that she was happy to see Medline staying in the region.

"Anywhere on the north shore, on the I-12 corridor, is an asset to our region," she said. "We knew either place would have benefits for our area."

Medline did encounter some opposition in Tangipahoa. Eades said that the first public meeting that addressed the Hammond rezoning drew a lot of residents who had concerns about many of the same issues that were raised in St. Tammany. But she said through discussion, compromises were reached and very few people spoke out against the plan on Tuesday.

Medline said it will create a rainwater detention pond on the Hammond site capable of handling a "500-year flood event," have 100-foot setbacks from the street and install a pedestrian path on the west side of Industrial Park Road. It also promised money for a traffic roundabout on U.S. 190 and Hammond drainage improvements.

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Medline gives up on St. Tammany Parish, says it is moving to Hammond - NOLA.com

Fan Milk Plc, a Danone Company and frozen dairy giant, has commenced the clearing of the proposed site allocated by the Ogun State Government, which will host its flagship dairy farm within the Odeda Farm Institute, in the Odeda Local Government Area of Ogun State.

Fan Milk Plc is embarking on this project as part of its commitment to improving the local farmer and community participation in dairy farming, which is in alignment with the Central Bank of Nigerias backward integration programme for the improvement of local milk production and reinforcement of the Federal Governments initiative to sustain the economy and achieving food self-sufficiency in the country.

The Managing Director of Fan Milk Plc, Mr Ferdinand Mouko, stated that the company was delighted by the support it has received for the project from the Ogun State Government, which ensured that the land allocation was completed in record time.

We are confident that Fan Milks and Danones dairy backward integration project will enhance the livelihood for dairy farmers in Ogun State who will leverage the support and the relevant experience Danone has developed along its journey in Africa, he said.

He disclosed that the companys project team had already moved to the site to commence land-clearing and other preliminary preparations to ensure an accelerated process for the project implementation.

Fan Milk Plc which has been manufacturing ice cream, as well as other frozen dairy and juice in Nigeria and West Africa for the past 59-years, will receive technical support from its parent company, Danone, a leading multi-local food and beverage company with recognised expertise in Fresh Dairy Products in over 120 markets worldwide. Fan Milk Plc will leverage key learnings for its pilot project in Nigeria from Danone, which has been in existence for over 100 years, actively contributing across stages in the dairy value chain.

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Fan Milk Plc Commences Land Clearing Ahead of Signing Partnership Agreement with Ogun State Government - The Punch

Electric car juggernaut Tesla(NASDAQ:TSLA) is feeling the bite of environmental regulations in Germany... the snakebite, that is. The company has been clearing land in a pine forest in Brandenburg, outside of Berlin, to build its latest Gigafactory. But according to German newspaper Der Tagesspiegel, a German court has ordered the company to halt those operations over environmental concerns that snoozing snakes and lizards could be impacted by the work.

Tesla will have to prove that its land-clearing won't harm the hibernating reptiles before it will be allowed to resume. It marks a victory for environmental groups, including the Naturschutzbund (Nature Conservation Association) Brandenburg and the Gruene Liga (Green League).

Image source: Getty Images.

Tesla's Shanghai Gigafactory was constructed in less than a year, but that's looking unlikely for the company's first European manufacturing facility. Although the construction of the Gigafactory is broadly popular in Germany, this isn't the first time that the strict European regulatory environment has caused headaches for the company.

In early October, Tesla solicited local feedback about the project. What was expected to last three days instead took eight, as concerned locals questioned, among other issues, whether the company's onsite battery production would tax the local water supply. In response, Tesla agreed to cut the facility's water usage by more than half.

CEO Elon Musk, who has praised German engineering in the past, may have no option but to wait. Meanwhile, rival automakers like Volkswagen continue to roll out competing electric vehicles. Tesla hoped to open its Gigafactory Berlin in July 2021, but if it has to wait out the hibernation season, the opening will almost certainly be pushed to later in the year or beyond.

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Tesla's Elon Musk: Snakes. Why Did It Have to Be Snakes? - The Motley Fool

THE Gympie Koala Action Group has urged local residents to contact their councillors and protest a plan to pull environmental protections on the Southside that are preventing some landowners from subdividing their properties.

The Gympie Times reported late last week the council intended to repeal what it says are flawed amendments to the planning scheme which protected wildlife and the environment by blocking some subdivisions and building plans in one of the regions biggest designated growth corridors.

Pregnant woman saves husband in desperate Teewah rescue

The councils staff have recommended councillors repeal two Temporary Local Planning Instruments it brought in over the last council term relating to Southside development and biodiversity protection.

Eight problems were identified with these new plans.

...its important the Gympie region community know what is coming up in council this week and have opportunity to let their councillors know how they feel about this, a Facebook post from the Gympie Koala Action Gympie Region environmental organisation says.

We are shocked and disappointed to see an agenda item for the GRC meeting this Wednesday, December 9, re the Temporary Local Planning Instrument (TLPI)s with a recommendation to repeal them, it says.

Photo of a koala taken on Gympie's Southside early in 2020.

The TLPIs, voted in by council last year, were vital to regulating vegetation clearing in identified significant environmental areas especially in our growth area, Southside, until Amendment Package 3 was finalised.

The Planning process is that there is a period of public consultation and opportunity for changes to be made. Why is due process not being followed? To remove the TLPIs now will place at risk koala and wildlife habitat and connectivity on the Southside, and the environmental values so many residents want preserved.

To see how the process should work see the council page on a current Amendment (2).

CLICK HERE: https://www.gympie.qld.gov.au/planningschemeamendments

We were waiting for Amendment Package 3, so vital to preserving our regions natural environment as we grow, the group post states.

Our group will write tocCouncillors asking about this and provide points on the mentioned flaws.

If you are a Gympie Region resident concerned about this please let your councillor know. If you have questions or need links to relevant background info, welcome to send us a message.

A koala found out on location.

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Koala Action Group shocked at council land clearing plan - Gympie Times

The demand within the global market for land clearing attachments has been rising on account of key advancements in the constructions industry. The use of land clearing attachments is a prerequisite in beginning work across construction site that has vegetation or old buildings. Land clearing attachments are used to even a surface of land and make it fit for construction. However, the use of land clearing attachments in not restricted to the constructions industry. They are also used in areas where unwanted moss and vegetation needs to be cleared. Hence, the global market for land clearing attachments is expected to attract commendable demand in the years to come.

The wide range of forests that are susceptible to wildfires has made it necessary to store land clearing attachments for emergency use. Moreover, the need for improved clearing equipments that can be used in conjunction with other devices has also played a major role in market growth. There is a high possibility of new growth avenues emerging in the global land clearing attachments market as multiple industries buy and store land clearing attachments. The need to perform clearance activities to rid industrial premises of manufacturing waste has also increased the need for land clearing attachments market.

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On the basis of geography, the demand within the land clearing attachments market in Asia Pacific is expected to rise at a starry rate. This owes to the wide expanse of forest as well construction land across India and China. The market for land clearing attachments in North America is also projected to rise at a starry CAGR.

In the wake of potential safety risks associated with frequent catastrophic wildfire instances, especially in developed countries, appropriate measures in form of land clearing remains of paramount importance. The demand for land clearing equipment with the right set of land clearing attachments is thus projected to sustain over the course of coming years.

Leading Companies Strategize on New Launches in Land Clearing Attachments Market

Besides product innovation and new product launches in the land clearing attachments market landscape, established regional as well as domestic players are focusing on developing strategies that cater to growing demand for custom built land clearing attachments for diverse applications. This according to research will enable land clearing attachments market players to gain a competitive edge over other regional players operating in land clearing attachments market. Rental services is also identified to emerge popular among manufacturers and suppliers in the land clearing attachments market.

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Expanding Applicability in Utility & Land Clearing Is Widening Scope of Land Clearing Attachments Penetration

With noteworthy technological innovation in an extensive range of land clearing equipment including mowers, grubbers, excavators, and bulldozers, the land clearing attachments market is witnessing promising growth opportunities in recent years. With increasing demand for roadside clearing, vegetation clearing, and clearing of invasive plant species, land clearing equipment are more likely to witness growing traction over the coming years subsequently fueling the sales of different land clearing attachments. Land clearing attachments specifically catering to the applications for utility purpose are projected to experience relatively higher demand owing to frequent land clearing projects for utility.

Serious Anti-deforestation Initiatives Are Forestalling brisk Demand Growth

Removal of wood fuels in forests is another prominent application that continues to generate sustained demand for land clearing equipment and thereby, land clearing attachments. However, deforestation prohibitory norms set by local as well as regional governments and non-governmental authorities are projected to restrict rapid demand growth in land clearing attachments in the near future.

Lucrative Opportunities Reside in Silviculture Applications

Silviculture, a popular forest activity of improving and maintaining thinning forest lands, is cited as an important driver to the growth of land clearing attachments market. The process of silviculture involves mulching of standing trees and vegetation as well as logging slash, to eventually prepare the land best suitable for reforestation. This process tends to utilize a variety of mulching and milling attachments, pushing the growth prospects of land clearing attachments market.

Growing demand for land clearing attachments that fall in specific power classes and width categories is projected to favor the revenue growth of land clearing attachments market. Shredding activities that are performed by the various milling and mulching land clearing attachments deliver an ideal soil structure for the establishment of new root systems, and a land surface suitable for decomposition. This is another strong factor likely to elevate the demand for innovative land clearing attachments in the near future.

Segmentation of Global Land Clearing Attachments Market

By attachment type, the global land clearing attachments market is categorized into three key segments

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Land Clearing Attachments Market to Witness Increase in Revenues By Forecast 2018- 2028 - Cheshire Media

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Contact the reporter at [emailprotected].

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

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

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

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

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

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

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

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

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

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

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

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

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

Looking southwest to The One, image by Forum contributor amlem

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

Looking south over The One, image by Forum contributor thaivic

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

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

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

Aerial view of The One, image by Forum contributor Benito

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

The One, image courtesy of Mizrahi Developments

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

* * *

UrbanToronto has a new way you can track projects through the planning process on a daily basis. Sign up for afree trial of our New Development Insiderhere.

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

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

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

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

Taxes for Cleveland schools would not be affected.

Why is the plan viewed as important?

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

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

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

How often is this type of extension considered?

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

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

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

What triggered the debt burden?

A drop in revenue and unexpected costs.

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

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

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

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

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

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

Was there opposition?

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

Councilman Jenny Spencer described the rush as a fire drill.

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

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

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

He and Spencer voted against the plan.

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

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

What if the City Council had balked?

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

More from Cleveland City Hall

Cleveland City Council OKs limit on delivery fees third-party services can charge restaurants during coronavirus pandemic

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

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

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

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

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

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

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

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

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

A federal court judge still must confirm the sale.

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

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

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

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

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

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