DAW PLAZA ALEXANDRIA, VIRGINIA
|
|
- Mervyn Thornton
- 6 years ago
- Views:
Transcription
1 VOLUME 24 NUMBER 14 JULY-SEPTEMBER 1994 RETAIL SHOPPERS PENN DAW PLAZA ALEXANDRIA, VIRGINIA PROJECT TYPE A fully renovated 132,203-square-foot neighborhood shopping center located along Route 1 in Alexandria, Virginia. The project's two anchor stores were constructed over and around an operational bowling center. Twelve smaller specialty, service, and food retail users round out the mix. The Plaza's innovative design is as attractive as it is functional. SPECIAL FEATURES Dual primary entrances for major grocery anchor All-brick column, signband, tower, and arch elements Signature clock tower featuring two backlighted clocks Extensive site landscaping and directional signage Two interparcel pedestrian trails to neighboring apartment complex DEVELOPER Combined Properties Incorporated 1899 L Street, N.W., Suite 900 Washington, D.C ARCHITECT Rounds VanDuzer Associates, Ltd. Falls Church, Virginia GENERAL CONTRACTOR L.F. Jennings, Inc. Falls Church, Virginia
2 GENERAL DESCRIPTION Shoppers Penn Daw Plaza epitomizes the transformation of a well-positioned but obsolete strip shopping center into a vibrant, dynamic community marketplace. Combined Properties Incorporated, the owner and developer of the project, encountered a zoning obstacle early on that could have jeopardized the potential of the Plaza. The project team responded with an innovative design that resulted in an architecturally and functionally elegant use of space. Today, the 132,203-square-foot Plaza is the most prominent retail center on Route 1 in Alexandria, Virginia. The success of Shoppers Penn Daw Plaza is perhaps best demonstrated by tenant sales, which have skyrocketed from an average of $50 per square foot to $360 per square foot. THE SITE AND BACKGROUND Combined Properties takes a long-term approach to business. It has developed nearly 40 neighborhood and power shopping centers in the Washington, D.C., area, all of which it has retained for its own portfolio. In 1990, the existing Penn Daw shopping center had all the characteristics of a center ripe for change. It was in a good location eight miles south of Washington, D.C., along the well-traveled, heavily populated Route 1 corridor of Alexandria, Virginia but was performing far below its potential. The architecture was mundane and outdated, and the buildings were aged and in need of repair. The major tenant and most prominent structure was a 30-year-old domed bowling center that was still a popular community attraction but did little to promote the other tenants. Fantle's Drugs had been the other anchor store until 1989, when the drug store chain went bankrupt and the space became vacant. After Fantle's departure, consumer traffic in the center declined, and the existing merchants were suffering from extremely low sales volumes. The center was struggling to remain viable with an alarmingly high 40 percent vacancy rate. A careful evaluation of the trade area surrounding the existing shopping center indicated a strong demand for value-oriented food and drug retail. Combined Properties proceeded to execute leases with two new anchor stores, Shoppers Food Warehouse and CVS/Pharmacy, rounded out by a complementary mix of service, specialty, and restaurant tenants. A number of the smaller tenants today, such as Super Trak, Crown Books, Erol's Video Club, and Murry's Steaks, were also tenants before the renovation. The new Plaza was completely preleased before construction, virtually eliminating speculative risk. PLANNING AND DESIGN Zoning for the site dictated that there was very little additional building space available. Approximately 40 percent of the 10.5-acre site lies in a residential zone, and construction for the renovation was limited to the commercially zoned area. After obtaining a special exception for redesigned parking in the residential zone, the project team faced the challenge of designing and constructing two retail anchors totaling more than 65,000 square feet around and partially over the existing 38,000 square-foot bowling center. The postexpansion gross leasable area of 132,203 square feet is a net addition of about 25,000 square feet. Combined Properties chose to retain the Alexandria Bowling Center even though it posed a significant design challenge and is a somewhat unconventional neighborhood shopping center tenant. It had been a source of family entertainment for two generations of local residents and was still a popular destination. The project team sought to integrate the bowling center into the Plaza so that it was not the predominant visual focus and would not interfere with the accessibility of the other establishments. They hoped to keep the same families coming to the Plaza to bowl and encourage them to shop there as well. The final design produced a dual entrance concept for Shoppers Food Warehouse, with customer parcel pickup on both sides of the store. This feature eliminates the usual peak-hour tangle of customers loading groceries at the storefront as others try to enter and exit the parking lot. In essence, the design created two front entrances to the Plaza with no rear at all.
3 Two abundant parking fields provide access to the entrances and together accommodate over 600 cars. Before renovation, the entrance to the bowling center was below grade in front of the shopping center and at grade in the back. No structural changes were made to the bowling center itself, but much of what was formerly its back facade was filled in, making this entrance one level below the entrance to the supermarket. The dome of the bowling center remains intact but is hidden by the new facades. The Plaza's graceful architecture and all-brick construction exemplify Combined Properties' long-term retail perspective. Prominent tower elements, one of which includes two backlighted clocks; standing seam metal roofs; handsome parapet railings; and enhanced undercanopy and parking lot lighting highlight the project's facades and invite customers into the Plaza. The Plaza enjoys the best of both worlds in that it is a landmark on busy Route 1 and is also well incorporated into the surrounding Penn Daw neighborhoods. Before the first shovel entered the ground, Combined Properties embraced the local community and civic associations by explaining the scope of the Plaza renovation and reacting to their concerns. Merchants, new and existing, participated in and contributed to the design and planning of the project. Two interparcel pedestrian trails link the Plaza to a neighboring apartment complex. The widening of Poag Street along the Plaza's eastern boundary has benefited homeowners by providing safer and more convenient access to their homes. CONSTRUCTION Combined Properties believes that project success can be virtually guaranteed with thorough plan review, partnering with tenants and contractors, and attention to detail during construction. This strategy worked well for the $7 million, eight-month renovation of Shoppers Penn Daw Plaza. An aggressive construction schedule and strict budget control helped the project surpass all financial expectations. Combined Properties planned carefully to minimize the inherent difficulties of carrying out the construction while keeping the existing center operational. The nature of the design presented some unusual challenges. The new grocery anchor, for example, was built partially over the operational bowling center and partially on a slab on grade over an unused portion of the existing parking lot. Directly over the bowling center's main entrance, the entrance to Shoppers Food Warehouse is supported on an elevated slab with a floating architectural sidewalk. During the rainy construction period, innovative methods were devised to keep water out of the bowling center while maintaining the fast-track construction schedule. The project team sought to keep both merchants and customers focused on the future benefits of the renovation. Trash removal and delivery requirements were coordinated with merchants before the start of the project, eliminating potential operational conflicts. A phasing plan for paving was implemented to facilitate customer parking convenience. The widening of Poag Street provided yet another operational challenge for the team. By designing and implementing temporary parking and traffic patterns, using temporary signage, the developer minimized disruption resulting from the road construction. EXPERIENCE GAINED An effective project team made up of the owner, architect, contractors, and existing merchants fostered efficiencies and creativity throughout the entire renovation process. Open communication, meticulous planning, and painstaking attention to detail are essential characteristics of such a team. Establishing a proactive relationship with the surrounding neighborhoods should be one of the highest priorities in the development or redevelopment of a retail project. After all, the success of a neighborhood shopping center depends entirely upon how effectively it appeals to its community.
4 Preleasing a shopping center reduces speculative risks and helps identify construction costs. Designing the tenants' space in advance eliminates duplication and construction unknowns.
5 PROJECT DATA LAND USE INFORMATION Site Area: acres Gross Leasable Area (GLA): Before renovation: 106,682 square feet After renovation: 132,203 square feet Floor/Area Ratio (FAR): 0.29 Number of Levels: Partial 2-level Total Parking (All Surface Spaces): Before renovation: 650 After renovation: 660 LAND USE PLAN Before (Acres) After (Acres) Percent of Site Buildings % Paved areas (surface parking/roads) Landscaped areas Total % RETAIL INFORMATION Classification Number of Stores Percent of Total Total GLA (Square Feet) Percent of GLA Food 3 22% 59,362 45% Restaurant ,265 2 Automotive 1 7 6,241 5 Hobby/special interest ,655 5 Drugs ,400 9 Personal services ,417 5 Recreation/community , Financial Total % 132, % Total Number of Stores before Renovation: 10 Average Length of Lease: 5 to 10 years Typical Lease Provisions: Triple net pass-through (CAM, insurance, taxes) Annual Rents: Before renovation: $9 to $20 per square foot After renovation: $12 to $23 per square foot
6 Average Annual Sales: Before renovation: $50 per square foot After renovation: $359 per square foot REDEVELOPMENT COST INFORMATION Site Improvement Costs On-site $1,173,421 Off-site 282,630 Total $1,456,051 Construction Costs Building shell $2,742,712 Building interior 1,715,307 Relocation/tenant allowances 49,827 Total $4,507,846 Soft Costs Architecture/engineering $547,141 Marketing 2,645 Legal/accounting 47,487 Permits and fees 90,832 Construction interest and fees 710,480 Total $1,398,585 Total Redevelopment Cost $7,362,482 Total Redevelopment Cost per GLA Square Foot: $56 ANNUAL OPERATING EXPENSES (1993) Taxes $100,000 Insurance 9,000 Maintenance 136,000 Utilities 31,000 Legal 21,000 Management 86,000 Miscellaneous 5,000 Total $388,000 DEVELOPMENT SCHEDULE Site Purchased: Summer 1982 Planning Started: Winter 1990 Approvals Obtained: Spring 1992
7 Construction Started: Spring 1992 Releasing Started: Winter 1990 Project Completed: January 1993 DIRECTIONS From Washington National Airport: Take the George Washington Parkway south toward Alexandria. Make a right onto Slaters Lane, which eventually merges with U.S. Route 1. After crossing over the Capital Beltway (495), continue approximately 1.5 miles to Shoppers Penn Daw Plaza on the right. The plaza is located at the intersection of North and South Kings Highway and U.S. Route 1. Driving Time: Approximately 20 minutes in non-peak traffic. The Project Reference File is intended as a resource tool for use by the subscribers in improving the quality of future projects. Data contained herein were made available by the Development team and constitute a report on, not an endorsement of, the project by ULI - The Urban Land Institute. Copyright 1994, 1997, by ULI - the Urban Land Institute 1025 Thomas Jefferson Street, N. W. Ste. 500w, Washington, D. C
8 DOCUMENT IMAGES
9
10
11
12
VOLUME 25 NUMBER 20 OCTOBER-DECEMBER 1995 OFFICE BOSTON, MASSACHUSETTS PROJECT TYPE
VOLUME 25 NUMBER 20 OCTOBER-DECEMBER 1995 OFFICE STATE STREET BANK BUILDING BOSTON, MASSACHUSETTS PROJECT TYPE Repositioning of a 31-year-old high-rise office building in the heart of Bostonís financial
More informationDowntown Development Focus Area: I. Existing Conditions
Downtown Development Focus Area: I. Existing Conditions The Downtown Development Focus Area is situated along Route 1, south of the train tracks, except for the existing Unilever property. It extends west
More informationSycamore Plaza. Cincinnati, Ohio. Project Type: Commercial/Industrial. Case No: C Year: 1997
Sycamore Plaza Cincinnati, Ohio Project Type: Commercial/Industrial Case No: C027012 Year: 1997 SUMMARY Developed in 1966 as a one-anchor regional mall. In 1988, the sole anchor department store, Lazarus,
More informationVOLUME 24 NUMBER 18 OCTOBER-DECEMBER 1994 OFFICE 225 HIGH RIDGE ROAD STAMFORD, CONNECTICUT PROJECT TYPE
VOLUME 24 NUMBER 18 OCTOBER-DECEMBER 1994 OFFICE 225 HIGH RIDGE ROAD STAMFORD, CONNECTICUT PROJECT TYPE A 221,630-square-foot two-building office complex located one-half mile north of downtown Stamford,
More informationStaff Report. Street Vacation. Salt Lake City Planning Commission. Ashley Scarff, (801) or Date: April 10 th, 2019
Staff Report PLANNING DIVISION DEPARTMENT of COMMUNITY & NEIGHBORHOODS To: From: Salt Lake City Planning Commission Ashley Scarff, (801) 535-7660 or ashley.scarff@slcgov.com Date: April 10 th, 2019 Re:
More informationVOLUME 24 NUMBER 2 JANUARY-MARCH 1994 RESIDENTIAL WILDWOOD GABLES ATLANTA, GEORGIA PROJECT TYPE
VOLUME 24 NUMBER 2 JANUARY-MARCH 1994 RESIDENTIAL WILDWOOD GABLES ATLANTA, GEORGIA PROJECT TYPE Wildwood Gables is an example of the creative redevelopment of a 421 unit, Class D garden property that was
More informationShopping Center Occupancy Study of the Greater Hagerstown Area
Shopping Occupancy Study of the Greater Hagerstown 2015 Prepared By City of Hagerstown Planning & Code Administration Department November 2015 Shopping Occupancy Study of the Greater Hagerstown - 2015
More informationClayton Lane. Denver, Colorado. Project Type: Mixed-Use/Multi-Use. Case No: C Year: 2006
Clayton Lane Denver, Colorado Project Type: Mixed-Use/Multi-Use Case No: C036019 Year: 2006 SUMMARY Located in the suburban neighborhood of Cherry Creek in Denver, Colorado, Clayton Lane is a 704,000-square-foot
More informationDo You See What I See? Most Likely Not! Visibility Covenants in Commercial Leases
C:\Users\ajohnson\Downloads\Visibility_Covenants_in_Commercial_Leases_-_JP_rev_July_30-2014.doc Do You See What I See? Most Likely Not! Visibility Covenants in Commercial Leases Jamie Paquin Introduction
More informationLEASE AND OPERATION OF THE HISTORIC EAGLE TAVERN
CITY OF TRENTON DEPARTMENT OF HOUSING & DEVELOPMENT REQUEST FOR PROPOSALS LEASE AND OPERATION OF THE HISTORIC EAGLE TAVERN The City of Trenton invites proposals from qualified entities to lease and operate
More informationTOWER SEATTLE, WASHINGTON
VOLUME 25 NUMBER 15 JULY-SEPTEMBER 1995 OFFICE WASHINGTON MUTUAL TOWER SEATTLE, WASHINGTON PROJECT TYPE A 55-story, 1.5 million-square-foot office tower, developed on a steeply sloping, full city block
More informationMeruelo Maddux Properties
Meruelo Maddux Properties Key milestones for senior management in 2007 Meruelo Maddux Properties, Inc. is a self-managed, full-service real estate company that develops, redevelops and owns commercial
More information9. REZONING NO Vicinity of the northwest corner of 143 rd Street and Metcalf Avenue
9. REZONING NO. 2002-15 Vicinity of the northwest corner of 143 rd Street and Metcalf Avenue 1. APPLICANT: Andrew Schlagel is the applicant for this request. 2. REQUESTED ACTION: The applicant is requesting
More informationCOMMISSION ACTION FORM SUBJECT: ZONING TEXT AMENDMENT FOR LINCOLN WAY CORRIDOR PLAN DOWNTOWN GATEWAY COMMERCIAL ZONING DISTRICT STANDARDS
ITEM #: 7 DATE: _02-07-18 COMMISSION ACTION FORM SUBJECT: ZONING TEXT AMENDMENT FOR LINCOLN WAY CORRIDOR PLAN DOWNTOWN GATEWAY COMMERCIAL ZONING DISTRICT STANDARDS BACKGROUND: The Downtown Gateway area
More informationOriental Warehouse. San Francisco, California. Project Type: Residential. Case No: C Year: 2000
Oriental Warehouse San Francisco, California Project Type: Residential Case No: C030003 Year: 2000 SUMMARY Conversion of an 1868 warehouse in San Francisco's South Beach neighborhood to 66 condominium
More informationTRIUMPH GULF COAST, INC. PRE-APPLICATION FORM
TRIUMPH GULF COAST, INC. PRE-APPLICATION FORM The SANTA ROSA COUNTY BOARD OF COUNTY COMMISSIONERS approved the City of Gulf Breeze Medical and Technology Office Park Infill Redevelopment Project as a priority
More informationCOMMERCIAL ELEMENT AND CODE ENFORCEMENT
COMMERCIAL ELEMENT AND CODE ENFORCEMENT The Commercial Element identifies and describes the existing characteristics that are desired by the neighborhood. The existing conditions will determine appropriate
More informationDepartment of Planning & Zoning
Department of Planning & Zoning M E M O R A N D U M TO: Brian Wismer, Planning Commission Chairman FROM: Bill Johnston, City Planner SUBJECT: DATE: Tuesday, 1 September 2015 FINDINGS Mr. Floyd Anderson,
More informationEXECUTIVE SUMMARY. The following are the key recommendations of the neighborhood revitalization strategy:
EXECUTIVE SUMMARY The primary goal of the neighborhood strategic plan is to create a diverse, pedestrian friendly, safe, and closely-knit neighborhood while maintaining the appropriate scale and design.
More informationSmart Growth in Mercer Island s Town Center
Smart Growth in Mercer Island s Town Center Mercer Island Town Center History Just over five miles long and two miles wide, Mercer Island is an island community located in Lake Washington between the cities
More informationThe Miramar Santa Monica
The Miramar Santa Monica Project Description The Santa Monica Miramar Hotel (the Miramar or the Hotel ) has been an institution in the City of Santa Monica since originally opening on the site in 1920.
More informationAPPENDIX D: DEFINITIONS
D APPENDIX D: DEFINITIONS Terms used throughout the 2040 Comprehensive Plan should be interpreted using the definitions provided in this appendix. For interpretation of any term not defined, defer to the
More informationMEMORANDUM. I1 District Industrial Living Overlay District 110,703 square feet / 2.54 acres
Department of Community Planning & Economic Development 250 South 4th Street, Room 300 Minneapolis, MN 55415-1385 MEMORANDUM To: City Planning Commission, Committee of the Whole Prepared By: Peter Crandall,
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of March 17, 2007 DATE: March 6, 2007 SUBJECT: SP#89 SITE PLAN AMENDMENT to permit one temporary banner sign of approximately 240 square feet;
More informationU r b a n D e s i g n a n d t h e P u b l i c R e a l m
U r b a n D e s i g n a n d t h e P u b l i c R e a l m Urban Design Goals 1. Enhance public access to and use of the town core s amenities. 2. Improve pedestrian access and circulation throughout the
More informationProposed Development Code Amendments to Parking Requirements for Certain Uses
Proposed Development Code Amendments to Parking Requirements for Certain Uses City Council Transportation and Environment Committee March 26, 2012 Department of Sustainable Development and Construction
More informationOrange Avenue Corridor Study
Focusing on Orange Avenue in Winter Park, this study identifies its composition, existing conditions, and examines highest and best use opportunities from a zoning and development perspective. Its aim
More informationVERTICAL MIXED USE DEVELOPMENT (Urban Village)
VERTICAL MIXED USE DEVELOPMENT (Urban Village) Overall Goal Statement Vertical Mixed Use (Urban Villages) have similar goals to Horizontal Mixed Use except densities are usually higher and projects frequently
More information3.1 Existing Built Form
3.1 Existing Built Form There is a wide variety of built form in the study area, generally comprising 2 and 3 storey buildings. This stretch of Queen Street East is somewhat atypical of Toronto's main
More informationDEVELOPMENT DEPARTMENT STAFF REPORT STAFF REPORT VARIANCE AND WAIVER THE ROSALYNN APARTMENTS
DEVELOPMENT DEPARTMENT STAFF REPORT Meeting Date: September 14, 2017 Item #: _PZ-2017-153_ STAFF REPORT VARIANCE AND WAIVER THE ROSALYNN APARTMENTS Request: Variance and Waiver Project Name: The Rosalynn
More informationDRAFT FOR DISCUSSION PURPOSES ONLY. Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes
Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes 1 Local Area Plan - Project Alignment Overview Directions Report, October 2008 (General Summary Of Selected
More informationM-43 CORRIDOR OVERLAY ZONE
ARTICLE 26.00 M-43 CORRIDOR OVERLAY ZONE Section 26.01 Findings A primary function of the M-43 state highway is to move traffic through the Township and to points beyond. As the primary east-west arterial
More informationGoal 1 - Retain and enhance Cherry Creek North s unique physical character.
Introduction This document summarizes the proposed new zoning for the area of roughly bordered by University Boulevard, Steele Street, 3rd Avenue, and 1st Avenue. It provides a high-level review of the
More informationWichita Core Report 2016 Q1 RETAIL. Delano Downtown Old Town Douglas Design District
Wichita Core Report 2016 Q1 RETAIL Delano Downtown Old Town Douglas Design District Heart of WICHITA Core neighborhoods are where ideas collide and turn into innovations. Where communities come together
More informationWRT. October 16, Arthur Collins President Collins Enterprises, LLC 2001 West Main Street, Suite 175 Stamford, CT 06902
Planning & Design October 16, 2010 Arthur Collins President Collins Enterprises, LLC 2001 West Main Street, Suite 175 Stamford, CT 06902 Re: Review of The Landmark at Talbot Park Philadelphia Dallas Lake
More informationDRAFT Plan Incentives. Part A: Basic Discount
DRAFT 2030 Plan Incentives July 26, 2006 Part A: Basic Discount In order for a development to be eligible for any 2030 Land Resource Management Plan Discounts it must be located in the Urban Corridor and
More informationTASK 2 INITIAL REVIEW AND ANALYSIS U.S. 301/GALL BOULEVARD CORRIDOR FORM-BASED CODE
TASK 2 INITIAL REVIEW AND ANALYSIS U.S. 301/GALL BOULEVARD CORRIDOR FORM-BASED CODE INTRODUCTION Using the framework established by the U.S. 301/Gall Boulevard Corridor Regulating Plan (Regulating Plan),
More information2.35 BVT G Bow Valley Trail General Commercial District [ ]
2.35 BVT G Bow Valley Trail General Commercial District [2014 07] 2.35.1 Purpose This district is intended to form the core of Canmore s visitor accommodation outside the resorts and provide a variety
More informationGENERAL PLAN UPDATE SPECIFIC AREAS OF THE CITY
GENERAL PLAN UPDATE SPECIFIC AREAS OF THE CITY Background There are a total of 14 specific areas that are being reviewed as part of the update of the General Plan. Requests to review these areas came from
More informationPART ONE - GENERAL INFORMATION
Corrected Date: Page 7 Date of Submittal Changed to Coincide with Submittal Date on Page 5 PART ONE - GENERAL INFORMATION A. INTRODUCTION B. Background Miami Shores Village is soliciting responses to this
More informationPRIME WEST-END RETAIL 1 AUGUSTA STREET
PRIME WEST-END RETAIL 1 AUGUSTA STREET FOR LEASE John Odom, CCIM Senior Associate Retail & Investment Services O 864.334.4145 F 843.725.7201 C 864.979.2183 john.odom@avisonyoung.com Rakan Draz Senior Associate
More informationParking Challenges and Trade-Offs
Parking Challenges and Trade-Offs What is the best way to balance competing interests and priorities while updating the City s off street parking regulations? Updating off street parking regulations can
More informationVILLAGE OF MUNDELEIN NORTH LAKE STREET FAÇADE IMPROVEMENT PROGRAM ARCHITECTURAL DESIGN SERVICES
VILLAGE OF MUNDELEIN NORTH LAKE STREET FAÇADE IMPROVEMENT PROGRAM ARCHITECTURAL DESIGN SERVICES Owner: Village of Mundelein Community Development Department 300 Plaza Circle Mundelein, Illinois 60060 REQUEST
More informationUrban Design Brief. Italian Seniors Project 1090, 1092, 1096 Hamilton Road City of London
Urban Design Brief Italian Seniors Project City of London October 1, 2017 TABLE OF CONTENTS Page No. INTRODUCTION... 2 1.0 LAND USE PLANNING CONCEPT... 2 1.1 Subject Lands... 2 1.2 Official Plan and Zoning
More informationCrawford Square. Pittsburgh, Pennsylvania. Project Type: Residential. Case No: C Year: 1999
Crawford Square Pittsburgh, Pennsylvania Project Type: Residential Case No: C029013 Year: 1999 SUMMARY Crawford Square is an 18-acre residential development located on the eastern edge of downtown Pittsburgh
More informationPRIME WEST-END RETAIL 1 AUGUSTA STREET
PRIME WEST-END RETAIL 1 AUGUSTA STREET FOR LEASE John Odom, CCIM Senior Associate Retail & Investment Services O 864.334.4145 F 843.725.7201 C 864.979.2183 john.odom@avisonyoung.com Rakan Draz Senior Associate
More informationSection 1: US 19 Overlay District
Section 1: US 19 Overlay District Section 1.1 Intent and Purpose The purpose of the US Highway 19 Overlay District is to manage access to land development along US Highway 19 in a manner that preserves
More informationRezoning from IL-1 to IB-2
City of Surrey PLANNING & DEVELOPMENT REPORT PROPOSAL: Rezoning from IL-1 to IB-2 Planning Report Date: June 27, 2011 to facilitate future industrial development in South Westminster. LOCATION: OWNER:
More informationAdvisory Group Meeting 19 October 2010
Advisory Group Meeting 19 October 2010 City of Boston Thomas M. Menino Mayor Tonight s Topics Residential Districts Industrial Districts Commercial Districts Open Space Transportation Other THE VISION
More informationPlanning Justification Report
Planning Justification Report Kellogg s Lands City of London E&E McLaughlin Ltd. June 14, 2017 Zelinka Priamo Ltd. Page i TABLE OF CONTENTS Page No. 1.0 2.0 2.1 2.2 3.0 4.0 5.0 5.1 5.2 5.3 5.4 5.5 5.6
More informationThe CoStar Retail Report
The CoStar Retail Report T H I R D Q U A R T E R 2 0 1 1 Kansas City Retail Market Kansas City Retail Market THIRD QUARTER 2011 KANSAS CITY Table of Contents Table of Contents....................................................................
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of September 17, 2005 DATE: September 6, 2005 SUBJECT: SP #196 SITE PLAN AMENDMENT to renew and extend conversion of approximately 3,802 square
More informationPlace Type Descriptions Vision 2037 Comprehensive Plan
Place Type Descriptions Vision 2037 Comprehensive Plan The Vision 2037 Comprehensive Plan establishes a range of place types for Oxford, ranging from low intensity (limited development) Rural and Natural
More informationPROJECT DESCRIPTION STATION 1300
PROJECT DESCRIPTION STATION 1300 Introduction Several principles underpin Greenheart Land Company s design of Station 1300. Primary was to create a community resource: a place where people eat, shop, recreate,
More informationON REGENT RETAIL SALT LAKE CITY, UTAH EXCLUSIVELY MARKETED BY
ON REGENT RETAIL EXCLUSIVELY MARKETED BY ON REGENT RETAIL HIGHLIGHTS COMMERCE & CULTURE When Chinese, Japanese, Russian, Swedish, and other immigrants first came to this area, they found Regent Street
More informationSTUDENT HOUSING BUSINESS INNOVATOR AWARDS BEST RENOVATION OF EXISTING PROJECT ENTRY
STUDENT HOUSING BUSINESS INNOVATOR AWARDS BEST RENOVATION OF EXISTING PROJECT ENTRY University Plaza Apartments uplaza.com 900 Crane Drive, DeKalb, IL 60115 Capstone Real Estate Investments, LLC. 402 Office
More informationCity of Winnipeg Housing Policy Implementation Plan
The City of Winnipeg s updated housing policy is aligned around four major priorities. These priorities are highlighted below: 1. Targeted Development - Encourage new housing development that: a. Creates
More informationBOARD OF ZONING ADJUSTMENT STAFF REPORT Date: April 1, 2019
# 3 BOA-000865-2019 BOARD OF ZONING ADJUSTMENT STAFF REPORT Date: April 1, 2019 CASE NUMBER 6244 APPLICANT NAME LOCATION VARIANCE REQUEST Fort Conde Restoration Venture, LLC 113-A Monroe Street (Southeast
More informationCOPYRIGHTED MATERIAL. Comprehensive Site-Planning Overview. 1.1 Introduction. 1.2 Role of Government
C h a p t e r 1 1.1 Introduction Comprehensive Site-Planning Overview Properly planned and conceptualized large-scale developments are benefits to communities, developers, and end users. The essence of
More informationPROPERTY management. Case Studies
PROPERTY management Case Studies SIERRA REAL ESTATE CASE STUDIES REINVIGORATING 648 BROADWAY Property 648 Broadway Commercial building 50,000 SF 10 floors Owner-managed for over 25 years Sierra Real Estate
More informationApproval of Takoma Amended Joint Development Agreement and Compact Public Hearing
Planning, Program Development and Real Estate Committee Item IV - B March 13, 2014 Approval of Takoma Amended Joint Development Agreement and Compact Public Hearing Washington Metropolitan Area Transit
More informationUP TO 72,250 SF OF CREATIVE OFFICE SPACE
UP TO 72,250 SF OF CREATIVE OFFICE SPACE LEASING NOW INQCHARLOTTE.COM INQCHARLOTTE.COM FRONT BUILDING PERSPECTIVE PROJECT OVERVIEW INQ @ 2401 provides an office environment that invites the creative use
More information1833 S Florida Ave, Lakeland, FL 33803
Beacon Hill Office 1833 S Florida Ave, Lakeland, FL 33803 Property Type: Office For Sale Office Type: Office Building Sale Price: $1,300,000 Unit Price: $160.63 Per SF Sale Terms: Cash to Seller Loading:
More informationTOWNHOMES ON CAPITOL HILL WASHINGTON, D.C. 1998
TOWNHOMES ON CAPITOL HILL WASHINGTON, D.C. 1998 Until 1996, the degradation of U.S. public housing policy was easily illustrated with a telephoto shot of the U.S. Capitol dome, framed by the shells of
More informationRule 80. Preservation of Primary Agricultural Soils Revised and approved by the Land Use Panel during its public meeting on January 31, 2006.
Rule 80. Preservation of Primary Agricultural Soils Revised and approved by the Land Use Panel during its public meeting on January 31, 2006. (A) Purpose. In accordance with 10 V.S.A. Sections 6025(b)
More informationNuisance Abatement Cadre
Nuisance Abatement Cadre Henrico County, Virginia 1 1. Short Overview of the Program The Nuisance Abatement Cadre is a multi-agency team tasked with delivering a seamless application of health, safety,
More informationCoding For Places People Love Main Street Corridor District
Coding For Places People Love Main Street Corridor District 1) Scope a) District boundaries are assigned according to the District Boundary Map. b) The Primary Retail Corridor is assigned according to
More information2) COMPREHENSIVE PLAN AMENDMENT
The Inwood Road Corridor, (Sector 2) COMPREHENSIVE PLAN AMENDMENT In 2016, the City Council approved a contract with M. Arthur Gensler Jr. And Associates, Inc. (Gensler) to facilitate a special study process
More informationTHE NEVER-ENDING STORY OF STREET MANAGEMENT
THE NEVER-ENDING STORY OF STREET MANAGEMENT a conversation with Nel de Jager (street manager) In the historical centre of Amsterdam, the Haarlemmerstraat and Haarlemmerdijk are known as the best shopping-street
More informationCity of Walker Planning Commission Regular Meeting November 16, 2011
City of Regular Meeting November 16, 2011 Members Present: Vice-chair C. Rypma, A. Parent, C. Gornowich, D. Brown, T. Schweitzer, T. Korfhage and T. Byle Absent: Chairman J. Hickey Also Present: Planning
More informationSE corner of Locust Street and Loop 288, Denton, Texas
1400 DALLAS DRIVE, DENTON, TX. 76205 Telephone (940) 484-9000; Fax (940) 380-9000 SE corner of Locust Street and Loop 288, Denton, Texas Map of location What type of retail is best suited for this location?
More informationPlan Area and Current Facilities
Plan Area and Current Facilities The Plan Area is bounded by South Delaware Street to the east and Concar Drive to the south (Figure 2.01). Parallel to Concar Drive on the south, SR 92 rises above grade
More informationTRANSIT-ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION
TRANSIT-ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION March 2018- FINAL DRAFT SITE SPECIFIC DEVELOPMENT CONCEPTS SITE SPECIFIC DEVELOPMENT CONCEPTS This report
More informationThe Cannery Marketplace Narrative. Purpose: Site Design Approach: Cannery Commerce District 10/18/2017
The Cannery Marketplace Narrative Cannery Commerce District 10/18/2017 Purpose: A number of entitlements are being requested for the Cannery Marketplace inclusive of a Master Conditional Use Permit (Master
More informationCreative Approaches to Land Acquisition
2007 Legislative Session Review CALIFORNIA TRANSIT ASSOCIATION JANUARY/FEBRUARY 2008 Creative Approaches to Land Acquisition Result From Creative Approaches to Land Acquisition It should not surprise anyone
More informationApproval of Takoma Amended Joint Development Agreement
Planning, Program Development and Real Estate Committee Item IV- A October 10, 2013 Approval of Takoma Amended Joint Development Agreement Washington Metropolitan Area Transit Authority Board Action/Information
More informationVOLUME 27 NUMBER 2 JANUARY-MARCH 1997 RESIDENTIAL NEW YORK CITY, NEW YORK PROJECT TYPE
VOLUME 27 NUMBER 2 JANUARY-MARCH 1997 RESIDENTIAL MAPLE COURT NEW YORK CITY, NEW YORK PROJECT TYPE Maple Court is a 135-unit elevator building surrounding a landscaped courtyard in the East Harlem section
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of September 18, 2004 DATE: August 19, 2004 SUBJECTS: A. GP-297-04-1 GENERAL LAND USE PLAN AMENDMENT from Service Commercial (Personal and business
More informationBEFORE THE PUBLIC SPACE COMMITTEE OF THE DISTRICT OF COLUMBIA. Application of PN Hoffman, Inc. May 18, 2016 CONCEPT REVIEW 1800 COLUMBIA ROAD NW
BEFORE THE PUBLIC SPACE COMMITTEE OF THE DISTRICT OF COLUMBIA Application of PN Hoffman, Inc. May 18, 2016 I. Introduction CONCEPT REVIEW 1800 COLUMBIA ROAD NW STATEMENT OF THE APPLICANT This is the application
More informationChapter 5: Testing the Vision. Where is residential growth most likely to occur in the District? Chapter 5: Testing the Vision
Chapter 5: Testing the Vision The East Anchorage Vision, and the subsequent strategies and actions set forth by the Plan are not merely conceptual. They are based on critical analyses that considered how
More informationBANK OF AMERICA PLAZA
BANK OF AMERICA PLAZA LITTLE ROCK, ARKANSAS High-Rise Office Tower Exceptional Repositioning or Redevelopment Opportunity Little Rock Central Business District EXECUTIVE SUMMARY THE OFFERING CBRE, as exclusive
More informationA Quiet Campus... In a High-Powered Community
ST 30' 35' WO Typical Floor: 31,315 rsf Two Reston Crescent An Inspired Setting. An Intelligent Choice. A Quiet Campus... In a High-Powered Community The Ideal Building for Building New Ideas. Reston Crescent
More informationRegeneration and Property Committee. 16 March 2017
Regeneration and Property Committee 16 March 2017 Subject: Director/Head of Service: Access rights relating to the compulsory purchase of land to the rear of 7-10 St Margaret's Street, Canterbury, CT1
More informationFOR LEASE. 5 Earl Court Woodridge, IL. Great Loading. High image suite - move in ready. Ideal access to I-55 & I-355. End cap unit.
Great Loading High image suite - move in ready Ideal access to I-55 & I-55 End cap unit New paved lots T8 lighting on motion sensors Air conditioned warehouse area New carpet and paint 1 201'-7" BEAUDIN
More informationThe CoStar Retail Report
The CoStar Retail Report Y E A R - E N D 2 0 1 1 YEAR-END 2011 KANSAS CITY Table of Contents Table of Contents.................................................................... A Methodology........................................................................
More informationBuckhead Village Lofts
Buckhead Village Lofts Atlanta, Georgia Project Type: Residential Case No: C030016 Year: 2000 SUMMARY Buckhead Village Lofts is a 104-unit, newly constructed, loft-style multifamily residential project
More informationPARKING ELEVATING. The Bedrock Real Estate Services team is on a mission THE OF
ELEVATING THE OF PARKING The Z revolutionizes and revitalizes parking and mixed-use development in Detroit. By Jim Ketai The Bedrock Real Estate Services team is on a mission to revitalize Detroit by creating
More informationChapter 7 Riverfront District
Chapter 7 Riverfront District Downtown Capital District Master Plan Trenton, New Jersey Riverfront District Trenton will reclaim its connection with the Delaware River to enhance the experience of living,
More informationMajor Retail Shopping Centre Performance - A Presentation by John Highman
Contractors Essential services Tenant types Preventative maintenance Breakdown management Emergency responses Maintenance Planning Tenants Permitted use Clustering of tenants Tenant meetings Lease and
More informationSOUTH CHURCH TUCSON S PREMIER OFFICE TOWER
SOUTH TUCSON S PREMIER OFFICE TOWER TUCSON S PREMIER OFFICE TOWER SOUTH PROPERTY FEATURES Located along the SunLink Modern Streetcar Route connecting a vibrant downtown with the University of Arizona.
More informationARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of June 16, 2012 DATE: June 7, 2012 SUBJECT: SP #397 SITE PLAN AMENDMENT to revise condition #31 to modify the retail transparency requirement
More informationJOHN ARENA. To: All Developers, Property Owners, and Architects Seeking Zoning Relief or an Amendment to the Zoning Code
JOHN ARENA ALDERMAN 45 TH WARD CITY OF CHICAGO To: All Developers, Property Owners, and Architects Seeking Zoning Relief or an Amendment to the Zoning Code Re: Proposed Development/Renovation Projects
More informationChapter MIXED USE ZONING DISTRICTS
Page 1 of 12 Page 1/12 Chapter 17.18 MIXED USE ZONING DISTRICTS Sections: 17.18.010 Purposes. 17.18.020 Permitted, conditional and prohibited uses. 17.18.030 Bulk, 17.18.010 Purposes. A. Mixed Use Districts.
More informationTechnical Report 7.1 MODEL REPORT AND PARKING SCENARIOS. May 2016 PARKING MATTERS. Savannah GA Parking Concepts PARKING MATTERS
Savannah GA Parking Concepts PARKING MATTERS A Strategic Plan for Parking + Mobility in Savannah PARKING MATTERS Technical Report 7.1 MODEL REPORT AND PARKING SCENARIOS Prepared for the Chatham County-Savannah
More informationUNDERSTANDING THE TAX BASE CONSEQUENCES OF LOCAL ECONOMIC DEVELOPMENT PROGRAMS
UNDERSTANDING THE TAX BASE CONSEQUENCES OF LOCAL ECONOMIC DEVELOPMENT PROGRAMS Richard K. Gsottschneider, CRE President RKG Associates, Inc. 277 Mast Rd. Durham, NH 03824 603-868-5513 It is generally accepted
More informationARTICLE 10 SPECIAL PURPOSE DISTRICTS
ARTICLE 10 SPECIAL PURPOSE DISTRICTS Sec. 29.1000. SPECIAL PURPOSE DISTRICTS. (1) Purpose. Each Special Purpose District will appear on the City's Zoning Map as a Base Zone. The Special Purpose Districts
More informationCLINTON 42ND STREET PORT AUTHORITY ELEVENTH AVENUE TENTH AVENUE NINTH AVENUE MIDTOWN WEST 34TH STREET MANHATTAN WEST EMPIRE STATION COMPLEX CHELSEA
FIVE MANHATTAN WEST WELCOME TO MANHATTAN WEST Manhattan West will be a thriving community made up of state-of-the-art custom-designed office space, experiential retail, abundant green space, an amenity-rich
More informationCITY OF CHARLOTTESVILLE DEPARTMENT OF NEIGHBORHOOD DEVELOPMENT SERVICES STAFF REPORT APPLICATION FOR A SPECIAL USE PERMIT
CITY OF CHARLOTTESVILLE DEPARTMENT OF NEIGHBORHOOD DEVELOPMENT SERVICES STAFF REPORT APPLICATION FOR A SPECIAL USE PERMIT PLANNING COMMISSION AND CITY COUNCIL JOINT PUBLIC HEARING DATE OF HEARING: December
More informationNine Story, LEED Certified Class A Office Building. One Summerlin Festival Plaza Drive, Las Vegas, Nevada 89135
ine Story, LEED Certified Class A Office Building One Summerlin 1980 Festival Plaza Drive, Las Vegas, evada 89135 property highlights LEED Certified Silver, core and shell. Green building initiatives throughout,
More informationproperty introduction
THE PINNACLE IN DOWNTOWN SARASOTA OFFICE SPACE property introduction Built in 1970 as part of the Ellis Group of banks, downtown Sarasota s Wells Fargo Advisors Building has always had a healthy and stable
More information