Mixed-Use Development Newsbriefs

National News and Trends
Fake Towns Rise, Offering Urban Life Without the Grit
The Best of Everything (Is What Mixed-Use Projects Offer)
Lodging Rides Mixed-Use Wave
New Life to Leasing (With Mixed-Use Helping to Spur a Retail Renaissance)
Federal Realty Says Mixed-Use Property No Panacea
Exceptional Mixed-Use Projects CD, Volume 1 Now Available

Regional News
Glimcher Forms JV for $200M Scottsdale Mixed-Use Project (AZ)
Office Tower Might Take Up Residence at Horton Plaza (and Feature a Mix of Uses) (CA)
Historic Auto Plant Returns From Ruin (and Will Feature a Mix of Uses) (CA)
Developer Has the Past in Mind for Shaw (Using Mixed-Use to Transform D.C. Neighborhood) (DC)
St. Joe to Break Ground for RiverTown (Bringing Mixed-Use to Jacksonville) (FL)
One Man's Blight. . . (FL)
City, County Leaders Vote to Ax Mixed-Use Land Regulations (FL)
Building a City Within the City of Atlanta (GA)
Developers to Borrow $154M for Capitol Place (HI)
Calamos Embarks on 1.2M Chicago-Area Mixed-Use Project (IL)
Waterfront Project Has Green Light (to Bring Substantial Mixed-Use to Baltimore's Inner Harbor) (MD)
Mixed-Use Project Near RBC Center Almost Crowded Out (NC)
Westin Breaks Ground in the World's Largest Mixed-Use Development--Newport in Jersey City, NJ (NJ)
Plise Companies Set to Break Ground on City Crossing (Bringing Mixed-Use to Vegas Suburb) (NV)
British Developer Purchases the Statler (for a Mixed-Use Transformation in Buffalo) (NY)
Builders Give Peek at Proposal for Nazareth Speedway (PA)
New Retail, Office Complex Planned for 1604 Corridor (in San Antonio) (TX)
New Life for Dealership (as Virginia Public Transit Leads to Mixed-Use Development) (VA)

National News and Trends

Fake Towns Rise, Offering Urban Life Without the Grit
Wall Street Journal (05/31/06) P. A1; Herrick, Thaddeus

Across the country, mixed-use projects are giving rise to dozens of faux downtowns spurred by a demand for urban living without the often stark realities of actual city living. One of the primary examples is Legacy Town Center in the suburbs of Dallas. The 75-acre development blends office, retail and residential space built with such traditional materials as brick and stone. Many residents of Legacy rarely venture to downtown Dallas, as the Legacy area is virtually free of such common urban sights as panhandlers and potholes. In the Charlotte suburbs, meanwhile, Birkdale Village has been designed to resemble a New England coastal town. The mixed-use project boasts 320 apartments, most of which are situated above retail stores and eateries. Even though these faux downtowns contain elements of classic suburbia, most are taking advantage of a growing backlash against the sprawl that has come to characterize the outskirts of contemporary U.S. cities. Some planners, though, are concerned that these developments are threatening the real downtowns, many of which have been trying to transform themselves into better places to live, work and play in recent years. Bruce Katz, founder and director of the Metropolitan Policy Program at the Brookings Institution, states, "The question is whether this demand for urban-style living--density, transportation alternatives [and] proximity to work--is broad enough to accommodate the resurgence of traditional downtowns."
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The Best of Everything (Is What Mixed-Use Projects Offer)
Business Facilities (05/06) Vol. 39, No. 5, P. 20; McCandless, Mary Ellen

Mixed-use projects are making more and more sense for companies and the people who work at them. Such developments typically combine two or more property types, including office, retail, residential and even hotel space. They are often designed to enable as many people as possible to live, work, shop and eat all in the same community and often without ever needing the use of an automobile. The article lists several examples nationwide of companies spearheading such projects. Chief among those mentioned is Mesa del Sol, a mixed-use development in Albuquerque that is rooted in New Urbanist designs. The first structure to be built for the 12,900-acre community will be Advent Solar Inc.'s 87,596-square-foot research, development, and manufacturing facility followed by other development. Forest City Covington COO Michael Daly comments, "The Advent Solar Building will set the tone for all of the economic development activities at Mesa Del Sol. It will have a number of sustainable features we hope to duplicate throughout Mesa del Sol."
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Lodging Rides Mixed-Use Wave
GlobeSt.com (05/19/06) Wood, Maria

Mixed-use development is starting to define some segments of the hospitality sector. Analysts report that pairing a hotel with a residential project could very well be the surest way to get a structure built these days. That is because condo buyers increasingly are attracted to residences that are affiliated with a lodging property, as they can enjoy that hotel's various amenities such as room service and exercise facilities. Also propelling the mixed-use trend in this niche is the drive to redevelop the nation's city centers. Ted Darnall, president of Starwood Hotels & Resorts Worldwide Inc.'s real estate group, comments, "There is a growing demand from people moving back into urban markets that like the services hotels bring. I call it an urban country club, [as] you've got use of the restaurant and the health club." Still, obtaining good sites for these projects remains a concern, especially with land prices rising through the roof in many parts.
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New Life to Leasing (With Mixed-Use Helping to Spur a Retail Renaissance)
Retail Traffic (05/06) Vol. 35, No. 5, P. 272; Corsi, Emerick

The shopping center industry is undergoing a renaissance, and nowhere is its newfound vibrancy more evident than in the anchor store. As always, location is an operative factor in leasing anchors in open-air markets, but increasingly anchor leasing is also a function of the center's format. Whether it is a lifestyle center, a town center or a mixed-use venue, however, any center will benefit from a crossover anchor store such as Target that has successfully courted customers from all income brackets. Old-line anchors such as Macy's and JCPenny have altered their format, but are still viable anchors for any center. Retailers are increasingly viewing markets as either "underserved" or "growth markets," with the main differentiators being growth rate and proximity to shopping in the town center format. Mixed-use spaces are clearly the format of the future, as condos are being built at the hub of commercial spaces. At the mixed-use Village at Gulfstream Park, serving both Miami and Ft. Lauderdale, condos, houses and retail will all center around the Gulfstream Park racing track, inviting the possibility of the sporting venue as anchor. Despite all the changes in shopping-center leasing, it is still incumbent on developers to promote their centers and assure the success of new formats when courting anchor stores.
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Federal Realty Says Mixed-Use Property No Panacea
Reuters (05/26/06) Jonas, Ilaina

Federal Realty Investment Trust CEO Don Wood says that building shopping centers that also contain offices, apartments and even hotel rooms may be one of the most exciting trends going in retail, but they will not yield profits everywhere such projects are conceived. Wood told a recent gathering of the International Council of Shopping Centers, "One of the biggest things I see today as a real risk in the future is people are calling mixed-use the 'magic elixir.' . . . It needs to be like any other piece of real estate--in the right location and fitting in the need of the community." Mixed-use projects can be complex, which often translates into lengthy construction schedules and the potential to miss the peak in a property market demand cycle. In addition, permitting processes can drag on. Federal Realty is credited with building one of the nation's first modern mixed-use developments, Santana Row in San Jose, Calif. Since completing Santana Row in 1997, the REIT has undertaken numerous other large mixed-use projects. But it typically spreads the risk, partnering with such firms as apartment developers while sticking almost exclusively to the retail portion of these developments. It currently has some $300 million of projects in various stages of development, with expectations to add another $75 million per year over the next five years.
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Exceptional Mixed-Use Projects CD, Volume 1 Now Available

Learn from today’s successful mixed-use developers! CD contains 24 case studies in full color, with tips on how to gauge the market, win over community stakeholders, and finance, phase and market your project. Member Price: $49.95
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Glimcher Realty Trust has formed a joint venture with Vanguard City Home and the Wolff Co. to develop a $200 million mixed-use project in Scottsdale, Ariz. Dubbed Scottsdale Crossing, the development will feature 250,000 square feet of offices and some 400,000 sq. ft. of retail space in an open-air setting. The investment is consistent with Glimcher's current goal of enhancing its property portfolio with proceeds of sales of non-strategic assets. Glimcher immediately put five of its non-core shopping malls on the selling block to raise money for the Scottsdale project. Glimcher CFO Mark Yale remarked, "Scottsdale is a high-growth market. It's a great opportunity for us." The 30-acre site will also feature a hotel and residential development that will be erected separately by Vanguard and Wolff.
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Office Tower Might Take Up Residence at Horton Plaza (and Feature a Mix of Uses) (CA)
San Diego Daily Transcript (05/25/06)

The Westfield Corp. recently proposed developing a large office tower at San Diego's Horton Plaza. The project could boast as much as 300,000 square feet of space and span anywhere from 20 to 25 stories. Jason Hughes, principal of The Irving Hughes Group tenant brokerage firm, remarked, "It's a great location. A lot of my clients are very interested." The tower could benefit significantly from its access to Horton Plaza spaces. While many of downtown San Diego's mixed-use projects have only ground-floor retail, Westfield currently is looking into the possibility of having three floors of retail on the lower floors of its proposed office tower. Officials note that a proposed 450-room hotel along the G Street side of Horton Plaza's parking garage is still an approved project.
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Historic Auto Plant Returns From Ruin (and Will Feature a Mix of Uses) (CA)
New York Times (06/07/06) P. C6; McCloud, John

The former Ford assembly plant in Richmond, Calif., is being renovated by the Orton Development Co. into a thriving mixed-use project aimed at boosting the city's economy. The first phase of the project will cover roughly 50 percent of the 517,000-square-foot facility and will offer warehouse and assembly space. Later phases will be divided among retail, restaurant, residential, office and conference uses. Developer Eddie Orton reports that the final configuration will be determined by demand as the development progresses. Orton's firm currently owns around 10 million sq. ft. of urban mixed-use projects in five states. He had been eyeing this particular site for over 20 years, having made his first attempt to purchase the 25-acre property in 1986. Orton states that the building's waterfront setting and distinctive architecture have drawn interest from numerous high-profile tenants. He adds that he currently has a waiting list of at least 50 people for 20 of the planned live-work units that will be added in the second phase of development.
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Developer Has the Past in Mind for Shaw (Using Mixed-Use to Transform D.C. Neighborhood) (DC)
Washington Post (05/22/06) P. D3; Hedgpeth, Dana

Developer Chip Ellis and his financial backers are looking to transform the Shaw neighborhood of Washington, D.C. Their plan is to construct Broadcast Center One, a $100 million, mixed-use development that will be situated adjacent to a Metro subway station. The project would include a 100,000-square-foot office building that will serve as the new headquarters of Radio One Inc. It also would boast approximately 23,000 sq. ft. of stores and eateries, along with 182 condominiums. Ellis currently serves as CEO of Ellis Development Group. His partners on the Shaw mixed-use development are Four Points LLC, D.C.-based developer Jarvis Co., Fannie Mae and the National Capital Revitalization Corp. Ellis is now in negotiations to acquire a shuttered Wonder Bread factory near the site so that he can turn it into studios for artists, filmmakers and music-video producers. To date, most residents and business operators in Shaw are embracing Ellis' plan. Tobago's owner Antoinette Charles states, "I think the vision Chip's group has is a great one. My whole thing is when, when, when?"
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St. Joe to Break Ground for RiverTown (Bringing Mixed-Use to Jacksonville) (FL)
Jacksonville Business Journal (06/07/06) Auer, Tonie

In Jacksonville, Fla., St. Joe Co. has begun constructing RiverTown, a waterfront mixed-use project that spans 4,170 acres. The project was approved by St. Johns County in early 2004. RiverTown will feature seven neighborhoods comprised of 4,500 single-family homes and multifamily units, 300,000 square feet of retail and commercial space, 100,000 sq. ft. of office space and another 100,000 sq. ft. of light industrial space. It also will boast an 18-hole golf course and 1,125 acres of wetlands. Sales will commence in the fourth quarter, and construction is slated for completion in 2016.
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One Man's Blight. . . (FL)
Builder (04/06) Vol. 29, No. 5, P. 37; Curry, Pat

The $2.4 billion Inlet Harbor redevelopment plan in the predominantly black, lower-income community of Riviera Beach, Fla., could be the nation's biggest eminent domain project, as over 5,000 people could be displaced. The 400-acre, mixed-use project aims to stimulate the city's economy with 3,500 new residential units plus hotels; 1 million-plus square feet of office space; beaches; a public aquarium and a shopping, dining, and entertainment district. About 33 percent of the city was deemed blighted in a 2001 study commissioned by city officials. But Coalition for Property Rights executive director Carol Saviak notes that properties are considered blighted when just two of 14 criteria are met. Saviak criticizes the state's definition of blight because it includes properties whose lots are small and inaccessible or lack sufficient infrastructure--criteria that she insists makes all neighborhoods vulnerable to eminent domain. However, developers have not yet been forced to take property owners in Riviera Beach to court, as most are accepting offers of as much as three times their property's assessed value.
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City, County Leaders Vote to Ax Mixed-Use Land Regulations (FL)
Tallahassee Democrat (FL) (06/02/06) Pecquet, Julian

In Florida, Tallahassee officials and Leon County commissioners voted to do away--in most areas--with the controversial "mixed-use" land category. The category sought to promote a village-type blend of housing units, offices and small businesses. However, it came under fire recently after it permitted a Super Wal-Mart to go up. Wayne Tedder, director of the Tallahassee-Leon County Planning Department, lamented, "Right now, mixed-use allows for everything from single-family [residences] to light industrial." Commissioners have proposed replacing the mixed-use category with a number of options, from residential-friendly categories to ones aimed at promoting new business development. The amendments are now headed to the state's Department of Community Affairs, which has 90 days to weigh in on the proposed changes and their compatibility with Florida requirements. Tallahassee and Leon County officials will then decide what to do with those comments before going after final state approval.
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Building a City Within the City of Atlanta (GA)
New York Times (05/24/06) P. C8; Chamberlain, Lisa

Atlantic Station in Atlanta is being held up nationwide as a model for mixed-use development. Not only is the project incredibly large in scale, it also is being constructed on a formerly contaminated site that was home to a century-old steel mill. The project is about 50-percent finished, with final completion still several years off. If all goes according to plan, Atlantic Station will add a total of 13 million new square feet--roughly 50 percent larger than the immense Atlantic Yards project recently proposed for Brooklyn, N.Y.--that breaks down to approximately 6 million sq. ft. of Class A office space; another 2 million sq. ft. of retail and entertainment space; approximately 1,000 hotel rooms and around 5,000 residential units. The housing will range from upscale condo lofts to townhouses to rental apartments, while roughly 11 acres of public parks are also being planned for Atlantic Station. Derrick McSwain notes that the mixed-use project has already been a boon to commercial real estate in Midtown Atlanta, adding that the developers are actively recruiting local retailers. Among the project's naysayers is Georgia Tech professor and associate dean of architecture Douglas C. Allen, who states, "There's a serious attempt to create some form of urbanity out of a relic of another world, but the site in its entirety appears to be overprogrammed. You have 'apartmentville,' 'retail town' and 'office town.'"
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Developers to Borrow $154M for Capitol Place (HI)
Pacific Business News (05/23/06)

PMK Development has secured more financing from Fremont Investment & Loan for its mixed-use condo tower at Capitol Place in downtown Honolulu. When completed, the 33-story structure is expected to offer nearly 400 residential units, in addition to approximately 40,000 square feet of retail and commercial space on its first six floors. PMK officials report that most of the project was presold at loan closing. Rockpoint Group provided the initial mezzanine financing for the mixed-use development.
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Calamos Embarks on 1.2M Chicago-Area Mixed-Use Project (IL)
Commercial Property News (06/06/06) Stribling, Dees

Calamos Real Estate has announced plans to develop a mixed-use project in the Chicago suburb of Naperville. Dubbed CityGate Center, the development ultimately will boast approximately 1.2 million square feet of space, including offices, retail stores, eateries, a hotel and a performing arts center. The construction process is expected to take at least six years. CityGate Center's first phase will include a 213,000-sq.-ft. office complex that will incorporate various energy-efficiency design elements in order to earn LEED certification. Transwestern Commercial Services reports that office vacancies in the market currently stand at 17.5 percent, which is down from the low 20s in recent years. Calamos President Daniel J. Slack reported, "The [East-West] corridor is definitely seeing a recovery. In the last two years, business services have represented more than half of the absorption in the market, and we intend to capture some of that growth in CityGate."
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Waterfront Project Has Green Light (to Bring Substantial Mixed-Use to Baltimore's Inner Harbor) (MD)
Baltimore Sun (05/19/06) Rosen, Jill

Baltimore's Planning Commission finally has given its approval of a revised design plan for Harbor Point, the long-contaminated former site of a chromium plant that is the biggest undeveloped tract along the city's Inner Harbor. Construction will begin this summer on a $725 million mixed-use development that will boast approximately 2 million square feet of homes, offices, stores and hotels when completed. City leaders lament that it has taken over a decade of planning and negotiations to finally reach this point. During that time, a $100 million cleanup also had to be finished. Developing the site will be a partnership of Struever Bros., Eccles & Rouse and developer John Paterakis Sr. Construction of the first office structure will take place this summer, followed by a second building that will contain residential condominiums that will go into development later in the year. Shortly thereafter, groundbreaking will take place on a third residential project. In total, the Harbor Point project will include 815,000 sq. ft. of residential space; another 640,000 sq. ft. of offices; 165,000 sq. ft. of stores; two hotels; sufficient parking for 3,200 vehicles and an 11-acre public park. The development will be marked by the continuation of the city's popular waterfront promenade so that it will seamlessly fit in with the rest of the Inner Harbor development.
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Mixed-Use Project Near RBC Center Almost Crowded Out (NC)
Triangle Business Journal (06/16/06) Jones, Amanda

Event traffic around the RBC Center arena in Raleigh nearly scuttled a mixed-use project nearby. A flurry of successful negotiations between the Centennial Authority--the arena's overseer--and developers of the proposed "Wade" project meant that months of planning and design work was not in vain. Wade's developers ultimately agreed to charge tenant and homeowner dues that will raise $84,000 annually for 25 years to pay for a traffic patrol at each of the two entrances into the Wade development during events at the arena and the nearby Carter-Finley Stadium and the State Fairgrounds. The deal was a "no-brainer" for Preston Development, which acquired the property for $14.5 million from the state two years ago and is selling it in two separate tracts to Post Properties and to locally based Lichtin Properties. Preliminary plans for Wade include some 500,000 square feet of offices in five buildings, along with 150,000 sq. ft. of retail space and 1,500 apartment and condominium units. Most of the residential units will be built atop ground-floor stores. The first buildings are expected to open in the fourth quarter of next year.
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Westin Breaks Ground in the World's Largest Mixed-Use Development--Newport in Jersey City, NJ (NJ)
eTravel Blackboard (06/01/06)

Earlier this month, Starwood Hotels & Resorts Worldwide Inc. joined with the LeFrak Organization and Melvin Simon & Associates to hold a groundbreaking for The Westin Jersey City. The new, 26-story hotel will be part of the Newport mixed-use development in Jersey City, N.J. A summer 2008 grand opening is planned. Newport is situated on the Hudson River waterfront across from Lower Manhattan. Construction on the development has been going on for 20 years, with upwards of 16 million square feet of offices, restaurants and upscale apartments having been constructed. The project currently provides housing for more than 8,000 residents and boasts such high-profile office tenants as Charles Schwab, JP Morgan Chase, UBS, and US Trust.
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Plise Companies Set to Break Ground on City Crossing (Bringing Mixed-Use to Vegas Suburb) (NV)
Las Vegas Business Press (05/24/06) Illia, Tony

The Plise Cos. has announced plans to build a 126-acre, mixed-use development in the Las Vegas suburb of Henderson, Nev. Dubbed City Crossing, the project will boast approximately 1 million square feet of Class A office space and roughly 600,000 sq. ft. of new stores when finished. An estimated 2,500 residential units also will be part of the mix. City Crossing is expected to break ground sometime in the next year and a half. Plise officials have already attained project entitlement from the city. Design plans call for buildings as much as 150 feet tall. Plise COO Mitchell Stipp commented, "The $1 billion first phase will predominantly contain office and retail space. There are likely to be two to three Class A office buildings, up to nine stories tall with parking underneath and three to four restaurants.
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British Developer Purchases the Statler (for a Mixed-Use Transformation in Buffalo) (NY)
Buffalo News (06/14/06) Linstedt, Sharon

British developer Bashar Issa has acquired the historic Statler Towers in Buffalo, N.Y., for an undisclosed sum. Issa, the Iraqi-born CEO of BSC Group, now plans to renovate the property into a mixed-use complex. The end result will offer residential units, hotel rooms and offices. Issa remarked, "It's going to take $60 million to $80 million to accomplish the things I'd like to do there. It was once such a beautiful, significant building, [and] it deserves to return to that status." Issa's company has been responsible for a number of high-profile building conversions and multi-use projects back in its home market of Manchester, England. Issa is privately financing the entire Statler Towers renovation, having amassed a portfolio that includes approximately $400 million worth of residential and mixed-use developments in just the past 10 years or so.
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Builders Give Peek at Proposal for Nazareth Speedway (PA)
Allentown Morning Call (PA) (05/25/06) Martinez, Arlene

In Pennsylvania, Lower Nazareth Township officials this week got their first look at the future of what is now the Nazareth Speedway, which is the target of an $18.8 million sales contract signed in March. Ashley Development Corp. and Wind-Drift Real Estate, along with developer Norton Herrick, plan to heavily dot the 158-acre property with single-family houses, townhomes, condominiums and an age-restricted community. The developers will make the project a mixed-use one, however, by adding in 100,000 square feet of retail space, 19,000 sq. ft of office space, a civic building and parks. Officials were warmly receptive to the preliminary proposal and gave Ashley Development owner Lou Pektor the go-ahead to submit more detailed plans.
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New Retail, Office Complex Planned for 1604 Corridor (in San Antonio) (TX)
San Antonio Business Journal (06/16/06) Silva, Tricia Lynn

The Ridge, a new mixed-use development, currently is being planned for Northwest San Antonio's Loop 1604 corridor. At full build-out, the project could consist of more than 348,000 square feet of commercial space, with the development considered ideal for service retailers and higher-end tenants looking to take advantage of the area's residential growth. Five tracts already are being targeted for larger retail tenants, which could take anywhere from 26,000 square feet to 40,000 sq. ft. The Ridge's office portion--consisting of two multi-tenant office buildings--will be situated behind the retail portion of the project. Mike Hoover, vice president of the firm that is marketing the project, states, "The occupancy levels for the offices between I-10 and 281 are about 95 to 100 percent, and they are boasting very healthy rents. The office building developers we've been talking to recognize the importance of those current occupancy levels and the need for more Class A office space on 1604." Construction is expected to begin immediately, with spaces to be ready for occupancy by April 2007. Overall, The Ridge will feature a Tuscany flavor, with the development's central, multi-tenant retail building to be decked out with all-glass storefronts.
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New Life for Dealership (as Virginia Public Transit Leads to Mixed-Use Development) (VA)
Washington Post (06/05/06) P. D3; Hedgpeth, Dana

JPI, a Texas-based apartment developer, has announced plans to transform a former automobile dealership in Tysons Corner, Va., into a mixed-use project. The dealership closed earlier this year, and JPI inked a deal to lease the 3.5-acre site for 99 years. It is among the first car dealerships along the bustling Route 7 corridor to redevelop, with plans to take advantage of the higher building density that would be allowed locally with the expected addition of a Metro subway station. The mixed-use development will like feature commercial, retail and office space--an ideal mix so close to new public transit, reports JPI's Aaron Liebert.
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