Thursday, April 7, 2016

Alternative Riverfront Y plan creates buzz, irks local players

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Alternative Riverfront Y plan creates buzz, irks local players

Joel Aschbrenner, jaschbrenn@dmreg.com 7:05 p.m. CDT March 30, 2016

A Chicago developer just proposed a 15-story apartment tower for the downtown Des Moines site. One problem: local developer Hubbell Realty already has the property under contract.

Chicago-based developer CA Ventures is making waves with a proposal to build a 15-story luxury apartment tower at the Riverfront YMCA site in downtown Des Moines.
The firm released images of its $75 million proposal this week. At first glance, the plan for a glassy high-rise seems sure to please many architecture buffs and downtown advocates who have clamored for a tall, landmark building on the west bank of the Des Moines River.
But city officials and a competing developer are questioning CA Ventures’ tactics. They say the proposal lacks enough detail to be taken seriously.
“I do not think their project even comes close to viability,” said Rick Tollakson, CEO of West Des Moines-based Hubbell Realty Co. “It is just a pretty picture.”
J.J. Smith, chief operating officer for CA Ventures, countered that his company is currently working on 25 housing and hospitality projects worth $1.5 billion. “I think we know what we are doing and how to reverse engineer a project's design and proforma to fit" the costs, he said in an email.
CA Venture's proposal marks just the latest twist in the effort to redevelop the 1.8-acre site where the YMCA stood before being imploded last year. Hubbell has a contract to purchase the parcel. It has been working for more than a year on a plan to develop a high-end apartment complex.

The old downtown YMCA is imploded Sunday morning Oct. 4, 2015, along the Des Moines River in Des Moines, Iowa. Rodney White/The Register

The contract places Hubbell first in line to acquire the property. CA Ventures would only have a shot if Hubbell or the YMCA were to terminate the contract.
Local officials said CA Ventures' move to publish a proposal when another developer has the site under contract is almost unheard of in Des Moines.
“I’m bothered about how they’re going about this when we’re in serious negotiations and talks with someone else,” Des Moines City Councilwoman Chris Hensley said. “It’s just not how we go about business in Des Moines.”
Assistant City Manager Matt Anderson said CA Ventures' move “is very unorthodox.”
PREVIOUSLY: Former YMCA site searching for signature project
The Chicago company's proposal calls for 301 apartments, about 400 parking spaces and about 11,000-square-feet of retail or restaurant space.
Smith said the company published the proposal to show it had the best plan for the site.
“We simply want the city to realize they don't have to give some economic incentive for a project that may not be highest and best use,” he said, referring to Hubbell’s project.
At the heart of the issue is the height and size of the project at 101 Locust St.
City officials like Anderson have said the riverfront parcel is prime real estate suited for a tall, once-in-a-generation development. Some history buffs, though, have said the development should not overshadow the shorter buildings along the riverfront. Hubbell has said Des Moines’ apartment rental rates are too low to make a skyscraper financially viable.

Des Moines' skyline has a new look the morning after the former site of the downtown YMCA was imploded Sunday Oct. 4, 2015. Rodney White/The Register

Hubbell has not revealed exactly how tall its project would be. But Tollakson has previously hinted that the company could aim as tall as 10 stories.
Tollakson said he hopes to take Hubbell’s plan to the Des Moines City Council by the end of April. The company is negotiating financial incentives for the project with the city.
Anderson said the two proposals are similar, both offering high-end apartments, parking and some street-level storefronts. The main difference is CA Ventures’ proposal is larger, he said.
But CA Ventures’ plan is also “less mature” and lacking input from city planners and details contained in Hubbell’s plan, Anderson said.
Hubbell spokeswoman Tina Mowry Hadden said she worries CA Ventures will create unrealistic expectations by releasing images of its proposal without fully understanding the challenges of building at the site. Those challenges include building atop several layers of old foundations and working with city planners to handle traffic concerns, she said.
Smith said he assumes city leaders would rather spend their incentive dollars on a "high-rise that's exceptional than a low-rise that's unexceptional.”
CA Ventures’ plan created a buzz in local architecture and real estate circles. But the firm’s proposal may be moot if Hubbell pulls the trigger on the purchase of the YMCA site. The firm has until late September to close on the sale or extend the contract.
“Hubbell is in the driver’s seat right now,” Anderson said. “CA Ventures is kind of waiting in the wings.”

Barrow police officers settle into their state-of-the-art building..

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Barrow police officers settle into their state-of-the-art building

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IMPRESSIVE: The new Barrow police station. PICTURE BY JON GRANGER

10 March 2016 12:11PM

OCTOBER saw the opening of a new state-of-the-art Barrow police station.

OPEN-PLAN: Inside the new Barrow police station. PICTURE BY JON GRANGER

The £8.6m, eco-friendly building has helped improve the service the police provide to the community and allow staff to work more effectively. The facility, in Andrews Way, houses 300 staff members in an open plan environment, allowing officers to promote information sharing leading to more effective policing.
South Cumbria superintendent Rob O'Connor said: “We have now been in the new police station for five months, and are settling in really well.
“It is a fantastic open-plan building, and I think that when people feel good about their working environment, it has a knock-on effect and they feel positive themselves.
“That can only be of benefit to the people of south Cumbria."

The modern station has a large 18-cell custody suite which provides more secure access and greater space for interviews and consultations.
Officers can book people into custody more smoothly, with less aggravation, allowing them to operate at a faster capacity.

Superintendant Rob O'Connor. PICTURE BY MILTON HAWORTH

Supt O'Connor said: “This police station is about three groups of people. Firstly it is about victims and witnesses coming here and feeling comfortable to report crimes and what they have seen, and they can now do that in a welcoming space.
“The second group is those people who don’t want to be with us, and spend the day or night in one of our 18 cells. The new complex is Home Office compliant with modern technology such as CCTV in each cell and many more interview and consultation rooms.
“The third group of people is the staff themselves who work in the building. The old police station was no longer fit for purpose, and this new building is state-of-the-art with fantastic facilities.”

IN THE SLAMMER: Richard Rhodes, police and crime commissioner Cumbria, was among the first people to spend a night in the cells to raise money for the newly established Victims Charitable Trust. PICTURE BY LEANNE BOLGER

Cumbria police and crime commissioner, Richard Rhodes, said the old station just wasn't appropriate for modern day policing. He said: "All the old police buildings mounted up high running costs and it was not cost effective to maintain them.
"The cells are now compliant with Home Office requirements and we are now able to work more closely with our partners in Victim Support and the Crown Prosecution Service in the same building.
"The move has also made a significant impact on the moral of officers.
"I don't think the fears expressed by some members of the public were realised when they raised concerns about it moving out of the town centre.
"There is still a daily police presence in The Forum with a police desk that people can pop along to from 10am to midday.
"Overall it's a very impressive building and a base for policing right across the south Lakes."
During the building process up to 80 per cent of labour was locally sourced.

OPERATIONAL: Inside the new Barrow police station. PICTURE BY LINDSEY DICKINGS

The Barrow police station has a 60-year life span and can be recycled in the future.
Supt O'Connor, said: “This building will allow us to police well into this century and serve the people of south Cumbria. Many will argue it cost a lot of money, but I can assure them it is money well spent, and I continue to feel really privileged as a local lad in charge of policing and the first superintendent into this building."
The police station is open from 8am to 8pm, seven days a week. The police desk at The Forum, in Duke Street, is open on a weekday basis from 10am to 1pm.

Home and Garden Show ignites creativity for outdoor living

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FISHERVILLE - The smell of mulch and flowers emanates through Augusta Expo in Fishersville.
It's like the inside of the large arena had been transformed into a vision of what outdoor living and entertaining should be.
Hundreds gathered at Augusta Expo over the weekend to see the 36th annual Home and Garden Show. The event showcases local businesses that specialize in inside and outdoor home additions.
The Home and Garden Show kicks off spring for many who attend. It helps ignite some creativity in those looking to do something different.

"They need new ideas and want to see what's new and up and coming," said Megan Hardin, who was in charge of the event. "The displays help. You're able to picture what you can do in your own backyard."
With more than 60 vendors, nearly 900 people came to the event over the weekend.
So what does this mean for the average homeowner?
Here are some tips to getting your home and yard ready for spring, with a little inspiration from the Home and Garden Show.

THE NEWS LEADER

Vegetable gardening season gets into high gear

1. Figure out your goals and plan.
It's all fine and dandy to say you'll expand your outdoor living space this year or add a screened-in porch. What you need to do is actually map it out. Get a piece of paper and draw out where you want things to go. Start measuring and tally up the materials you will need. This way you will be able to form a budget and see what's doable.

THE NEWS LEADER

Vegetable gardening season gets into high gear

2. Do your research.
Does your property get a lot of water build up? What about sun? Shade? These are factors that need to be considered into what needs to be done.
For example, Charles Grant of Valley Building Supply, Inc. said masonry is a good cost effective, low maintainance option for many homeowners.
"You can take an area of your backyard and make it useable year round without building a room," he said.

3. How do you entertain?
You're not going to want to build a giant croquet course if that's not how you have people over. Maybe you'll want to invest in a nice grill if you enjoy cooking. A pergola is also a great option for outdoor living where you can incorporate plants to grow along the structure. Think about what additions could be used almost year-round. An outdoor fireplace or fire pit is a perfect option for almost all seasons.

4. Find plants that suit you and get the most bang for your buck.
This isn't going to be instant gratification for most plants. You're not going to have an entire garden that looks like those found on the cover of magazines. The goal is to not go overboard. A small garden for a beginner is a great way to start.
Think of the things you'll be eating or what flowers you enjoy. Perennials are great to have since they will come back each year. Growing herbs not only is a plus for your cooking, but it also makes your garden smell even nicer.

THE NEWS LEADER

Bees may benefit from new plant info site

5. Get outside and enjoy it.
There's nothing better than basking in your accomplishments. The last step is to put your feet up and relax, you've earned it!

Edinburgh’s ‘worst school building’ to get £4m revamp Read more: http://www.edinburghnews.scotsman.com/news/education/edinburgh-s-worst-school-building-to-get-4m-revamp-1-4072349#ixzz44qQ1fYP8

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An artist's impression of the new nursery and gym hall at Leith Primary School. Picture: contributed

NEW images have been released showing how a hall dubbed the Capital’s “worst school building” would look once a  £4 million revamp is complete.

The designs were drawn up after city leaders decided to save Duncan Place Resource Centre in Leith, which had been earmarked for demolition amid concerns over its structure.
Any move to bulldoze the hall would probably have failed strict tests set down to protect historic sites, officials said.
Instead, it was agreed only the rear part of the centre would go, with a new gym and nursery erected in its place and the remaining block made safe.
Leith Primary Parent Council (LPPC) welcomed the blueprints after expressing concerns over delays caused by full demolition proposals which were later cancelled.
A spokeswoman said: “The Leith Primary Parent Council is very pleased that the plans for the school’s new gym and nursery are on track.
“We are looking forward to having increased nursery provision on site, and are excited about the prospect of a new, fully equipped gym, which will be a great resource for the school’s pupils and staff.
“We look forward to seeing the project progress in a safe and timely manner.”
Duncan Place Resource Centre was  previously used for PE lessons at Leith Primary and to host a nursery class from the same school.
However, it was ranked bottom of 144 school buildings in an audit and closed suddenly in 2014, leaving dozens of community groups homeless.
At the time, officials stressed there was no immediate safety risk, adding that the closure was a “precautionary step”.
City chiefs today said the new development would transform learning and exercise opportunities for young people.
Councillor Paul Godzik, education leader, said: “This is a really exciting project which will see a new nursery and gym built at the school.
“We are working hard to get these new facilities delivered as soon as possible and are making great progress.
“We now have approval to demolish the rear of the Duncan Place building to make room for the new gym and nursery, the designs for which have now been submitted to planning and which look fantastic.”
A drop-in information session was recently held at Leith Primary to give those in the school and local community an opportunity to see designs for the redeveloped building. Staff said the response so far had been “very positive”.
Cllr Godzik added: “We will continue to ensure the local community are kept fully updated as the project continues.”
Duncan Place Resource Centre was built in the 1920s and is a category C-listed building.
A playground extension has also been completed following successful moves to transfer a section of neighbouring St Andrew Place to Leith Primary.
johnpaul.holden@edinburghnews.com

Balcony Seats to the City

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Even in quickly evolving New York City, there’s something romantic about slowing down, stepping out of the fast currents of foot traffic, and looking up. Few neighborhoods will disappoint. Look up high, especially in Manhattan, and you can see the built history of the big city play out in the architectural details and ornamental facades of buildings, awnings and balconies standing out like grooves in record, ready to reveal the story of each block. Within the skyscraper canyons of Midtown, you can spot the pinnacles of great towers, and the cranes of greater towers in the making. But look a little lower, around the corners and in the alleyways, and you’ll see a structure with a romantic connection to an older New York City, zig-zagging down towards the streets.

Fire escapes have a fairly straightforward purpose, designed for the noble role their name implies. But for much of their history, in cities across the world, they’ve served altogether different roles. Tenement dwellers slept on them, bickered on them, turned them into literal community grapevines. For the optimistic and dirt-poor trying to eke out an existence in a dense city, the iron grates offered a blank canvas to conjure unaffordable luxuries; a mattress became an extra bedroom, especially before the comforts of air conditioning ("whole families lay on those iron balconies in their underwear," wrote playwright Arthur Miller about growing up on 110th Street); a flower pot was as good as a garden, and the stairs offered an easy way to the roof, "tar beach" during hot summer days. "The greatest thing I remember about wintertime," Chicagoan Bill Bailey once told Studs Terkel, "you’d reach out on the fire escape and pull in some snow, put condensed milk on it, and you had great ice cream!"

Fire Escape Immigrant — A newly arrived immigrant eats noodles on the fire escape in New York City. © Chien-Chi Chang/Magnum Photos 1988

"They hearken back to a time when the barriers between your and your neighbor’s lives and physical space were much more tenuous than now," says Andrew Berman, Executive Director of the Greenwich Village Society for Historic Preservation, who’s spent his whole adult life in a pair of Hell’s Kitchen buildings with fire escapes. "This was an era when people had communal bathrooms and lots more shared space. It was time when there was an expectation, at least for many of us of modest means, that our lives would be much more intertwined and interdependent."

For many, fire escapes exist somewhere between the practical and the aesthetic. And while everyday citizens made them part of their homes, artists and intellectuals made fire escapes romantic symbols. Photos and films have caused fire escapes to be intertwined with urbanity, as attached to our collective imagination of cities as they are to the sides of buildings.

Consider how fire escapes make it into the foreground and background of the New York City’s creative culture: surreal, black-and-white symbols of alienation in film noir, the modern balcony in West Side Story’s interracial spin on Shakespeare, the workplaces of crime fighters and comic book heroes, framing devices for Hitchcock’s exploration of voyeurism, Rear Window.

Rear WIndow Still — Rear Window; James Stewart, Grace Kelly, 1954. Mary Evans/Ronald Grant/Everett Collection

Rear Window; James Stewart, Grace Kelly, 1954. Mary Evans/Ronald Grant/Everett Collection

IN PICTURES: Former Royal Wolverhampton School's headteacher's home could be your castle for £600k

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The building, half a mile from the city centre set back from Penn Road, was formerly the home of the prestigious Royal Wolverhampton School's Headmaster.
It has now been put up for sale with a sizeable starting price-tag of £600,000.

It was first sold by the school in February 2008 and was picked up by 46-year-old Giuseppe Coreeli.
His father lived there until he died 18 months ago, since when it has been empty.
Mr Coreeli, said: "When we first bought the house we still used to get letters addressed to the Headmaster's House.

"But the Headmaster was no longer living there in 2008 and it was a girl's boarding house.
"The style of the building is not typical of the Wolverhampton area. It is more akin to somewhere in Edinburgh with its turrets and its wonderful stained-glass windows which run all up the staircase.

"It is really like a small castle. People drive by but they never notice it."

Back Bay Station Gets a Much-Needed Facelift [Photos]

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Boston Properties is planning to modernize the station – and the entire block around it.

7.1K

Alex E. Weaver - Lifestyle Editor

3/30/16 @11:14am in Lifestyle

It looks like Back Bay Station, the dingy and outdated transit hub of the MBTA at the corner of Dartmouth and Stuart streets, is getting an aesthetic overhaul, inside and out. So much so you might not even recognize the new structure.
Boston Properties Inc. put forth plans Tuesday for the project, which would entail not just revamping the station itself, but the entire block surrounding it. Retail outposts would line the street level of a new glass office tower – 26 stories of twisting glass akin to several giant boxes stacked on top of each other at odd and seemingly random angles.
The MBTA building itself, which sees some 30,000 commuters each day, would be redone to reflect a more modern transit station. Department stores and a supermarket could be in the picture as well, and the finished product will also offer "a variety of high-quality housing opportunities," which will reportedly include the creation of affordable housing.
The Back Bay/South End Gateway Project, according to Boston Properties Director Brian Golden, "is conceived as a holistic and transformative, mixed-use, transit-oriented redevelopment which will revitalize an underutilized urban site and transform the adjacent public realm, integrate and connect the surrounding Back Bay, South End, and Bay Village historic neighborhoods, and create an attractive and appealing place worthy of this prominent location within the City of Boston."
The project will comprise a total of roughly 1.26 million square feet, and take several years to complete.
Check out the project renderings, below:

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Back Bay, Boston Redevelopment Authority, Construction Projects

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Thursday, April 7, 2016