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TowerDistrict
Jun 21, 2007, 10:48 PM
cool. thanks for posting. i think everything looks cool up top. this is the only part i don't like...

http://img513.imageshack.us/img513/6538/metrojwesttz1.jpg

jsf8278
Jun 21, 2007, 11:47 PM
Is there a link to the 800 K project, or does anyone have any info? I've never heard of it.

Sacto
Jun 22, 2007, 12:34 AM
Cool renderings but the design really sucks.

TowerDistrict
Jun 22, 2007, 12:37 AM
Living In Urban Sac has some good info from a year ago. Just scroll down about half-way on this page (http://livinginurbansac.blogspot.com/2006_07_01_archive.html).

I don't know what happened to the EIR. It's not on the city's website.

wburg
Jun 22, 2007, 12:47 AM
I think I still have it knocking around somewhere...

urban_encounter
Jun 22, 2007, 3:25 AM
It received mixed reviews and will have to return to Design Review again. Comments ranged from (these are not quotes, but summations)... it is a beautiful building with strong features, to... this design belongs on Lakeshore Drive in the 60's, but there is nothing original about it now. They also seemed concerned that the architecture too closely resembles that of Cathedral Square which is being proposed only 2 blocks away.



I stopped in to listen to the meeting after stepping off the train from S.F. and caught both staff reports on the Metropolitan and Cathedral Square.

Commissioner Lebarge (a hold over from the Design Review and Preservation Board), complained the loudest about both towers. In fact her wish list for Cathedral Square was so long, that I thought i would have enough time to walk over to Pyramid, have a beer and go back to the meeting before she finished.

Needless to say, I was tempted to step to the podium when they made their Lake Shore comments, but realizing I'm on vacation, I kept my composure.

Sacramento is not Lake Shore Drive and while Lake Shore's architecture ranges from classical to aweful, there are thousands of people living in high density housing.

I personally don't believe the CS or Metro will resemble each other when complete; but even if they did, would that be a bad thing in a city in desperate need to get over the hump (as far as highrise residentail housing goes)???

Two decent looking towers on J street would be a good thing.

Not every Tower proposed is going to be as stunning as Epic, Aura or 301 CM.

The Commissioners also took excpetion to the proposal to use stucco on the Cathedral Square. The architect tried to expain the need to keep costs under control, but for the most part, at least three commissioners didn't seem to comprehend..

foxmtbr
Jun 22, 2007, 7:02 AM
I personally don't believe the CS or Metro will resemble each other when complete; but even if they did, would that be a bad thing in a city in desperate need to get over the hump (as far as highrise residentail housing goes)???

Two decent looking towers on J street would be a good thing.

Not every Tower proposed is going to be as stunning as Epic, Aura or 301 CM.


That's how I feel. Just look at San Diego, they have tons of residential highrises that may look similar, but it's certainly not a bad thing. Everyone knows San Diego is a great city with a vibrant downtown, which only goes on to prove that these towers are a positive thing. Who cares if they're similar? (Which I, too, believe they won't be when completed.)

goldcntry
Jun 22, 2007, 1:30 PM
Foxmtbr and Urban both hit the nail on the head for me. How many buildings actually look like the artistic renderings when complete? Tower, I agree with you that if the finished product looked like that along J street, I might balk as well. However, it is just a rendering without the benefit of actual stores/pubs/galleries/etc lighting up the street life. Minneapolis is another city with very similar residential towers - but with a fantastic day & night street life (if only for the spring/summer/fall months). Just my thoughts this morning with no caffine my system yet...

:tomato:

wburg
Jun 22, 2007, 4:49 PM
In my mind, two similar-looking towers bookending that block isn't necessarily a bad thing, but also in my mind, the similar appearance of the towers isn't the primary issue.

Given the total expenses of this project, it seems like having something a little nicer than stucco isn't a big deal. If the idea is to spruce up the city, make things more walkable, why not spring for something a little nicer?

While I understand your motivation for wanting to plug such a project, isn't saying "well, I know the rendering looks bad, but it will look better when it's actually built!" is kind of encouraging people to buy a pig in a poke--if the building gets built and still looks bad, does that mean the city can just demolish it? Answer: Of course it doesn't. My point is that if you can't even make it look okay at the drawing stage, it seems like a stretch to assume that the built version will somehow magically improve things. If the problem is a bad rendering, DO ANOTHER RENDERING.

snfenoc
Jun 22, 2007, 5:52 PM
I hope someone, some day can find the words to explain why it's OK for people (gadflies, busy bodies, etc.) to direct the design of, and accept or reject projects they DO NOT own.

Give me liberty, or give YOU death! ;)

wburg
Jun 22, 2007, 6:14 PM
snefnoc: It's called "democracy." Our system of government is based on public participation, which includes a level of say about private development. It is obviously okay under the current system, in which public comment is not only allowed but solicited, in the pre-development process and at public meetings with city staff. The question, as always, is where do private property rights end and matters affecting the public begin?

I would also take issue with the phrasing of your question: the public (including gadflies like myself) don't get to direct the design, or accept/reject projects. Our power is limited to talking, both to the developer directly and to the city's staff and boards. What is done as a result of that talking is up to the person we're speaking with. We all have that right, and it is our choice to exercise it.

Let's say that I own a piece of property, and I want to install a device that launches flaming cat turds into the air from the top of my roof. Even though I think it's a good idea, many of my neigbors might disagree, which leads to public methods to address neighborhood concerns, or perhaps citywide limits on animal-feces launching devices on private property.

goldcntry
Jun 22, 2007, 6:17 PM
In my mind, two similar-looking towers bookending that block isn't necessarily a bad thing, but also in my mind, the similar appearance of the towers isn't the primary issue.

Given the total expenses of this project, it seems like having something a little nicer than stucco isn't a big deal. If the idea is to spruce up the city, make things more walkable, why not spring for something a little nicer?

OMG!!!:stunned: I'm actually agreeing with wburg! :haha:

...DO ANOTHER RENDERING.

Absolutely! I recognize the need to cut costs, but once the planning is better established, how hard would it be for a graphic artist to plant some good textures into the rendering?:sly: And don't get me going on stucco! :yuck: These projects should at least have some engineered granite or marble... maybe some slate corian?

:tomato:

TowerDistrict
Jun 22, 2007, 6:22 PM
Absolutely! I recognize the need to cut costs, but once the planning is better established, how hard would it be for a graphic artist to plant some good textures into the rendering?:sly: And don't get me going on stucco! :yuck: These projects should at least have some engineered granite or marble... maybe some slate corian?

well the graphic artist isn't the one choosing the materials. you can't exactly take artistic liberties with these sorts of renderings. you have to tell it like it is.

goldcntry
Jun 22, 2007, 6:28 PM
I agree Tower, however, what's wrong with the architect going to the artist and saying, "here is a sample of the exterior granite and color of the window glazing." That street scape picture had the building in shades of white, grey, and black. It would be nice to have the rendering a little closer to the architectual foot notes is all...

ozone
Jun 22, 2007, 7:21 PM
Sacramento Design & Review Board :haha:
I understand the need for D&R but if they are the same bunch that made up the old board then it's explains a lot. Is this the same group that approved such dogs as the Sheraton Hotel or the Office Max on J Street? The same group that couldn't figure out why K Street between 12th and 13th was successful and the rest of the mall wasn't but conjectured it was because 13th Street was opened to traffic. What's the name of that guy from NY? Boy he's got a lot of people fooled into thinking he's some sharp, east coast big-city know-it-all. I loved it when he compared St. Rose Park to Rockefeller Center and K Steet to Times Square. :rolleyes:

snfenoc
Jun 22, 2007, 7:59 PM
snefnoc: It's called "democracy." Our system of government is based on public participation, which includes a level of say about private development. It is obviously okay under the current system, in which public comment is not only allowed but solicited, in the pre-development process and at public meetings with city staff. The question, as always, is where do private property rights end and matters affecting the public begin?

I would also take issue with the phrasing of your question: the public (including gadflies like myself) don't get to direct the design, or accept/reject projects. Our power is limited to talking, both to the developer directly and to the city's staff and boards. What is done as a result of that talking is up to the person we're speaking with. We all have that right, and it is our choice to exercise it.

Let's say that I own a piece of property, and I want to install a device that launches flaming cat turds into the air from the top of my roof. Even though I think it's a good idea, many of my neigbors might disagree, which leads to public methods to address neighborhood concerns, or perhaps citywide limits on animal-feces launching devices on private property.

Put your reading glasses on, sugit, I know you love a good long argument.

Dear Gadfly, I mean, wburg:

Democracy huh? I think of a different term - SOCIALISM (I know, I know it's not "technically" socialism, but I view liberty-killing government/public intrusion as socialism). With that said, I have no problem with a developer seeking the advice of area residents, or area residents volunteering their advice to a developer. I believe advice-seeking/volunteering is a sign of good faith and MAY lead to projects that benefit everyone (although benefiting everyone should not be a necessity). However, I do oppose the requirement for a developer to receive approval from the public, go through a long bureaucratic process and suffer countless stupid complaints from busy bodies (I mean, "community activists") at public hearings in order to legally build a project he owns on a piece of property he controls - especially when stucco is a point of contention (does this qualify as a run-on sentence?).

Of course you would bring up an extreme/improbable situation like flaming cat turds, Mr. Apples & Oranges. But I seriously doubt flaming cat turds and stucco are in the same league. Do you need further explanation??? I hope not. By the way, as your neighbor, I support your right to build a flaming cat turd launching device. However, if your cat turd bombs hit me or my property, I'm gonna sue you. Either that or you may face a rash of flaming bags (courtesy of my Mini Schnauzer, Rosie) on your front porch.

wburg
Jun 22, 2007, 8:19 PM
snefnoc: The flaming cat turds were an attempt at comedic hyperbole. The idea of a third-party organization (local government) is that they provide a means for people to resolve those differences of opinion without resorting to bags of flaming anything, and to provide some measure of parity between parties.

The other issue, flaming poo aside, is that it doesn't seem feasible or practical to tell people that they should simply ignore the built environment around them, or their buildings' effects upon the neighborhood or their community, simply because they are located on private property. We aren't just owners of the land we purchase, we are also its stewards, which means responsibility for the predictable consequences of our actions--whether that means economic dislocation, effects upon public utilities, or flaming poo from the sky.

And I'll give up my flaming cat turd launcher when they pry it from my cold, dead hands!

JeffZurn
Jun 22, 2007, 11:50 PM
I agree that we should have a strong review board to shoot ugly buildings from getting built. But at this juncture in time any residential high rise that look pretty good, I say lets get them built.

northbay
Jun 23, 2007, 3:07 AM
^ wburg hit the nail on the head. as the dominant species, we are responsible for the environment (obviously including the BUILT environment). we should let crap be built (or fly from the sky) just because otherwise the government would be "meddling"? im sorry, but this doesn't make sense. there's a good reason california has EIRS (environmental impact reports - sometimes environmental impact statements). no building is built in insolation, it effects its environment and vice versa (adding cars, pollution, tax $ etc.) those relationships must be studied to ensure that at least something that doesnt negatively hurt a community gets built.

obviously, what is BEST is all a matter of debate, and yes, the responsible thing is to HAVE THAT DEBATE.
that by the way, is one of the reasons i enjoy this forum.

BrianSac
Jun 23, 2007, 5:16 AM
^ wburg hit the nail on the head. as the dominant species, we are responsible for the environment (obviously including the BUILT environment). we should let crap be built (or fly from the sky) just because otherwise the government would be "meddling"? im sorry, but this doesn't make sense. there's a good reason california has EIRS (environmental impact reports - sometimes environmental impact statements). no building is built in insolation, it effects its environment and vice versa (adding cars, pollution, tax $ etc.) those relationships must be studied to ensure that at least something that doesnt negatively hurt a community gets built.

obviously, what is BEST is all a matter of debate, and yes, the responsible thing is to HAVE THAT DEBATE.
that by the way, is one of the reasons i enjoy this forum.

The fact remains that it is more and more complicated to get anything built. The environment is almost always impacted requiring mitagation which is costly. Should the developer bear all those costs? Or maybe those demanding mitgation should help with those costs? Where do you draw the line in regards to impacts to the environment. A stauch environmentalist would say if you cant mitigate for all impacts then dont built it at all.

otnemarcaS
Jun 23, 2007, 5:48 AM
City of Sacramento to consider huge new downtown development
By Jim Wasserman - Bee Staff Writer
Last Updated 6:13 pm PDT Friday, June 22, 2007

A plan for one of the largest downtown-area residential developments in decades is scheduled to go to the Sacramento Planning Commission next week.

Plans for the $1.7 billion project, called Township 9, call for nearly 3,000 condominiums, townhouses and apartments on 65 acres in an aging Sacramento industrial zone called the River District, bounded by Richards Boulevard, Fifth and Seventh streets and the American River. Backers say the development wil usher in an urban lifestyle to the area, just north of the railyards. The project's ultimate goal is fewer cars and a pedestrian-friendly environment. In fact, the plan largely avoids widening roads. Among its key features is a planned light rail stop at Richards Boulevard and Seventh Street.

The riverfront project, with its urban mix of housing, retail and possibly offices, is being driven by Sacramento-based Nehemiah Corp. of America, which earned millions the past decade providing down-payment assistance to the nation's lower-income home buyers.

Until recently, Township 9 has flown below the radar of the nearby 240-acre railyard development, considered one of the largest urban infill project in the United States. But unlike the complicated railyard project, it has no underground contamination issues to resolve and no disputes over existing structures.

It also follows recent River District improvements that include a connection to downtown via an extension of 7th Street.

jsf8278
Jun 23, 2007, 6:12 AM
I know this probably isn't the appropriate forum to ask, but...Does anyone know the name of the older apartments that are almost connected to the newer 1801 L apartments??? thanks:worship:

JeremyW
Jun 23, 2007, 6:58 AM
I stopped in to listen to the meeting after stepping off the train from S.F. and caught both staff reports on the Metropolitan and Cathedral Square.

Commissioner Lebarge (a hold over from the Design Review and Preservation Board), complained the loudest about both towers. In fact her wish list for Cathedral Square was so long, that I thought i would have enough time to walk over to Pyramid, have a beer and go back to the meeting before she finished.
Wendy LaBarge's comments weren't totally out of line, though. I agreed with some of her concerns on Cathedral Square in spirit; with the addition of the spire, it really is getting closer and closer to the Metropolitan.

In an emerging downtown, it wouldn't be the end of the world to have these two towers looking similar, but the attitude of the commission was that they'd really want these two projects looking distinctively different.

But, I honestly don't think that's even worth bringing up at this point. By the time these projects get a design nailed down, they'll have gone through their own evolutions to such an extent that they'll be easily distinguishable.

I agree Tower, however, what's wrong with the architect going to the artist and saying, "here is a sample of the exterior granite and color of the window glazing." That street scape picture had the building in shades of white, grey, and black. It would be nice to have the rendering a little closer to the architectual foot notes is all...
I know during the staff presentation on Cathedral Square, the architect had material swatches that he passed around to help the commission visualize some of the materials that would be used.

The primary concern was the volume of plaster that they proposed using. I agree with them; I don't think that much plaster should be utilized on a project of this caliber. Over the long run, it's not going to look the best.

sacamenna kid
Jun 23, 2007, 3:43 PM
Yeah, plaster looks cheap. Not the same thing, but if you've seen Santana Row in San Jose, the buildings look okay at night if you blur your eyes, but in the daytime you can just see them aging and sagging. You know those things will have a short half-life.

wburg
Jun 23, 2007, 4:42 PM
BrianSac: If the building creates the problems, it makes the most sense to me that the person building the building should be the one who pays for the solution. Once again going back to the flaming cat turd analogy, if you are injured by something my building does, I'm liable for your loss. A major purpose of the mitigation process is an effort to stop those problems before they start, limiting later liability--BEFORE the damage is done, instead of afterward.

Township 9 is interesting but (broken record here) I think they should look at adaptive reuse of some of the existing buildings: some are falling apart, but some of the Thompson-Diggs cannery are these great, heavy-duty brick buildings that are in salvageable condition (I read the report on the site, it's on the city website) that would be pretty cool additions. Right now they're just talking about salvaging some brick and maybe the scalehouse. The building does have some historically significant value, (the street in front of the building is named after the building's owner, after all!) and it seems like a lot of folks looking for that "urban lifestyle" are looking for authentic, chunky industrial buildings, not new buildings dolled up to resemble chunky industrial buildings.

Hopefully their connection with Nehemiah will mean some low-cost housing in the mix, though--something recent developments are quite short on.

innov8
Jun 24, 2007, 2:23 AM
http://img59.imageshack.us/img59/4715/500cm120070622fud7.jpg (http://imageshack.us)
500 Capitol Mall

http://img504.imageshack.us/img504/1448/621cm120070622fwk9.jpg (http://imageshack.us)
621 Capitol Mall

New Photo Threads by myself

Sacramento – Rolling Down The Boulevard: http://forum.skyscraperpage.com/showthread.php?t=133128

http://img148.imageshack.us/img148/9405/67skylinelstreet2007051kq2.jpg (http://imageshack.us)

Your Town, My Town, Our Town, Sactown… Sacramento Calif.: http://forum.skyscraperpage.com/showthread.php?t=132027

http://img511.imageshack.us/img511/747/13pipeworkshdrfinal2007yu3.jpg (http://imageshack.us)

travis bickle
Jun 25, 2007, 10:11 PM
Well, there have been quite a few posts since I last was here, but I’ll address a few points and add what I can.

Regarding design review board demands. This is typical “activist” or government mentality in that they don’t understand that everything really needs to be paid for. Born from a government-first philosophy which assumes that taxes can always be raised or that “the rich” aren’t paying their share, these types demand caviar but only want to pay for bait. While stucco wouldn’t be my first choice, if you’re trying to make these units as affordable as possible, you may have no choice. Also, development is no different from any industry in that it competes for the same ball of money as everyone else. Investors have plenty of options into which they can invest their money. Real estate development is extremely risky – just ask John Saca. If the investment is risky – you must increase the return to attract capital. It’s such a basic econ lesson, but one with which your typical activist has no clue. They so often subscribe to the “Magic Wand School of Economics and Planning” whereby you can actually get people to buy high and sell low. This was to what I was referring earlier when I noted how difficult it is for anything other than luxury high-rise to pencil out.

Secondly, having a similar architectural style for high-rises is no skyline detriment at all. As noted earlier, San Diego is a good example of this. Many of San Diego’s high-rise residential are concrete with a blue-green glass and complimentary steel. There must be a dozen examples of this. Yet the skyline looks fabulous and the downtown is among the country’s best. You gotta get the buildings there first. Get housing downtown first. Then the market will demand some product differentiation. No easier way of doing that than with unique design. That doesn’t mean you accept the mundane, and some sites demand more than others, but as long as it’s a quality design, don’t add hundreds of thousands to the cost (both actual and indirect) by bickering over these kinds of details.

I do laugh at some who demand the right to force changes on projects such as parking/traffic/density/run-off and design… unless it’s a politically correct project… say, oh I don’t know… an Indian Casino? The reverse is true too. I wonder how many who have earlier screamed, “they can do what they want on their land” feel the same way about any other project – especially those by white males…

I will say that most of my projects have been improved by the review process. Every neighborhood has its own unique dynamic. Your project is immeasurably better if you tap into this. The best way of doing that is to work with the locals.

As far as the actual design. In my experience the hardest part is always tying the building to the street. I have not developed anything higher than six stories, but I know the difficulty even then. I can only imagine how much tougher it would be to have to integrate 20 stories into a manageable and viable streetscape. That doesn’t mean you accept whatever the developer wants to do, but understand an inordinate amount of time is spent trying to get this right. As we see, to varying degrees of success.

Oh – for all projects I have ever done, you must provide samples of the actual exterior materials you will use. I can’t imagine it’s different in Sacramento.

Well, that’s all I have so far. Let the grumping begin!

TowerDistrict
Jun 26, 2007, 6:00 PM
Downsized high-rise is developer's comeback bid
Saca, whose Towers project failed, hopes to rebuild image.
By Mary Lynne Vellinga - Bee Staff Writer
Last Updated 1:43 am PDT Tuesday, June 26, 2007
Story appeared in METRO section, Page B1

http://media.sacbee.com/smedia/2007/06/25/21/397-2M26BUILDING.embedded.prod_affiliate.4.JPG


John Saca is reaching to the sky for redemption.

The developer says his reputation was tarnished by the failure of his audacious quest to build the tallest residential project on the West Coast: two 53-story condominium and hotel towers on the Capitol Mall.

Saca, 40, thinks the best way to undo the damage is to succeed in erecting a different, albeit smaller, high-rise condominium tower at 10th and J streets. At 40 stories, this new project still would top anything on the Sacramento skyline.

"It's less about business, and more about trying to redeem myself and show people (the Towers) really wasn't my fault," he said about his plans for the new project, dubbed the Metropolitan. "In my mind, a man is judged not by how hard he can get hit, but by how fast he gets up after he gets hit," he added. "I'm stronger than I was a month ago."

Saca's determination has won him a measure of respect in Sacramento's real estate community, some of whose members initially voiced skepticism that a shopping center developer with no high-rise experience could pull off such an ambitious project.

"The world needs guys like him, so God bless him," said Charles DeLoney, senior vice president of brokerage firm CB Richard Ellis. "It's a real tough market right now, and it takes a lot of courage to be out there doing this kind of thing. "But he's a visionary who sees beyond the current difficult market conditions. He believes in the town, and he puts his money where his heart is."

Saca acquired the shuttered collection of buildings on J Street across from Cesar E. Chavez Plaza for $7.6 million in the heady days of 2005, when downtown was abuzz with talk of high-rise condo living. He had planned to build on the J Street property when he finished the Towers. Instead, he said, he'll be pressing ahead with it right away. Last week, the project went before the city's Design Commission for comment. This week it's before the Planning Commission. Saca said he hopes to have city approval within 60 days.

The Metropolitan is designed to soar 39 stories and contain 330 condo units. But Saca plans to add another story and is exploring the possibility of making part of the tower a hotel, which would reduce the number of condos he needs to sell, city officials said. Saca said he wants to capitalize on the momentum remaining from the Towers, which had taken deposits from about 400 buyers before construction stopped in February.

The developer said he has been barraged with e-mails from supporters in the two weeks since he announced he would sell his interest in the Towers site to his equity partner, the California Public Employees' Retirement System. This news came after months of wrangling between Saca and CalPERS, which had cut off funds to the project amid concerns about cost overruns.

The pension fund gave Saca a chance to pay off its $25 million investment and take control, but he couldn't come up with the $60 million required to do this and satisfy the project's debts by the deadline. During this protracted tussle, construction stopped, contractors went unpaid, and the Saca-CalPERS partnership defaulted on the note used to buy the land in the first place.

Those are black marks that will be hard to erase, Saca said. "In my industry, it's like a bankruptcy; it's about as bad as you can get."

Saca said the Towers experience taught him one important lesson: Never give a financial partner control of your destiny. In the Saca-CalPERS duet, the pension fund giant's voice dominated. It had committed $100 million in equity. When pension fund managers pulled the plug, the partnership no longer had the money to pay contractors. CalPERS is now exploring the possibility of building a scaled-down condominium tower on the Capitol Mall site.

In a phone interview last week, Saca said the Towers took a significant personal toll.

"I lost a tremendous amount of money, well into the seven figures," he said. "And I've lost a tremendous amount of time. But that's not what's disheartening. What's disheartening was that I thought the Towers project would be a major catalyst for the Sacramento region."

While the Towers would have cost more than $600 million to build, Saca said the Metropolitan likely would have a budget of less than $200 million. Saca said he owns the half block at 10th and J free and clear, and has enough money to contribute the needed equity without a partner.

City officials wish him well.

"After what happened with the Towers, I think it's very important that John get back in the saddle and move forward with another project," said City Manager Ray Kerridge.

Kerridge noted that there are a number of significant housing developments in the works for downtown. While the slump in the housing market might mean they don't get built right away, having them in the pipeline puts Sacramento in a better position to jump on the next housing cycle, he said.

"We're going to be explosive at the start of the next cycle, and I think that's what's going to make the difference."

wburg
Jun 26, 2007, 7:49 PM
Speaking of fallout from the Towers project: The city of Sacramento is currently talking about using the $11 million they were going to loan Saca to buy out Mohanna's property on 700/800 K. The matter goes to city council this afternoon: the idea is to consolidate several funds into a "land acquisition fund" that will purchase the holdings. With any luck, that will leave Mo with slightly fewer buildings to combust and work can begin on the area, although it leaves the city with yet another hole in the ground to fill with something.

sugit
Jun 26, 2007, 8:25 PM
Good! I posted the info in the K Street thread, but wasn't sure what it meant or what funds were going to be used. I can't think of a better way to use that 11M now than getting property out of Mohanna's hands.

Finally acquiring that land from Mohanna is the best thing that can happen. The land swap would have been good, but that would have still left a large part of K Street in Mohanna's hands. There still might be a hole in the ground for a few more years, but if he is no longer holding property I can at least start to see the light at the end of the tunnel.

I still think he is the single biggest reason K Street has been held hostage. He has never had any real desire to develop anything, he just wants his pay day. I saw people talking about why K Street has taken so long...I really think it's people like Mohanna who simply bought property to hold it and never develop waiting for that big pay day.

Unfortunately, since the city overpaid to acquire some of the buildings on K Street already, you know he is going to want those inflated prices as well.

If this was his plan from the beginning, he's one smart evil person.

travis bickle
Jun 26, 2007, 9:01 PM
Good! I posted the info in the K Street thread, but wasn't sure what it meant or what funds were going to be used. I can't think of a better way to use that 11M now than getting property out of Mohanna's hands.

Finally acquiring that land from Mohanna is the best thing that can happen. The land swap would have been good, but that would have still left a large part of K Street in Mohanna's hands. There still might be a hole in the ground for a few more years, but if he is no longer holding property I can at least start to see the light at the end of the tunnel.

I still think he is the single biggest reason K Street has been held hostage. He has never had any real desire to develop anything, he just wants his pay day. I saw people talking about why K Street has taken so long...I really think it's people like Mohanna who simply bought property to hold it and never develop waiting for that big pay day.

Unfortunately, since the city overpaid to acquire some of the buildings on K Street already, you know he is going to want those inflated prices as well.

If this was his plan from the beginning, he's one smart evil person.

I absolutely believe that this was his plan from the beginning. He has always been part of the problem: Never part of the solution. Everyone was hesitant to embrace the land swap because of his involvement, waiting for the other shoe to drop. Of course it did one crispy night and everyone's concerns turned out to be well justified. So now he gets his big payday - the one he's held Sacramento hostage for over 30 years to get, but I hope everyone remembers just how much damage he did to Sacramento.

So yes, he is one smart piece of sh**.

And good God - if this is what it takes to get rid of Moe (the weasel) Mohanna, what will it take get rid of Westfield???

TowerDistrict
Jun 26, 2007, 9:42 PM
Yeah, regarding the Downtown Acquisition Allocations - looks like it's a pool of funds for poperty acquisition for both the Docks and JKL Corridor. The total would be $16 million in redevelopment funds, and another $20 million by way of a line of credit.

This is kinda crazy because they're starting to borrow money from a bank with the loan to be repaid by future redevelopment bond sales. Essentially borrowing against future redevelopment funding.

I know Moe is public enemy #1, and it's probably necessary - but this whole K Street thing is completely out of hand. Even if they buy Mohanna out of the 700 & 800 blocks, I presume Saca won't be able to move on the 800 Towers for a while now that he's resumed work on the Metro.

And on the same agenda today, the Docks developers are asking to extend their terms for completion of an ERN for an additional 270 days. That basically means the first phase of the project is behind schedule by nine months.... ouch.

creamcityleo79
Jun 27, 2007, 4:40 AM
Does anyone know what they're building at around Alhambra and Q? It has a crane and looks to be around 4-5 stories tall already. I thought I remembered hearing something about it. But, I can't remember for sure!

aufbau
Jun 27, 2007, 6:31 AM
^haha, I was going to ask the same question!

So, um, yeah...what's up with that space?

arod74
Jun 27, 2007, 2:59 PM
This is kinda crazy because they're starting to borrow money from a bank with the loan to be repaid by future redevelopment bond sales. Essentially borrowing against future redevelopment funding.

I know Moe is public enemy #1, and it's probably necessary - but this whole K Street thing is completely out of hand. Even if they buy Mohanna out of the 700 & 800 blocks, I presume Saca won't be able to move on the 800 Towers for a while now that he's resumed work on the Metro.


I think I am in the same boat as you Tower. We all know how important the city believes the revitalization of K street is but it seems to me that they are placing too many eggs in this basket. How much money has the city poured into K street without much of a return to this point? It would be disasterous if all these funds were placed into these purchases to make K street into the image the city has only to have the new businesses languish because of market conditions or lack of interest. It seems to me that these things are sort of organinc or rather have a boiling point and no amount of money thrown into this will make K street a destination unless the other ingredients that make a succesful commercial stretch are there too..

wburg
Jun 27, 2007, 4:16 PM
Does anyone know what they're building at around Alhambra and Q? It has a crane and looks to be around 4-5 stories tall already. I thought I remembered hearing something about it. But, I can't remember for sure!

Mercy Medical Group is building a six-story medical office building at 30th and Q. There will also be a parking structure for the office building at Alhambra and R, which will include a cafe at the corner of Alhambra and R (at neighborhood request they moved it to the street side from the alley facing the office building.) The office building will be about as tall as the Caltrans building next door, the parking structure slightly shorter. Separovich/Domich is the developer.

As part of the project, they will be improving the block between R and S under the Capitol City Freeway, with commensurate improvements to the 29th Street light rail station stop. The bus stop on 30th will be moved to a pass-through under the freeway and a parking lot for the office building will take up most of the block. At one point there was discussion of some sort of retail pads adjacent to the station, but I'm not sure if those are happening or not.

Separovich/Domich is also owns the property with the old flower warehouse on Alhambra south of R, the chunk of land Trammell Crow didn't get for their project. No word on what they're going do there yet, though.

sugit
Jun 27, 2007, 4:22 PM
Other than what has been currently spent on the 700/800 , I can't think of a ton of other money that has been spent on K Street. The money that has been spent is on the eastern side.

- The Esquire project received money for the Imax and street scape portion
- I'm pretty sure The Crest received some money quite a few years ago when it expanded to 3 screens. Can't find any details though.
- Pyramid Brewery Loan
- Cathedral Building Loan
- Ella's Restaurant Loan
- 10th and K Theater, Restaurant and Lounge under construction

Anything else?

I completely agree with you that widespread success is going to be tough on K Street unless the general economy in the area improves, and that means more people moving into the direct area. With that said, I just can't see a critical mass of people moving into the planned projects in the CBD without those two blocks being redeveloped. I think its a necessary step.

Unfortunately, even as wrong as it is, when most people think of DT, the first thing (and a lot of times the only thing) they think of K Street.

wburg
Jun 27, 2007, 5:27 PM
It depends on how far you go back: putting Light Rail through K Street, and earlier the K Street pedestrian mall renovation, the community center and convention center (and its expansion) were all city projects aimed at "revitalizing" K Street, when what really killed it was the depopulation of downtown.

travis bickle
Jun 27, 2007, 5:29 PM
Other than what has been currently spent on the 700/800 , I can't think of a ton of other money that has been spent on K Street. The money that has been spent is on the eastern side.

- The Esquire project received money for the Imax and street scape portion
- I'm pretty sure The Crest received some money quite a few years ago when it expanded to 3 screens. Can't find any details though.
- Pyramid Brewery Loan
- Cathedral Building Loan
- Ella's Restaurant Loan
- 10th and K Theater, Restaurant and Lounge under construction

Anything else?

I completely agree with you that widespread success is going to be tough on K Street unless the general economy in the area improves, and that means more people moving into the direct area. With that said, I just can't see a critical mass of people moving into the planned projects in the CBD without those two blocks being redeveloped. I think its a necessary step.

Unfortunately, even as wrong as it is, when most people think of DT, the first thing (and a lot of times the only thing) they think of K Street.

I was thinking more in terms of the various incarnations of the mall, the light rail line/that kind of thing. All of these were designed to attract people to K Street and I think you could describe the results at best as mixed.

Does anyone on the board here know of a thriving light rail street? I know in San Diego the deadest street downtown is C Street which is also the light rail street. C street can be downright scary and it is littered with failed businesses and closed storefronts.

I'd like to see some successful examples to see what they did differently. I would imagine getting a 24 hour population through housing is a key (as it always is).

econgrad
Jun 27, 2007, 5:55 PM
:previous:
Not sure what you mean yet, but the light rail stations here are being used during the day for people to avoid traffic on highway 50 and 80. People who live outside of downtown and work in downtown. I know many RT employees, and you will hear from them, especially after a few drinks, that they will never ever ride the RT because it is so dangerous..there is absolutely no help in time if you get into trouble. At the same token, I have friends who use the light rail, and have not had any problems, but do admit there being a serious issue with bad elements, especially hanging out in the stations.

wburg
Jun 27, 2007, 6:03 PM
I have noticed an increased presence of private security on RT's LRVs lately. This makes a lot of sense to me: either a conductor on the train or private security would add a lot of peace of mind and prevent many hassles.

I take light rail around downtown sometimes, but it's a third choice after walking and driving. If walking would take too long and driving would be inconvenient I take light rail: I have used it several times to go to Old Sacramento, for example. But yes, it is primarily a commuter line, which was its original intent, and a job it does very well.

travis bickle
Jun 27, 2007, 6:05 PM
:previous:
Not sure what you mean yet, but the light rail stations here are being used during the day for people to avoid traffic on highway 50 and 80. People who live outside of downtown and work in downtown. I know many RT employees, and you will hear from them, especially after a few drinks, that they will never ever ride the RT because it is so dangerous..there is absolutely no help in time if you get into trouble. At the same token, I have friends who use the light rail, and have not had any problems, but do admit there being a serious issue with bad elements, especially hanging out in the stations.

What I mean is there a case of light rail improving the streetscape and street life? Is there an example of a thriving district on a light rail dominated urban core street? And I mean one dedicated to light rail - not one that also has auto traffic or a heavy rail subway. They could have chosen a variety of streets but they wanted to attract riders to K Street. I don't think this decision was made solely because of the desire to move commuters. I think there was a specific desire to move them to K Street under the assumption that it would help revitalize the area. I'm sure other factors including no disruption of vehicular traffic were also considered, but more people on K Street certainly was part of the equation.

If such an example exists, what is different about it that has produced a different result?

econgrad
Jun 27, 2007, 7:12 PM
:previous:
Simply put: No, there isn't. They are trying, but no go so far. Near CSUS (Cal State Sacramento) a "Transit Village" is being built around a, RT station, but that is purposely being created, is there anywhere where an RT station turned an area around for the better? Nope...not at all.

wburg
Jun 27, 2007, 10:08 PM
R Street, in the vicinity of 19th (the Safeway is technically considered a TOD due to the proximity of the 16th Street station) and the developments on 26th and R, which are in the last phases of construction (the New Faze project and the Macnamee fourplex) are there because of proximity to light rail, as well as other factors (the main one being federal cleanup funds being available to make development on R Street economically feasible.)

Believe it or not, Twelfth Street has gotten a lot better since light rail went in--or, at least, it used to be a lot worse.

The line was put on K Street as a way to spur visits from the suburbs to downtown, and the K Street Mall was still considered to be the primary focus. It isn't a "street activator" the way a streetcar is, because LRVs and streetcars are not the same thing.

ozone
Jun 27, 2007, 10:21 PM
Well it's hard to say whether or not light rail improved or hurt K Street because when light rail was put in K Street wasn't exactly a thriving district -it was another failed pedestrian mall. Who knows what would of happened if light rail was put on J or L instead. Obviously K Street's problems go far beyond anything light-rail or a better streetscape scheme could have produce. Even with all the inherent problems of limited access, ugly streetscape and poor maintenance I've always thought that there is still no excuse for K Street being so pathetic. I can only conclude that it's the property owners and lame business who are mostly to blame.

sacamenna kid
Jun 28, 2007, 7:07 AM
Right-- Light rail could never rescue K street on its own. Still, they should never have put it there. They should have run it down J Street, and straight to the College (CSUS), with a turnaround there. K Street should have been reinvented along the lines of University Ave. in Palo Alto. But all of this discussion about light rail on K Street is moot by now; the tracks are there to stay for quite a long while. It's painful, though, for those of us who can recall when it was a thriving street, the heart of a real gem of a city (as per Gertrude Atherton). First move in the right direction would be to get Mo out of the picture and let Z in. Has anyone seen what Z did to the block he has in Palo Alto? Nice model.

redvine
Jun 28, 2007, 7:44 AM
The thing that really bothers me about putting the light rail on K street is that, because of the all the pedestrians, the trains have to run a lot slower than they would if they were in an auto lane as they are through most of the rest of their downtown run. I'd say a good five minutes of travel time are added as the trains slow down along K street. Having those heavy trains move along the pedestrian stream is like watching mice and elephants dance together.

wburg
Jun 28, 2007, 7:04 PM
sacamenna kid: When I was interviewing people for my new book, I did notice that a lot of old-timers pronounced Sacramento as "Sacamenna." I assume that this was the common pronunciation at some point?

Adding streetcars to the commuter mix on K Street might actually help things a bit, by moving people who aren't commuters onto the mall. Of course, it would help if there were more reasons for people to get off of light rail or streetcars.

innov8
Jun 28, 2007, 9:45 PM
Residence Inn to open near Capitol
By Mark Anderson of The Sacramento Business Journal

2:00 PM PDT Thursday, June 28, 2007

The 235-room Residence Inn by Marriott at 15th and L streets in Sacramento is opening Monday.

The downtown hotel is across the street from Capitol Park and the Sacramento Convention Center.

Rates start at $189 a night. The hotel has studios, one- and two-bedroom suites. All the suites feature a fully stocked kitchen, work desk and 32-inch flat screen televisions.

The hotel will be operated by Hospitality Partners, of Bethesda, Md. It is owned by Three Fires, an investment group of three tribes including the Oneida Nation of Wisconsin, the San Manuel Band of Mission Indians of San Bernardino County and the Viejas Band of Kumeyaay Indians of San Diego County. In the lobby of the hotel, each tribe has a cultural display inset into the back wall.


Hotel set to open near Cal Expo
By Mark Anderson Sacramento Business Journal

Thursday, June 28, 2007

A 118-room TownePlace Suites at 1780 Tribute Road opens July 2.

It will be the last of three hotels opened over the past year in that location by DKN Hotels of Santa Ana and Tarsadia Hotels of Newport Beach in a joint partnership.

The two companies operate, own and manage the hotel under a franchise agreement with Marriott International Inc. (NYSE: MAR). They also operate the neighboring Courtyard by Marriott and Fairfield Inn. Those hotels were remodels of the former Beverly Garland Hotel. The TownePlace was new construction.

The TownePlace brand is targeted at travelers who need accommodations for a week or more. The Sacramento property has studio, one- and two-bedroom suites with fully equipped kitchens.

TownePlace Suites is an all-suite extended-stay brand in a moderate price range. Marriott launched it as a lower-priced alternative to its Residence Inn brand. Since Marriott introduced TownePlace in 1997, it has opened 120 of them across the country.

Web
Jun 29, 2007, 4:46 AM
Wow its finally gonna open!!!
I remember this missing so many deadlines!!!

Sacto
Jun 29, 2007, 4:58 AM
Good to hear Residence Inn is finally opening.

sacamenna kid
Jun 29, 2007, 5:23 AM
sacamenna kid: When I was interviewing people for my new book, I did notice that a lot of old-timers pronounced Sacramento as "Sacamenna." I assume that this was the common pronunciation at some point?

Adding streetcars to the commuter mix on K Street might actually help things a bit, by moving people who aren't commuters onto the mall. Of course, it would help if there were more reasons for people to get off of light rail or streetcars.

That comes from Herb Caen. He called himself the "Sacamenna Kid." Sacramento HS used to have a "chant" that went: Sacammena, Sacammena, Sacammena High! (That was in the 30s).

Trojan
Jun 29, 2007, 5:36 AM
Is the Euro Parlare Lounge [sp?] opening up across the street from The Citizen Hotel, or was the sign just an advertisement? If the lounge is opening up on 10th and J, then that little corner area is going to be excellent with hopefully the Metro, the Citizen, and that lounge.

ozone
Jun 29, 2007, 3:38 PM
:previous: No work on the Euro Parlare Lounge is progressing nicely. Their posting for employees on craigslist says that they are opening in less than 3 weeks.

fatchocolatecow
Jun 29, 2007, 4:50 PM
The Metropolitan went before Planning Commission last night for review and comment and they mentioned that they are looking at possible changes to the programming of the building which may include a hotel and some office condos.

This could mean Saca is trying to relocate the Intercontinental to the Metropolitan. It also seems he is responding to market changes by replacing some residential units with office.

They also said they are looking at staying within the scope of the existing EIR, so I doubt this will mean any big changes to the scale of the building. But they did mention there will be some redesign upcoming.

Planning Commission also mentioned to Kwan Henmi that they have a significant responsibility to differentiate the design of the Met and Cathedral Square since they are the architect for two similar buildings that are being proposed at the same time and location, especially since they are not connected projects.

snufalufugus
Jun 29, 2007, 4:58 PM
I'm not sure if anyone saw this but there's an article in the sacbee today that discusses the affects of bay area transplants have had on the Sacramento region and what their thoughts are about the Sacramento region.

I won't copy the entire article in this post (since this forum is really about development) but here's a link to the article http://www.sacbee.com/107/story/245486.html

You may need to login to see the full article.

wburg
Jun 29, 2007, 4:58 PM
While I don't think I will ever go to the Parlare Euro Lounge, they are doing a nice job of rehabbing the building and prettying it up a bit. I assume they are owned by the same folks who own Rodney's Liquors, as that store has been included in the remodel. I don't know if the floor tiles are new, but they took off a big mural that covered their windows, which makes that corner a lot more airy.

slaiguy
Jun 30, 2007, 12:07 AM
Ya, I saw that article and the first few comments that followed. As a Bay Area transplant some of those comments pissed me off. I mean, c'mon you can't blame us for the traffic and crime, etc. As a city grows, like Sac and becomes a destination people want to live, traffic, crime, etc is just a natural effect that will happen. It amazes me at how stupid people are, seriously. I bet those people are the older generations who hate to see any change.

Sacto
Jun 30, 2007, 6:58 AM
Here's a shot I took last week...you can see how much 621 has added to the skyline. Oh...and don't mind the photoshop effect.

http://img528.imageshack.us/img528/7969/img3788testmediumsv7.jpg

:notacrook:

foxmtbr
Jun 30, 2007, 9:13 AM
Woah!! Awesome shot there! :tup:

kryptos
Jul 1, 2007, 5:20 PM
Here's a shot I took last week...you can see how much 621 has added to the skyline. Oh...and don't mind the photoshop effect.

http://img528.imageshack.us/img528/7969/img3788testmediumsv7.jpg

:notacrook:

woah...what photoshop effect or steps did you use for that?

Sacto
Jul 2, 2007, 3:54 PM
foxmtbr: Thanks!

kryptos: After masking out the sky I ran some contrast + highlights/shadows adjustments. Play around with those...

Trojan
Jul 2, 2007, 10:33 PM
Anyone know what building is going up on 30th and Q street? Looks like the building is at least 5 stories now.

wburg
Jul 2, 2007, 11:07 PM
trojan: It's a medical office building--the Mercy complex on Folsom and Alhambra will relocate there. There will also be a six-story parking structure on R and Alhambra with a cafe on the corner, plus they're improving the space under the freeway south of R Street between 29th/30th for employee parking. Domich Separovich is the developer.

Sacto
Jul 3, 2007, 12:21 AM
trojan: It's a medical office building--the Mercy complex on Folsom and Alhambra will relocate there. There will also be a six-story parking structure on R and Alhambra with a cafe on the corner, plus they're improving the space under the freeway south of R Street between 29th/30th for employee parking. Domich Separovich is the developer.

I kinda wandering the same thing when I first saw the steel...Good to know what it is.

creamcityleo79
Jul 3, 2007, 3:57 AM
but, what will it look like? I drove by the other night and saw no sign in front of it. I think it's already at 6 stories...it's pretty much the exact same size as the buildings on the next 2 blocks over.

innov8
Jul 3, 2007, 5:27 AM
Capitol and N Street ramp to close July 9
Sacramento Business Journal by Melanie Turner

Monday, July 2, 2007

The City of Sacramento will permanently close the ramp between Capitol and N Street on July 9 in anticipation of the sale of 2.6 acres of property abutting the ramp.

The sale of the property is expected to close in the fall. Proceeds will fund the Crocker Art Museum expansion. The ramp eventually will be moved when the property is developed.

The ramp, built and owned by the California Department of Transportation until the city took ownership of a portion of Capitol Mall in January 2006, has been used by motorists as a shortcut to N Street from eastbound Capitol.

A city-owned parking lot, west of the ramp, will remain open until further notice.

wburg
Jul 3, 2007, 4:10 PM
I don't think I have copies of the elevations anywhere in my files anymore...the developer presented to my neighborhood association a couple of years ago, but I don't keep files on every project. The height will be about the same as the other buildings along 30th Street, with similar architectural lines (they were also built by Domich) but with a few cues taken from the Glenn Dairy building. There will also be a building-height atrium window along the Q Street wall.

wburg
Jul 3, 2007, 4:17 PM
Oh yeah, there is apparently a project lined up for 1012 K Street--across from the Crest, in between the old Woolworth's and the Regis (where there used to be two drugstores.) From the brief look I got at the plans, there were two buildings, one as tall as the Regis (around 6-8 stories) and another taller, maybe 12-14 stories, pretty rectangular. The city website wasn't particularly helpful--they indicate a traffic study going on for that property, indicating 158 residential units and 3500 sf of retail.

sugit
Jul 3, 2007, 10:29 PM
That project is "Phase II" of the 10th and K corner project by Taylor and CIM....first phase being the theatre, restaurant, and bar currently under constuction.

The draft EIR is on the city website..no good renderings though, just a couple that are hard to tell what the building would look like.

http://www.cityofsacramento.org/econdev/msc/documents/1012KStreetIS-NOP61807.pdf

Here was the article that was post a couple months back on it...

Bob Shallit: Condos join plan for 10th, K revival
By Bob Shallit - Bee Columnist

Developers working on a cabaret and restaurant complex at the corner of 10th and K have even bigger plans for three adjacent parcels: They want to build a 21-story condo tower there.

The developers -- David S. Taylor Interests and the CIM Group of Los Angeles -- have an exclusive right to negotiate with the city for the three parcels, on the south side of K Street between 10th and 11th.

If a just-launched environmental study finds no serious problems, Taylor and CIM hope to sign a development agreement and acquire the parcels in December, says Elle Warner, a VP with Taylor Interests.

Early plans, from architect WRNS Studio of San Francisco, call for a "green" building with 158 for-sale units, Warner says. Most would be about 900 square feet but larger penthouses would occupy the top two floors. No prices have yet been set.

Other downtown condo projects have run into financing problems. But Warner says her group is optimistic.

"There's never been a question about demand," she says. "It's really about putting it all together."

At some point, she adds in reference to the prospects of downtown housing taking off, "the stars will line up."

downtownserg89
Jul 4, 2007, 6:38 AM
hey guys, here are some pics i took a couple of days ago. yeah i guess i can say i was HELLA bored.



you could see the CalPERS project from J street!
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04359.jpg

just a few 621 capitol mall shots.
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04360.jpg
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04361.jpg
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04364.jpg
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04370.jpg
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04365.jpg


dramatic 7th street. doesn't it look very westernish?
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04375.jpg

the poor vandalized citizen!! :(
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04376.jpg

SEXY ASS PARLARLE'!!!
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04378.jpg

woolworths building, getting some work done.
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04379.jpg

12th & F, looking nice. 524 mexican restaurant is supposed to open soon!
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04380.jpg

globe mills, making lots of progress.
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04381.jpg

14th & C apartments. very chic lookin'!
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04382.jpg

18th & D housing. very nice.
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04384.jpg

17th & H project! oh yeah baby.
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04385.jpg

and it seems the governor's mansion is getting a face lift.
http://i18.photobucket.com/albums/b149/dirtychimp182/DSC04386.jpg


so there you have it! my random photo sesh. however, i was pooled over on my bike for riding on the wrong side of the street, which sucked ass. left me with a warning. anyway, hope you enjoyed the pics. more updates sometime in the future! :cool:


<3

downtownserg89
Jul 4, 2007, 6:42 AM
oops, i pressed post reply too many times and couldn't find the 'delete post' button.

downtownserg89
Jul 4, 2007, 6:45 AM
..

downtownserg89
Jul 4, 2007, 6:46 AM
.. last one!

aufbau
Jul 4, 2007, 7:09 AM
Nice comprehensive of some downtown/alkali flats projects there! I drove by globe mills tonight and it's sheathed in some kind of cloth covering now. 14th and C turned out looking good, I was curious how those were doing.

Phillip
Jul 4, 2007, 9:02 AM
Some neat pics, downtownserg. Thanks for posting them.

I hate to see that graffiti on the Citizen. I noticed more on the south facing side too. It had to be an "inside job" to get up that high in the building and freely access all those different floors. However it happened they really need to get rid of it quick.

Does anyone know what the huge drape over the old Governor's Mansion is for? Are they treating it for termites? Or just painting?

uzi963
Jul 4, 2007, 9:21 AM
great shots serg

jsf8278
Jul 4, 2007, 4:35 PM
Some neat pics, downtownserg. Thanks for posting them.

I hate to see that graffiti on the Citizen. I noticed more on the south facing side too. It had to be an "inside job" to get up that high in the building and freely access all those different floors. However it happened they really need to get rid of it quick.

Does anyone know what the huge drape over the old Governor's Mansion is for? Are they treating it for termites? Or just painting?

I couldn't really find any info on it, but Im pretty sure they're renovating the mansion.

ltsmotorsport
Jul 4, 2007, 5:33 PM
Thanks for the updates. Much appreciated.

wburg
Jul 4, 2007, 7:35 PM
The mansion work includes more of an un-renovation: they're restoring the hardwood floors covered over by wall to wall carpeting in some of the rooms. Up until this renovation, the Governor's Mansion was pretty much in the same condition that the Reagans left it. Hopefully they aren't un-renovating the kitchen: it's a 1950s kitchen, which until recently left visitors cold, but in recent years younger tourists tend to go "hey, what a hip retro fifties kitchen!"

Hopefully they will keep my favorite touch--a decanter full of cigarettes on the dining table in the main dining room.

The exterior is way overdue for painting, so that's nice...the mansion has long been the unloved stepchild of the Capitol Area parks district.

downtownserg89
Jul 4, 2007, 11:17 PM
sweet. glad you guys enjoyed them. it's always fun cruising downtown/midtown taking pics. :cool:

innov8
Jul 6, 2007, 3:28 AM
Nice shots Serg... that sucks about the Citizen, it's really not that hard to get
in there if you really want to.

http://img65.imageshack.us/img65/5024/621cm20070703fgl0.jpg (http://imageshack.us)

http://img65.imageshack.us/img65/2106/skyline20070630fvk1.jpg (http://imageshack.us)

ltsmotorsport
Jul 6, 2007, 5:22 AM
Great skyline shot. Way to brave the heat, Mike. :tup:

foxmtbr
Jul 6, 2007, 6:57 AM
Great shots! :tup:

Phillip
Jul 6, 2007, 8:31 AM
that sucks about the Citizen, it's really not that hard to get in there if you really want to.Yeah, look at all the buildings YOU'VE gotten into, innov8...lol. Nice pics.

JeffZurn
Jul 6, 2007, 2:23 PM
621 is looking real sharp with all that glass, can't wait to see it finished, nice pictures Innov8

innov8
Jul 6, 2007, 10:31 PM
Thank you guys :D

Next week I'll post some shots of the under construction L Street Lofts (http://www.lstreetlofts.com/) from the inside.
The lofts are going to be sweet when done... and the views from the 7th are nice :tup:

SacUrbnPlnr
Jul 7, 2007, 1:36 AM
You can take a hard hat tour of the building on Fridays at 3:30 p.m. Call the Lofts sales office for details. Next week is the scheduled concrete pour of the 8th floor (the final floor). Hurray!

A future Lofts resident.

innov8
Jul 9, 2007, 4:11 PM
You can take a hard hat tour of the building on Fridays at 3:30 p.m.

I think the tour is only for people who show intrest and are serious about buying a unit.



Building boom won't quit
Commercial construction up 37% despite housing slump
By Michael ShawStaff of The Sacramento Business Journal

July 6, 2007

The new CalSTRS headquarters is being built in West Sacramento.
View Larger Residential construction has fizzled but Sacramento is otherwise booming, with about $180 million more in non-residential building under construction so far this year compared to early 2006 -- a 37 percent increase.

The area's top general contractors report they haven't seen a decline in work that typically accompanies a new-housing slump. They're tied up with projects for years to come. Still, those in the industry have cautioned that the wider effects of a prolonged housing lapse might yet materialize.

The Construction Industry Research Board in Burbank released figures last week that show non-residential construction, based on value, is significantly higher in the four-county region for the first five months of the year compared with the same period in 2006. The organization tracks construction through building permits and uses estimates provided by cities and counties to determine the value.

Yolo County had the largest year-over-year increase, about 160 percent, perhaps due to major construction projects at University of California Davis. Construction in Sacramento County increased 28 percent.

"We're booked for two years," said David Higgins, president of Harbison-Mahony-Higgins Builders Inc., the area's No. 3 contractor based on revenue of $330 million in 2006. Like other large contractors, the company does a substantial amount of work in the medical field, which hasn't been hindered by the housing market. One reason for that, Higgins said, is state seismic safety requirements. Some of the work on hospitals has already started.

"Our volume is going to be up this year and next year," said Frank DaiZovi, vice president of Turner Construction Co., the area's top builder, with $475 million in revenue last year through the Sacramento office. The company is building medical centers and schools among many other projects.

Terry Street, president of Roebbelen Contracting Inc., the area's No. 2 contractor based on revenue, said it expects earnings to equal last year's $370 million, the company's best year. It's expecting a small dip in work in mid-2008.

"There's a lot of money floating around Sacramento," Street said.

This year's boom looks to continue a trend. The value of non-residential construction has increased each of the past three years, according to the Construction Industry Research Board.

Home construction hammered
On the flip side, homebuilders are struggling. Second-quarter figures are expected to be issued next week, but the early indication is that housing analysts will report dismal sales in the Sacramento market. That's despite modest gains earlier this year and late last year; and this drop-off is hitting during the peak homebuying season.

The number of local single-family housing permits has fallen this year by 14.3 percent, according to the construction board.

Commercial contractors might have expected a similar slide, based on past experience. Higgins said the industry shadowed the housing market through previous downturns, with a lag of about a year.

The current new-home slump is already two years old with no sign of a turnaround.

One sector that might not escape housing's effects is retail establishments. Construction of stores and other retail-related buildings is 8.3 percent lower than it was at the same time last year, a decline that has been masked by the overall surge in other types of buildings.

"I'm hearing from the Bay Area companies and some in Southern California about slowing on the commercial side," said industry consultant Robert Earl, a former executive with Sundt Inc. "From a hiring perspective, the local contractors' market has softened. It's easier to find people. But it's hard to know where it's heading. It's been a different pattern on the commercial side."

Earl said that generally the market is still strong.

More competition
Other contractors reported competition for small construction jobs has increased, suggesting there is less demand at the lower end of the business. That might also be a sign of a slowdown.

But Davis said the demand for large construction projects such as schools has not caught up with the rapid growth of new homes between 2000 and 2005. There has been a push, meanwhile, to decentralize medical care and open new facilities closer to residents' homes. Demand for office space is up in most markets, with the exception being the Roseville-Rocklin area, where developers raced to erect new buildings and created a glut.

Construction jobs have held steady throughout the housing slump. As of May, the area had about 70,000 employees in construction, only about 600 fewer than a year ago, less than a 1 percent drop, according to the state Employment Development Department.

Said Higgins of the situation, "Sacramento might be to the point where there is a critical mass."

wburg
Jul 10, 2007, 4:40 PM
Interesting article on the perspective of local architects in today's Bee...while it discusses mostly residential units, it does address some points of interest like sprawl control, green building and more interest in smaller living spaces.

http://www.sacbee.com/103/story/264492.html


Creating space
Four who design area neighborhoods and homes look at what we're moving toward
By Jim Wasserman - Bee Staff Writer
Published 12:00 am PDT Tuesday, July 10, 2007
Story appeared in BUSINESS section, Page D1

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The way a metropolitan region looks, with its office high-rises and shopping centers, and especially its houses, starts with visions at architectural firms.

When builders craft suburban homes or five-story condos, it's the architects and building designers who give them the look that stands for decades.

Always, it's open for debate, scorned as sprawl or admired as a beautiful place to call home. Even experts argue vigorously on the emerging landscape of how we live.

Four local practitioners recently met with The Bee to talk about our houses and how they're changing, about the role of the TV and a trend to smaller homes. They talked about global warming and classic older neighborhoods and what they think of the landscape they are creating.

They are: Vance Graham, partner at El Dorado Hills-based GBH Partners; Alicia Moniz, owner of Sacramento-based Moniz Architecture; John Packowski, marketing principal of PHA Architects of Sacramento; and Kerrin West, partner in charge of BSB Design's Sacramento division. Graham and Moniz are licensed architects; West and Packowski are designers.

Collectively, they design suburban houses and planned communities, urban housing and brownstone-like condos.


Going small, loving large

Moniz: That's what really has become a problem: The size of peoples' wardrobes, all the computer equipment, all the TVs. There's too much consumerism. I have older clients, people right now, who want to pare down. And they're making that a real focus. How can we fit ourselves into 1,500 square feet? ... Well, how many special rooms do you need to watch TV in? How many things do you need to store? How big of a wardrobe do you need? Just get rid of stuff.

Packowski: In the 1940s we started out with the little 600-square-foot house. After World War II that was too small. Then we're at 800, then 1,200. What's our average now? 1,800-1,900? It was 1,400 only 10 years ago.

People are really starting to have conversations about what's going to happen to all of these big homes we've built around here in the last 10 years. What about 10 years from now and 15 years from now, when the people who wanted those don't want them anymore? More importantly, the kids coming up absolutely don't want them. What the hell are we going to do with all these houses?


Power of the flat screen

Packowski: The placement of the television in the room now is so flexible. The television has replaced the fireplace as the centerpoint of the rooms now. Most interior designers will say it's one of the most challenging things to deal with from an interior design standpoint. If the TV becomes a focal point, it's difficult for art and things to be placed in a room.

Moniz: I still struggle with designing rooms that have fireplaces and TVs. The flat screen has helped. You can put it above the fireplace. I have seen some things advertised where, magically, it looks like a piece of art and then it turns into a TV. You can't get around it. TV is the main part of our culture. So you're still stuck with trying to have at least one room in the house where TV viewing is the main function. And you have to design furniture and walls and windows so there's a spot to mount the TV.

West: The reality is there's no niches anymore. There's no point for them. People can put TVs wherever they need to. They'll watch movies on a laptop. They get the technology and the viewing wherever they need to.


Solar gets a foothold

Packowski: I'm probably the only fan of global warming that's out there right now, and I've been preaching this for about a year. It sometimes takes crisis to bring change, and whether it is, in fact, real or not, global warming has affected the buyer and consumer in ways that nobody could have imagined as quickly as it has. All of a sudden, more and more people understand what the term LEED means (the Leadership in Energy and Environmental Design green building rating system). ...

The fact that (home builder) Lennar made the commitment to do 1,600 to 2,600 solar homes in the (Sacramento) region is, well, the odds of that even happening is slim to none at $15,000 a house. All of a sudden now it's becoming de facto.

Graham: Photovoltaics have found its way into the mainstream. And, hopefully, that will have a retroactive effect. Most people want to live in a traditional-looking house in a traditional-looking neighborhood. I'm talking about the suburban buyer, and that's where most people are, so we have to crack that. And right now I feel like we've got our first sort of foothold into it.

Moniz: I think the whole environment thing is really a mantra with the young people. I see the young architects coming through. For them it's becoming a real lifestyle thing. They're asking all these questions about it. There are a lot of people out there trying to do innovative things. Sod roofs. Hay bale construction, using renewable materials. It's all the things that have been talked about for a long time. But it's becoming mainstream and a new generation is picking it up.

West: The reality is we've been talking about this for 10, 20 years and they haven't done anything until Hollywood and Al Gore got on the podium and started talking about it. You get that kind of backing, then everybody says, "Oh, we can make money on this. Let's go."


An ode to old

Graham: I really think there was an architectural renaissance in this country from 1900 to about 1920. When you look at the land planning and the architecture that was done back then, even in the 1930s, it was fabulous. The idea of a general contractor was a commercial thing. If you wanted a house built, your architect ran everything. They went after these projects and these wonderful things that sold really well. And they're beautiful and they still look good. They hold their value.

Moniz: I think it's good we're returning to some of the design features of old houses like natural ventilation, shaded covered porches. There was a reason for all those concepts.


More of the same?

West: I mean, personally, whatever we can do to make it better than it's been (we should do). And I hate sprawl and it is, it's unfortunate, that that's what we do so much. But if you can create a neighborhood within the sprawl that's an icon in and of itself. Or that there's something special and memorable about it. Then you're helping a little bit. If nothing else. you've tried to make a difference.

Graham: Any great architecture requires great patronage. It's the same thing with us. We have clients and they have customers. We have realities to face. The problem is I think we all share is the opinion that we can do better. And when we say that, it includes the people who have the money.

Packowski: This is our craft. This is our calling now. Our job is going to be education. It's going to be not only educating ourselves to do what we do better. It's our responsibility to start educating the public and the private sector as well to be smart. That's what this is really all about. Let's live smart. And let's get ourselves to the next level and play this thing out.

... It's going to be slow and it's going to be small steps. Build a neighborhood here. Let's get some solar there. Let's try to think the houses. Let's go under 1,500 square feet. Let's live space differently. I've never felt the openness I've been feeling lately. Clients are a little more open, customers are little more open. People are scared right now about what this climate change means to them, and they do feel a role in this. Whether it happens or not, I'll tell you something. It's the best thing that ever could have happened to us.


What inspires you?

West: I say what doesn't inspire you? It's constant. We've got so much information coming at us, whether it's the technological side or the social side. Just watching a kid play and wondering where they evolve from. And what I did at that age vs. what they are doing today. And what they're going to do another 10 years from now. Design and people evoke emotions. And we know what we experience, too, living in a home.

Moniz: These boxes (houses) are just containers for lifestyles. And the lifestyles are always evolving. So just watching people. People are eating. You watch how they're eating, if they're in stores, how they're walking down the street.

Graham: For the interaction, you go to these great neighborhoods. River Walk in San Antonio. There's stuff in South Carolina that's just unbelievable. ... You've got to get over the awe at first and let the inspiration wash over you. Then you really need to learn from it.

MEET THE PANELISTS
Vance Graham is a partner in GBH Partners, an architectural firm with offices in El Dorado Hills, Newport Beach and La Center, Wash. The firm has designed houses for a wide range of capital region builders, including Miami-based Lennar Corp., Michigan-based Pulte Homes and Reynen and Bardis Communities of Sacramento.

Alicia Moniz owns her own Sacramento firm, Moniz Architecture. Her specialties include downtown renovation projects and small-scale infill development. Projects have included the Yuba City Fire Administration building and Hagginwood Community Center in Sacramento. She is a facade consultant for the Sacramento Housing and Redevelopment Agency.

John Packowski is marketing principal with Sacramento- based PHA Architects. The firm's projects include custom homes and subdivisions, including the Islands at Riverlake by Regis Homes in Sacramento's Pocket area. The firm also designed Tapestri Square, a brownstone-style townhouse project being constructed in midtown Sacramento by Metro Nova Communities.

Kerrin West is partner in charge of the Sacramento division of Des Moines-based BSB Design. The area office has designed numerous projects for capital-region home builders, including Atlanta-based Beazer Homes, Dallas-based Centex Homes and Granite Bay-based Dunmore Homes


Several things in this article struck me. I live in a 100 year old house, about 950 square feet, which feels huge after living in a 60 year old cottage that was less than 750 sf, and people are talking about "cramming" into 1500 sf. Of course, 1500 sf is pretty generous compared to the sizes of a lot of the downtown loft/condo stuff going up right now, but the general principle of living well in a smaller space, and actually spending time outside your house, is an important aspect of city living vs. living in a suburban bubble.

goldcntry
Jul 10, 2007, 5:02 PM
Good news! This just in:

Accused Sacramento High-Rise Vandal Arrested
Wenceslao Leyva Faces Felony Charges

POSTED: 5:59 am PDT July 10, 2007

SACRAMENTO, Calif. -- A man accused of vandalizing a Sacramento high-rise has been taken into custody.

Wenceslao Leyva, 31, faces charges of felony vandalism and burglary in connection with spray painting a building at the corner of 10th and J streets.

The historic building is in the process of being renovated.

The vandalism spanned six floors and resulted in more than $50,000 in damage, police said.

Investigators said they are searching for a second accused vandal. :happysad:

.....................................................................................

It fried me when I saw the damage they did. Lock 'em up!

:tomato: :tomato: :tomato:

innov8
Jul 11, 2007, 5:34 AM
The Marriott at 15th & L Street is open but not finished open.

http://img77.imageshack.us/img77/4838/marriott320070706il2.jpg (http://imageshack.us)

http://img409.imageshack.us/img409/703/marriott420070706gf4.jpg (http://imageshack.us)

http://img77.imageshack.us/img77/6550/marriott220070706cp9.jpg (http://imageshack.us)

http://img256.imageshack.us/img256/3407/marriott120070706gw5.jpg (http://imageshack.us)

Tenebrist
Jul 11, 2007, 6:57 AM
Looks like the pool isn't going to get much sun in the afternoon.

brandon12
Jul 11, 2007, 1:58 PM
Several things in this article struck me. I live in a 100 year old house, about 950 square feet, which feels huge after living in a 60 year old cottage that was less than 750 sf, and people are talking about "cramming" into 1500 sf. Of course, 1500 sf is pretty generous compared to the sizes of a lot of the downtown loft/condo stuff going up right now, but the general principle of living well in a smaller space, and actually spending time outside your house, is an important aspect of city living vs. living in a suburban bubble.

I was struck by how full of shit and egotistical those architech/designers sounded to me.

brandon12
Jul 11, 2007, 2:04 PM
Good news! This just in:

Accused Sacramento High-Rise Vandal Arrested
Wenceslao Leyva Faces Felony Charges

POSTED: 5:59 am PDT July 10, 2007

SACRAMENTO, Calif. -- A man accused of vandalizing a Sacramento high-rise has been taken into custody.

Wenceslao Leyva, 31, faces charges of felony vandalism and burglary in connection with spray painting a building at the corner of 10th and J streets.

The historic building is in the process of being renovated.

The vandalism spanned six floors and resulted in more than $50,000 in damage, police said.

Investigators said they are searching for a second accused vandal. :happysad:

.....................................................................................

It fried me when I saw the damage they did. Lock 'em up!

:tomato: :tomato: :tomato:

These kids are just a wasteful drag on society. If I had my way, people like this would be walked outside the courthouse 10 minutes after being convicted and shot by firing squad. Sounds harsh, but guess what? You wouldn't have any more graffiti and so you'd never have to carry out that punishment again.

My neighborhood suffers from graffiti. I swear, if I'm ever walking around late at night and catch somebody in the act, I'll probably be the one that ends up going to jail. He'll end up going to the hospital.

creamcityleo79
Jul 11, 2007, 3:33 PM
These kids are just a wasteful drag on society. If I had my way, people like this would be walked outside the courthouse 10 minutes after being convicted and shot by firing squad. Sounds harsh, but guess what? You wouldn't have any more graffiti and so you'd never have to carry out that punishment again.

My neighborhood suffers from graffiti. I swear, if I'm ever walking around late at night and catch somebody in the act, I'll probably be the one that ends up going to jail. He'll end up going to the hospital.
I feel the same way. How much complete disrespect do you have to have for other people and other peoples' things to do something like this? These are not contributing members of society. These are people with no regard for how their actions affect anyone or anything. They should be punished to the full extent of the law.

creamcityleo79
Jul 11, 2007, 3:33 PM
double post

wburg
Jul 11, 2007, 6:02 PM
I was struck by how full of shit and egotistical those architech/designers sounded to me.
How so? They were talking primarily about trends they had observed, and how the market has changed, rather than crowing about how great their own projects were.

otnemarcaS
Jul 11, 2007, 10:49 PM
These kids are just a wasteful drag on society.

Kids? This guy is a 31 yr old tagger? What gives? I mean a 15 to 21 yr old is one thing but a 31 yr old adult pulling this s*%t? Hope he's sentenced to graffiti cleanup in the city every week for a decade.

Phillip
Jul 12, 2007, 5:42 AM
Good news! This just in:
Accused Sacramento High-Rise Vandal Arrested
Wenceslao Leyva Faces Felony Charges

I'm soooo happy to hear this. Chop off his hands!

That graffiti is still up and it's painful to see on one of my favorite buildings in Sacramento. I still don't understand how he could have inked so much without anyone noticing. It's on three sides of the building and on multiple floors. It looks like it would have taken an hour or more to do all that damage. Even if it was 3 or 4am I'm surprised someone driving up J Street didn't notice a guy leaning out a high window and spraypainting.

And can someone reassure me that the Citizen is still more or less on track? The last couple times I've walked past, including today, I didn't see any obvious construction activity in progress.

Just up the street I noticed 800J's first retail tenant is finally open---Eyes on J Optometry store. We all should go buy some new glasses. :cool: