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What I didn't see in the video was the the Pei/Cobb "signature" tower, which would have been directly across the street from the mystery tower in the video and directly behind the taller of the Lane Field towers --- unless the mystery tower is the Pei/Cobb signature tower and I have my intersections mixed up. edit -> Bayside's also included in the rendering, but I couldn't see Sapphire. edit #2 -> Electra residents probably won't be happy to see two other towers between them and the water. It looks like they'll still have some nice views, but I imagine there will still be bitching and the gnashing of teeth!! |
^what about the power plant? any thoughts?
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FYI - I've updated the project master list on the first page. Feel free to correct me if I've placed projects in the wrong category or if I've forgotten to include something.
Some new stuff - 14th & K St http://i4.photobucket.com/albums/y12...%203/14thK.jpg Design approval was granted for 14th & K St, a 7, 11, and 23-story (65’ – 236’) residential tower located on the block bounded by J St, K St, 13th, and 14th. When completed, the 222-unit building will have ten shopkeepers, 27 studios, 104 one- bedroom, and 81 two-bedroom condominiums; 318 spaces in a four-level underground garage. The three buildings are positioned around a seismic fault; this open area creates an urban canyon to be enjoyed by residents and those passing by. Retail (8,000 square feet) will be situated at the building’s corners. The buildings design are rustic in feel, using brick and exposed aggregate concrete at their bases with light glass and metal finish in the towers to compliment the rehabilitation of the existing historical building. (East Village – Lower East Neighborhood) RIVA TRIGOSO http://i4.photobucket.com/albums/y12...ivaTrigoso.jpg Design approval was granted for Riva Trigoso, a 7-story (88’) mixed-use building with 40 condominium units, 9,900 square feet of commercial retail space, 11,500 square feet of commercial office space, and nearly 5,000 square feet of roof terraces and communal open spaces, located on the south side of Date between State and Columbia. The three-level below grade garage parks 94 cars. Inspired by 1920s and 1930s Italian rationalist architecture, the project subtlety incorporates nautical elements of the tuna fishing industry. The clean lines and orthogonal volumes are highlighted by deep bays and large storefront windows framed with sea glass, mosaic tile panels, and light-colored porcelain tile. (Little Italy Neighborhood) PARKSIDE http://i4.photobucket.com/albums/y12...3/Parkside.jpg Parkside, a mixed-use affordable rental housing project located on the north side of Island Avenue between 13th and 14th streets. The developer, Parkside Terrace, L.P.’s project would contain 77 apartments, 76 of which are planned affordable units. Necessary actions include termination of Owner Participation Agreement with Oak Shelter Systems, LLC. The project would involve an agency loan not to exceed $13,791,000 from the Centre City Redevelopment Low-and Moderate-income Housing Fund. |
^nice update on page 1:)
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It's not a huge building, but on Imperial, between 14th & 15th, and next to St. Vincent de Paul, a 5-7 story apartment building is about to start. Or so activity shows.
Here's the CCDC write-up: Housing Development Partners plan to build 275 affordable-residential units in a five story building located at the southwest corner of 15th Street and Imperial Avenue. And the posted image, which is not much: http://i109.photobucket.com/albums/n...w/Studio15.jpg March 27, 2007: http://i109.photobucket.com/albums/n...w/DSCF2105.jpg And, it appears Triangle is about to become Padre parking. That's my guess. March 28, 2007: http://i109.photobucket.com/albums/n...w/DSCF2106.jpg |
friggin parking lots...:hell:
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oh, and SD URBAN: great pix!
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^id rather actually see a plaza there
good idea:tup: |
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http://img.slate.com/media/1/123125/...l_Flatiron.jpg of course, i could always settle for a really nice plaza. emphasis on really nice. its cant be something boring. thatd be a waste |
actually i changed my mind...because if they put a parking lot there...there wont be much conflict when they decide to build something there...but if it is a park or a plaza and someone decides to build there...the NIMBYs are gonna have a shit fit
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If it is to be a parking lot I am sure it's just temporary. Heck, it was just a guess to begin with. They may be clearing the lot to actually start construction... but doubt it.
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The only way to make money on this site for the next 36 months is a parking lot. This part of town is still 2 real estate cylces away (especially since they paid more than $3 million per acre ($100 psf) for the dirt. In all honesty, who would live there when you can get places in much better locations for under replacement cost right now? |
A parking lot is not optimal, but its better than a dirt lot. It also means its easy for them to build something there when they get around to it. The ballpark village site is all parking right now, I hope that actually gets built someday.
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the architect teddy cruz is supposed to be designing a mixed use project (something like 2-3 stories with underground parking) on one of the triangle lots over there but im not sure which one
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"Located in downtown San Diego's East Village neighborhood. Intracorp San Diego is planning a mixed-use development consisting of two buildings containing 57 condominiums, 4,000 square feet of retail, and 84 parking spaces on the triangular-shaped block located between 14th Street and Imperial and National avenues. The project is expected to begin in early 2006 with a summer 2007 completion date." |
parking lots suck:(
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What do you know... my guess was correct. From teh CCDC page and Board update...applications in process:
Triangle Surface Parking Lot (Ace Parking) – Centre City Conditional Use Permit to allow a 75-space temporary surface parking lot located on a 23,000 square-foot lot located on the south side of Imperial Avenue between 13th and 14th streets – East Village. |
keyword:temporary;)
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Citiplace (Essex Property Trust) – Centre City Development Permit for 140 units in a six-story building located on the north side of Ash Street between Front and First Avenue – Cortez.
Candlewood Suites (Jacquelyn Carroll) – Centre City Development Permit for a 126-room, seven-story hotel located on the south side of Ash Street between Tenth and Eleventh avenues – Cortez. 6th Avenue Office Condominiums (ENDEV) – Centre City Development Permit/Variance for 12 office condominiums (37,838 square feet of office space) and 2,162 square feet of commercial retail space in a 13-story building located at 453 and 459 Sixth Avenue – East Village. 15th & Market (CJUF II Lankford Market LLC) – Centre City Development Permit for a mixed-use project consisting of 274 residential units and 25,000 square feet of retail space in a 5/22 story (240 feet) building located along the west side of 15th Street between Market and G streets – East Village. dont think we have seen these yet... |
I'd like to get everyone's opinion on this...
Does anyone think that serious hi-rise development (like the kind we've seen the past few years) will continue without a boom in office construction? I personally do not think that significant residential hi-rise construction will continue without a modest-significant amount of commercial activity like NBC to back it up (unless of couse enough years pass with no activity, then another boom happens because of changing circumstance). If we don't get NBC or a handful of smaller commercial projects, I believe we will have a trickle of projects, like Bosa churning out a nice tower every few years. I think now is the time we need more offices and retailers. |
^depends on how you look at it, if you conider Lane Field, NBC and the IM Pei site, then yes, a few office high rises will be added in the future, but not much...
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^The question is really: "do you think significant residential development is sustainable without further enhancements", not whether or not office development will happen.
There are two major reasons for developing anything; actual need and speculation. Since speculation time has passed for the time being, the question of need (demand) remains. I do not believe there is much demand for two reasons. 1) Prices are still very high and 2) Downtown still needs more amenities to increase it's appeal to San Diegans who currently reside in the suburbs. Also, many people in the suburbs live closer to their jobs now, than if they lived in dt. |
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I'd like to see more office downtown. Heck, a nice hospital and medical establishment DT seem warranted too. But at the end of the day, I don't know what will happen with the office building market.
It should noted that the office market is not weak. It's just over shadowed by the high residential activity we've seen over the past couple-few years. Diamond View, a few work-lofts, Lane Field, the expected IM Pei building are notable additions. All things aside, those additions are welcomed and represent a respectable pace of things... imo. |
I think downtown is already rich with "amenities" like shopping, dining, entertainment, and outdoor recreation -- and this is only going to get better with the increasing residential population.
Employment is the key to sustaining residential growth though...in downtown and in the entire region. Without places to work, residential growth will slow or stop. In downtown, the recent office projects like the Pei/Cobb tower and the NBC project will help, but there needs to be MANY more. Regionally, a new airport needs to be built in order to attract/encourage corporate expansion. |
Excerpt From CB Ellis Report on Office Space
Apparently SD has one of the lowest vacancy rates nationally, meaning there is potential for new construction. Whether this means the market can absorb more than NBC and the new Irvine tower is another deal. We will know that we are finally in an office boom when lennar moves on the Ballpark parking lots to construct office space. A national company that big has analysts up the wazoo and will only move on a project if they can get a 20 percent return on the capitol they put in. Since everyone seeks financing, the project must generate a twenty percent return after interest is paid on the loans. This Report has 2006 gov. data so had to be done very recently.
Full report can be found at this link. It includes other refrences to San Diego, regarding how much space mortgage companies are leasing, and tech companies. http://www.grubb-ellis.com/research/...sngOff_v19.pdf Office Market Trends The office market is moving through a classic recovery cycle; absorption is strong, construction is modest, vacancy rates are falling, and rental rates are spiking in a small number of markets and at least stirring in most of the rest. The vacancy rate ended the second quarter of 2006 at 13.9 percent compared with 14.3 percent in the prior quarter and 15.6 percent in the year-ago quarter. However, on average, vacancy remains above the generally accepted equilibrium rate of 10 to 12 percent, a sign that tenants continue to call the shots in a number of markets. Market conditions are tightest in Bakersfield, Cal. at 4.8 percent vacant followed by New York City and the adjacent Southern California markets of Riverside-San Bernardino and Orange County. Other markets with single-digit vacancy rates include San Diego and Fresno, Cal.; the three major South Florida markets of Miami-Dade, Broward and Palm Beach counties; the inland West cities of Las Vegas and Colorado Springs; Washington, D.C. and Honolulu. At the other extreme, markets saddled with vacancy rates above 20 percent include San Mateo (south of San Francisco), Dallas-Fort Worth and Detroit. Markets that are tightening most rapidly include Denver, San Francisco, San Antonio, Phoenix, Miami-Dade and San Jose/Silicon Valley, all posting vacancy declines of more than three percentage points in the past four quarters versus the 1.7 percentage-point drop in the U.S. vacancy rate. Demand continued to outrun new supply in the second quarter, as it has for the past nine quarters. Net absorption of 18.7 million square feet easily topped the 10.2 million square feet of new space delivered. This gap is the catalyst behind the continuing decline in the vacancy rate. Year-to-date, tenant demand for space has been strongest in Chicago, Dallas-Fort Worth and New York City, all of which absorbed between 3.0 and 3.3 million square feet. The suburban New York City markets of Westchester County and Long Island, N.Y. posted the largest negative net absorption totals of -520,000 and -340,000 square feet, respectively. Competitive office space under construction crept up again to end the quarter at 64.1 million square feet, 9 percent above the prior quarter and double the year-ago quarter. However, construction activity is barely half the 124.9 million square feet recorded in the third quarter of 2000, the peak of the prior expansion cycle. With 14.5 million square feet underway, Washington, DC, including its Virginia and Maryland suburbs, is, by far, the most active market for office construction. Phoenix and Atlanta are a distant second and third, with 4.1 and 3.8 million square feet in the pipeline, respectively. |
downtown and the surrounding areas (i.e. Pt. Loma, Hillcrest, University and City Heights etc...)have all the ammenities i need...i love it down here!!!
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I got really bored, and decided to take a stab at my ideal Lane Field development since i think the current proposal sucks massive you know whats. I know i like height but i also love open space along a waterfront. I also know its quite a bit too valuable a location to just plop down a park. So to please all parties, NIMBYs, developers in it to make money, and urban enthusiasts who like height and pedestrian traffic, this is my proposal. Hotels, street level commercial, and open space all in one. Borrowed the elevated park idea from things ive have seen being developed in New York and other places. Best of both worlds.
http://img237.imageshack.us/img237/3...nefieldkg2.png http://img237.imageshack.us/img237/4...efield2nn1.png http://img237.imageshack.us/img237/8...efield3yy1.png http://img245.imageshack.us/img245/2...efield4eg4.png What do you think of the look and of the idea of elevated parks in general? |
it looks good...i like the towers...but im not a fan of elevated parks...but thats just me :)
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Nice mockups. There are accessibility issues with elevated parks, but yours look cool at least. :)
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Nice job, crackerstick!
Do you have any pics of developments that have elevated parks? The only one I've seen is at the Bank of America tower on B St. and I never see people using it. Great detail with the pedestrian bridge :tup: Some downtown gossip - A friend that lives downtown told me that Strata is resubmitting plans to rise to 26 floors, instead of 23. As a neighbor of the project, he gets notices on everything going on in the neighborhood. We shall see.... |
is the diegan topped out?
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^i dont think so, i think it has a few floors (2 or 3) to go, but they have been working on that thing like crazy the past week or so...
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nice pics sandiego_urban:tup:
Mark is looking great as well:) |
I think the problem with elevated parks having accesiblity issues is fixable. Just establish many entrance and exit points. If all of lane field had an elevated park, with grand staircase like structures onto the roof top park ( 2 on the west and east, and the smaller central staircases, accesibility wouldn't be an issue. If the design were one to create a flow of traffic into the park it wouldnt be an issue either. I think most parks on rooftops are very exclusive, like a pool attached to a residential tower. I think if it were trully public space, it would rock!
Its an idea worth exploring for sure, and would be a very iconic type of idea. I mean how many LARGE elevated parks are there. People would say, "Look at San Diego, they managed to encorporate large areas of public open space, and still found room height or development" |
Downtown LA can take some ideas from downtown San Diego. Look at all the street life...
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I realize that this may change over time (several years) but it is difficult to create a viable street scene by just building some mid-rises. |
40+ stories
I see a lot of people pushing for higher buildings (taller than 40+ stories) in downtown. I am sure that this has been addressed somewhere on this site but the limiting factor for most of downtown San Diego is the groundwater table. You can't dig very far down (for parking) without hitting groundwater. The cost of having a pump system and waterproofing to keep the lower floors dry is prohibitive.
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other coastal cities seem to get by just fine dont they with this prohibitive cost? is san diego unique in this problem?
new york, chicago, miami, etc. etc. |
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Downtown LA will be the place to be in 2010 with LA Live 100% complete and Grand Ave Phase 1 finished. But this picture reminds me of what downtown LA needs: A active, clean, vital, lively street scene: http://i4.photobucket.com/albums/y12...l/IMG_7694.jpg I used to live in SD (North Park..I went to Roosevelt Jr High School 10 years ago. THOSE were the days) and while I love LA, San Diego will always be home. |
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anyway, there is plenty of room for correction and i dont see the problem with building higher...especially all the way out in east village. |
anybody know what tower is going up in UTC around Costa Verde? It's about 10 floors up right now.
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^Hyatt Residences maybe?:shrug:
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