PITTSBURGH | Development Rundown II

[Jonboy1983]

Originally Posted by BrianTH

Pittsburgh being named a Top-Something City for Young Something-Somethings isn't news these days, but I did like this picture (plus the shout out to the electronic music scene):

http://www.policymic.com/articles/89659/...ings-that-aren-t-new-york-or-los-angeles

Aw man, now THAT is some eye-candy!! How awesome would it be if someone comes in and renovates those buildings into some mix of retail/restaurant/office and residential use!

[DKNewYork]

The mayor has a 1:30 PM press conference Thursday to announce that the National Park Service has approved the nomination of the Strip District as the city's newest National Historic District.

Anyone know if there are still Federal tax credits to be used on restoration projects within such a district? I thought the credits were being phased out.

[photoLith]

National register of historic places designation unfortunately doesn't offer any building any protection, only tax benefits to help with restorations and it also ups property values to say your building is in a designated historic district. Although not too long ago I heard repukes were trying to eliminate tax benefits and such for restorations because they are vile wretched scum who have nothing positive to offer.

[ladsnine]

The attempt to phase out the federal historic tax credits was never acted upon. It was just a Republican wet dream that never happened, luckily. So, they are still very much in effect. So -- yes, the Strip District would be eligible to use them once it gets officially listed on the Register. The federal tax credit is for 20% of rehab costs and requires a National Park Service review to ensure that historic preservation standards are being followed in the rehab (no vinyl windows, for instance).

[BrianTH]

The Parkway Center office complex has been sold, and the new owners are planning extensive renovations:

http://www.post-gazette.com/business/201...ay-Center-buildings/stories/201405290140

[Found5dollar]

Yesterday they were demolishing the building where "Morrow Park apartments" is going... Things on that corner are going fast.

[eschaton]

I've noticed two construction things along Penn lately, and I wonder if people know what's going on with them.

1. A vacant lot just in from the corner of Penn and 39th (corner of Foster Way) has been dug out for a few weeks, as if they are putting a foundation in. I don't see a permit, and they were using metal chairs to block it off, so it seems like amateur hour.

2. The small building next to the 31st Street Pub was being knocked down today.

[DKNewYork]

Originally Posted by ladsnine

The attempt to phase out the federal historic tax credits was never acted upon. It was just a Republican wet dream that never happened, luckily. So, they are still very much in effect. So -- yes, the Strip District would be eligible to use them once it gets officially listed on the Register. The federal tax credit is for 20% of rehab costs and requires a National Park Service review to ensure that historic preservation standards are being followed in the rehab (no vinyl windows, for instance).

I recall the tax credits were under attack---thanks for confirming that they still exist. The 20% credit on "rehab costs" would include all renovation costs or just those expenses that are preserving historic elements? I get that vinyl windows would be ineligible, but what about new casement windows on a building that originally had casement windows? Eligible for the credit? Just curious...

For anyone interested in attending, the Mayor's press conference with PHLF is being held in front of the church at the eastern end of Smallman at 1:30.

[Johnland]

Originally Posted by Jonboy1983

Aw man, now THAT is some eye-candy!! How awesome would it be if someone comes in and renovates those buildings into some mix of retail/restaurant/office and residential use!

Those are great buildings. I love the old industrial designs - which actually are technically modern. The large functional windows repeated with symmetry alone create a more pleasing look than many of todays attempts at trying to be interesting. I am with you on this one - those buildings are urban gems.

[Gee Whiz]

It would be nice if the produce terminal has a floor or two added to it's roof by the developer that gets the go ahead for housing or whatever. This would create a denser urban feel to that stretch along with those taller buildings across Smallman. It would help that stretch between 16th and 21st have more of a "Main Street" feel to it.

[ladsnine]

Originally Posted by DKNewYork

I recall the tax credits were under attack---thanks for confirming that they still exist. The 20% credit on "rehab costs" would include all renovation costs or just those expenses that are preserving historic elements? I get that vinyl windows would be ineligible, but what about new casement windows on a building that originally had casement windows? Eligible for the credit? Just curious...

The tax credits are for any work on the building itself (exterior or interior, historically-related or not) and for any related soft costs such as architecture/engineering fees, development costs, etc. They can't be used for site-related work, such as landscaping, parking lots, etc. A certain value of work (it depends on the building, but is usually around the purchase price) has to be met before the credits can be used, which is essentially to ensure that the work done is a major renovation, as opposed to just someone rebuilding their porch or something.

The language to phase out the tax credits was in the House of Representatives tax code reform package that Rep. David Camp proposed in February, but that got no traction and there was never a Senate bill to reconcile it with, so it was basically just a wish-list of tax credits Republicans didn't like. Anyway, haven't heard anything about it since. The ironic thing is that several Southern states are among the biggest users of the historic tax credits - Georgia and Louisiana, specifically - so, since Republicans have plenty of skin in the game, I doubt phasing the credits out would ever actually happen.

[BrianTH]

Some details on the proposed Oakland project at Zulema:

http://www.bizjournals.com/pittsburgh/bl...th-oakland-hotel-apartment.html?page=all

In a meeting sponsored by Oakland Planning and Development, development partners Robert Dauer Jr. and Bill Kane showed an initial rendering for a hotel tentatively slated to be eight or nine stories tall and a companion apartment building of similar scale. The project, shown to the public for the first time, edges three sides of a block that backs onto a small park. The plan could also include retail space and potentially more than one level of sub-surface parking with 100 spaces on each level. While zoning for the site could allow the development team to build up to 12 stories, Oakland Gateway said the firm has yet to decide on a building height, number of apartments or hotel rooms as they begin seeking input from the neighborhood.
. . .
The draft designs for the project by Shadyside-based Indovina Associates Architects was based on suggestion by the city to close to through-traffic Zulema Street bordering the rear of the project to make way for the plan and to help establish new bike lanes on Bates Street. That aspect of the plan and the scale of the project was met by concerns a potentially dense urban project would bring more traffic issues, and that closing Zulema would limit their access to the rest of the neighborhood.
. . .
Indovina architect Charles Coltharp emphasized the developer’s initial meetings with the city come with a desire by the Peduto administration to see new development at the Boulevard of the Allies location, a focal site in South Oakland at the top of Bates Street and across Zulema Street from a Quality Inn University Center hotel, a project the developers used as a basis of comparison. When one of a number of residents expressed concern of the new building being too tall or dense, Coltharp said, “The city wants that to be a boulevard. That’s not low buildings. That’s buildings with some shoulders.”

Screw the NIMBYs--go 12 stories! They will object at 8 or 9 anyway.

Closing Zulema seems like a great idea too. It is a pretty useless street and likely is just adding to confusion and congestion on Bates. And adding in the land occupied by Zulema (and the triangular island at Coltart and Hodge?) would greatly expand the options for the site without necessarily needing to take over the park (although I would remain fine with that too).

[DKNewYork]

I was told last night that four Produce Terminal renovation proposals were presented to the Mayor yesterday. I know of three new bidders: Ferchill (the Heinz Lofts folks from Cleveland); the Chicago group (Cork Factory); and Fourth River/Pfaffmann. I can't find anything about a fourth bidder. Anyone know if there was a fourth new proposal? If there isn't, I guess the fourth bidder is Buncher. Seems odd that Peduto would revisit the Buncher plan, given that his disappointment with that plan precipitated the search for alternatives. But I was told that he saw four plans.

I didn't get a lot of detail about the individual proposals but what little I heard was in line with what has been previously reported in the Post-Gazette. Two were largely residential with retail on the two ends. All three new proposals cut vehicular portals into the original building. One was largely retail. Apparently one of them includes a streetcar on a grass-covered right-of-way on Smallman. One of the three new proposals was widely deemed to be "weak" but I have no idea which one.

[BrianTH]

A streetcar on Smallman makes a lot of sense, but is the developer offering to pay for some or all of it, or just to leave room for it?

Maybe Buncher retooled their proposal?

[deja vu]

Just a random thought; you'd think for all the publicity Buncher has been getting these days, they would have a slightly better looking website. The current is pretty weak.

http://www.buncher.com/

[DKNewYork]

Originally Posted by BrianTH

A streetcar on Smallman makes a lot of sense, but is the developer offering to pay for some or all of it, or just to leave room for it?

Maybe Buncher retooled their proposal?

It sounds like the streetcar is part of the Fourth River/Pfaffmann proposal. It was in a rendering---a "pretty picture," I was told---that showed pedestrians strolling along Smallman with a streetcar traveling in a New Orleans-like greenway. There was no mention of who pays for the streetcar. Would that type of presentation get into the nitty-gritty of financials? I would have thought it more visual and conceptual with the financial discussion to come later.

No idea if Buncher has revised its proposal. But I was told last night that Buncher is "open" to more height in the riverfront development. Maybe Buncher's possible loss of the Terminal (along with the "loss" of the subsidy that Buncher was going to provide to renovate and operate it) is leading them to the conclusion that there will be, in effect, more funds to build higher and more densely.

[BrianTH]

Originally Posted by DKNewYork

Would that type of presentation get into the nitty-gritty of financials? I would have thought it more visual and conceptual with the financial discussion to come later.

I haven't seen them, but I thought these were full-fledged proposals including a financing discussion. Often even those will include optional elements contingent on things like government grants or credits, with the developer just promising to help organize and fund the applications. But I think it would be unusual for there to be no discussion at all of how an included element could be financed.

But I was told last night that Buncher is "open" to more height in the riverfront development. Maybe Buncher's possible loss of the Terminal (along with the "loss" of the subsidy that Buncher was going to provide to renovate and operate it) is leading them to the conclusion that there will be, in effect, more funds to build higher and more densely.

That would be fantastic. I really hope they can be persuaded to go at least somewhat taller with their first building. If 8-9 stories is feasible in Oakland, at least that should be feasible in the Strip as well.

[WillyC]

Originally Posted by BrianTH

Some details on the proposed Oakland project at Zulema:

http://www.bizjournals.com/pittsburgh/bl...th-oakland-hotel-apartment.html?page=all



Screw the NIMBYs--go 12 stories! They will object at 8 or 9 anyway.

Closing Zulema seems like a great idea too. It is a pretty useless street and likely is just adding to confusion and congestion on Bates. And adding in the land occupied by Zulema (and the triangular island at Coltart and Hodge?) would greatly expand the options for the site without necessarily needing to take over the park (although I would remain fine with that too).

I live in Oakland and closing Zulema would do wonders for Bates. However, it would cause a huge bottleneck of people trying to turn left at Bates & Boulevard of the Allies since they can't go down Zulema anymore... but that intersection of Zulema and Bates is horrendous. It causes Bates to back up several blocks because people just don't understand how to approach that intersection.

[Jonboy1983]

Originally Posted by Johnland

Those are great buildings. I love the old industrial designs - which actually are technically modern. The large functional windows repeated with symmetry alone create a more pleasing look than many of todays attempts at trying to be interesting. I am with you on this one - those buildings are urban gems.

You know what those buildings scream? They scream So-Ho, Greenwich Village, the Meat Packing District. Those converted industrial/warehouse buildings are all over the Big Apple, Lower Manhattan in particular. People say how Pittsburgh is very similar to New York. If those buildings are converted to a mix of residential, office, and retail use, oh man...

[SkyPittsburgh]

Transit Center: It looks like they are almost onto the second level of underground parking on the side closest to Highland, which will be the spot of the first apartment building. On the side closest to Shady/Penn, they have already re-configured the intersection to remove the turn segment and create a simple 2 lane Shady Ave. It also appears that they are readying equipment and materials to cap the space between the former bus ramp and Penn Avenue.

Ace Hotel: Since there are few things going on outside, I can't really say if I see any progress, but they still do not have windows in.

Hotel Indigo: It appears that they have built the shell of the building, and are beginning to put in some windows, however on the concrete side, it is still open to the outside.

East Liberty Place South: Slow progress again, they have fully placed bricks on the elevator enclosure and have mostly put cinder blocks around the outside of the bottom floor, but they have a long ways to go.

Bakery Square 2: I know someone that is moving into the apartment building, and their move-in date is this Tuesday, so I will have more information about the inside soon. Otherwise, it looks like they are working today (http://bakerysquare.no-ip.biz:8080/view/viewer_index.shtml?id=355) to get things ready for move in. The lawn looks landscaped, but part one of the Master Plan includes all of the roads and the landscaped lawn between the two apartment buildings. Also, on the FLDP, I see that it mentions underground parking, was this cut out, or did this occur? It also appears that they have some basic foundations for the 1st office building ready.

Luna Garage: Not the best building to look at, but it is making steady progress, they appear to be at least 1/2 done with exterior construction.

Hyatt Hotel: They finally completed the first floor concrete cast, now it looks like they are prepping for the second floor.

Morrow Park City Apts: The Goodwill building on site is almost 1/2 gone, fast progress, but they still have 2 levels of parking to dig out, so it might take some time.

Schenley Place Office Building: They have cast concrete for the first level of underground parking, but very slowly.

I know, a little long-winded, but there are so many amazing projects happening, and many more to come.