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Posted Mar 27, 2017, 10:34 PM
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COGSADCAJA- Publicist
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Join Date: Oct 2008
Location: San Antonio
Posts: 1,155
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Quote:
Originally Posted by sakyle04
2. I will begin holding my breath now.
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Maybe rescind the breath holding:
http://www.expressnews.com/real-esta...n-11023536.php
Quote:
Southtown residents said they were excited when Efraim Varga, a local house-flipper turned developer, announced in 2013 that he would build 28 stylish townhomes on an abandoned trailer park on Roosevelt Avenue.
Varga said he expected to finish the project, known as The Park at Lone Star, by mid-2015, according to news reports. But the property remains empty nearly four years after the project was announced, except for a driveway and a few electrical boxes. Varga recently put it up for sale, raising the question of whether the townhomes will ever come to be.
“He had a tractor on there that we would joke about,” said Victoria Garcia, president of the Roosevelt Park Neighborhood Association. “Every time we would call him to ask him to give us an update, the tractor would move around from one side to the other to push some dirt around and make it look like something was happening.”
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Some residents of Southtown are frustrated by the lack of progress Varga has made on Park at Lone Star and two other townhome projects he announced in recent years, Sunglo Urban Homes and Lotus Urban Homes. They say they’re skeptical of his ability to pull off an ambitious $150 million mixed-use development project called Essex Modern City that would bring huge amounts of office space, retail, apartments and condos to a former pallet manufacturing site in the struggling neighborhood of Denver Heights.
The project is in its early days, to be sure. Varga and his partners are just beginning to raise financing and talk to potential leasing agents; they’ve hired local architecture firm CREO to draw up schematic plans, and Big Red Dog to handle the engineering. Varga is teaming up with Harris Bay, a California investment firm founded in 2014 that flips houses in San Antonio and is building some townhomes in East Austin.
East Side leaders have high hopes for Essex, saying it would bring much-needed jobs and retail to the area. But they acknowledge that building it will be a challenge.
“A $150 million project — that’s something you don’t pull off every day. You have to have some big-pocketed investors,” said Aubry Lewis, president of the Denver Heights Neighborhood Association.
For their part, Varga and Harris Bay co-founder Jake Harris say they’ve already raised nearly $6 million, which they used to buy Essex’s 8-acre footprint last year, with enough left over to pay for architectural plans. They’re confident they can raise the rest by partnering with other developers, taking out bank loans and by receiving local and federal subsidies. Construction will be easier because Essex won’t be in a historic district, they said.
RELATED: East Side to receive $150 million Pearl-like development
“We have millions and millions of dollars invested into this … The retirement accounts, the people we put behind this, is what’s really going to get this project done,” Harris said. He added, “We’re hoping that this is a big enough project that the city helps us move quickly through the process, sort of like they’ve done with other projects coming online now.”
The city has allotted about $877,000 in incentives for Varga’s townhome projects in Southtown, according to the Center City Development and Operations Department. He has received about $213,000 of that so far — $205,400 for Sunglo and $7,500 for the up-for-sale Park at Lone Star. The Park at Lone Star incentives included fee waivers and funds for an environmental assessment of the site.
Varga said in an interview that his townhome projects have been delayed because of unexpected roadblocks that are typical in construction projects. He noted that other Southtown projects such as SOJO Urban Development’s Cedar Street Townhomes have also taken a long time to get off the ground.
“My projects are not delayed because of financing or my capability to do them,” he said. “If my projects are delayed, it’s because of neighborhoods, code enforcement, zoning. Every developer goes through these.”
Sunglo, on South Presa Street, had a well-publicized groundbreaking in fall 2015 attended by U.S. Representative Lloyd Doggett. Varga said at the time that he hoped to finish the homes by December of last year, according to news reports. Nothing has been built yet, although workers have laid the groundwork for utilities and a driveway.
Varga said that after he applied for construction permits the city told him the project would violate height restrictions, so he had to go before the neighborhood conservation district to get permission. Harris Bay partnered with him on the project after a previous investor was cut out of the deal because he wasn’t producing enough financing, he said. Construction is expected to wrap up this fall, he said.
Another townhome project across the street from Sunglo, Lotus Urban Homes, was also announced in fall 2015 and has yet to break ground.
With Park at Lone Star, Varga said he wasn’t aware when he bought the site in 2013 that it was above an old SAWS sewer line that serves only a few homes. Now, SAWS expects him to reroute the line, he said.
“It’s not my responsibility at all,” Varga said.
Anne Hayden, a spokeswoman for SAWS, said Varga signed a utility service agreement in 2014 stating that he would bear the cost if he wanted to move the sewer line before SAWS decided to replace it. Varga only asked SAWS to pay to move the line after realizing that their plan to move it wouldn’t work, she said. He disputes that he signed such a document.
Varga said he decided to put Park at Lone Star up for sale so he could focus on Essex. He doesn’t plan to sell Sunglo or Lotus, he said.
“If I could get some of these off the table and focus on that, that would be ideal,” he said. “If not, we’re just going to build it out ourselves.”
Collaborative Homes, Varga’s company that owns some of his properties, is almost two months behind in paying about $10,700 in property taxes owed for the Park at Lone Star and $6,715 for Sunglo, according to the Bexar County Tax Assessor-Collector.
Varga — who was born in Hungary but moved with his family to California at age six — has always wanted to become a developer, he said. His father and grandfather worked in construction, and he got his start as a construction manager in his father’s company, he said. During the housing crisis, he decided to move to San Antonio after doing research on cities that were holding up well economically.
Since moving here, Varga has bought, fixed up and sold at least a dozen homes, property records show. Local residents who bought the homes say they were happy with his work. Shana Robles, who bought a home from him last year, recalled that he hauled away a dead tree in her back yard even though he didn’t have to.
“My experience was absolutely wonderful,” Robles said. “He went above and beyond.”
Varga and Harris said they’re confident in their ability to finance the Essex project, which would include 80,000 square feet of creative office space, 65,000 square feet of retail, 248 apartments, 160 condominiums, 80 townhomes and a food hall, as well as spectacular amenities such as a climbing wall and vertical farms. Harris Bay is leading the financing effort, especially its co-founder Anton Bayer, who has a background in finance and founded the investment firm Up Capital Management.
The team has met with Frost Bank and other local banks to discuss construction loans for the project, Varga and Harris said. They’re looking for another developer to build the project’s multifamily portion.
Essex’s development team is also considering financing the project through the federal government’s EB5 program, which allows foreigners to gain residency in the U.S. by investing in programs that create jobs, Harris said. They plan to apply for city incentive programs, and they hope they will be eligible for federal incentives because the project is within the Eastside Promise Zone.
Jackie Gorman, executive director of San Antonio for Growth on the Eastside, said she’s hopeful that the project will come to fruition. She noted that Varga and his partners have already spent money in the neighborhood.
“I’m a little more confident in this project than others that (developers) have talked about,” Gorman said. “They bought land. That’s more than a lot of other people have done. They’ve actually spent some dollars.”
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