Jibboom Street Site & Powerhouse Science Center

Today the Sacramento City Council authorized negotiations on the proposed Sacramento Museum of History, Science and Technology and reuse of the Jibboom Street Power Station Site. The Council also entering into a second extension and exclusive right to negotiate with SMHST for a period of one year which were similar terms as the prior agreements.



It's the City desires to use preservation and adaptive reuse of the old Power Station, as well as add amenities to the adjacent Robert T. Matsui Waterfront Park. The SMHST proposes building the "Powerhouse Science Center" on the site, which will include a science, space and technology museum in the rehabilitated Power Station, with an adjacent restaurant and educational center, a planetarium, and an inviting open public park area. The new riverfront complex includes four floors of exhibit space within the historic building, a new digital planetarium theater, classrooms, Challenger Learning Center, riverfront restaurant and special events center.



The City Council has also agreed to transfer $200,000 from the River District Redevelopment Tax Increment funds to the Richards Blvd. Capitol Improvement Project with matching fund for the Powerhouse Science Center to be used on predevelopment activities that include architectural fees, engineering studies, environmental studies, and entitlement fees. The Science centers seeking $10 million in federal funds, $10 million in city and county, and $10 million from the state in addition to monies from foundations and private donations.



Dreyfuss & Blackford Architects
Developer: Carson Development Company
Science Center: 42,000 sq ft
Learning Center: 5,000 sq ft
Restaurant & Conf. Center: 14,000 sq ft
Completion 2011

Relocating Downtown Greyhound

This Tuesday the 28th, City Council will vote to authorize construction of the new Greyhound Terminal Building on Richards Blvd. The plan is to have Greyhound terminal moved by April 1, 2012 when the lease at its current location (703 L Street) expires. There is also the possibility that relocation may need to occur sooner if the landlord at 703 L Street exercises its right to an early termination of the current lease. The City Council also plans to suspend the traditional process of competitive bidding for building design because it could extend the project completion time beyond Greyhound's lease expiration date.

Money to pay for this project will come from the cities General Fund (Fund 1001) when city staff return in the fall of 2009 with a recommendation to award the final professional services agreement for architectural design services. Staff will then proceed with the competitive process in selecting a qualified contractor to build the new terminal. The chosen contractor will assist the architect in scoping and designing a constructible facility within the project budget.

Background Information

On December 12, 2006, City Council authorizing the purchase of 300 Richards Boulevard, which included several adjacent vacant parcels, City staff approached Greyhound to determine if the Richards Boulevard site was feasible for its needs until the Sacramento Intermodal Transportation Facility is ready for occupancy. Greyhound's review determined that the site would adequately accommodate its operations.

May 20, 2008, City Council committing $2 million for required site work including grading, utilities, sidewalks, curbs and gutters and the extension of the driveway off of Richards Boulevard to Bannon Street. The balance of the necessary funds ($4 million) will come from Sheraton Hotel sale proceeds earmarked for downtown redevelopment projects.

February 24, 2009, City Council approved the lease agreement with Greyhound and the Mitigation Monitoring Plan for the 420 Richards Boulevard site improvement.

Work is anticipated to begin on site during summer 2010 with completion at the end of 2011.

Broadway Lofts

Today it’s being reported that the developers of a residential and retail project at 19th and Broadway are close to being shovel ready and starting demolition work on the site's existing buildings as early as October. Last week Millennium Real Estate Services reported getting a $25 million commitment from Evanston Financial in addition to the $4.4 million in state Proposition 1C funding.

147,000 sf. Mix-Use project
7,734 sf. Retail
17,628 sf. Office
125 lofts
11 live/work lofts
_________________

This is one project I really did not expect to see get off the ground any time soon… but I’ll believe it when I see it.

Station 65 Transit Village Plan

Last week the city council approved Station 65 located at the corner of Folsom Blvd. and 65th Street. It looks as though some gap financing issues still need to be worked out as well as the relocation of the bus station while construction occurs possibly next year.

$120 Million to build
148 Hotel Rooms
100 Residential Rental Units
63,000 sf. Retail and Restaurant
52,000 sf. Offices
30,000 sf. Fitness Center
615 Stall Parking Garage

The River District Overview

With 773 Gross Acres 675 Land Acres, the River District has a lot of room to develop it own identity becoming a mixed-use urban environment featuring residential, office and commercial services. Currently both Township 9 and the California Lottery Headquarters are breaking ground in an effort to revitalize the area. These major projects and others will serve as catalysts bring development, jobs, public transit and cultural amenities to District and paving the way from a primarily light-industrial commercial district to a distinctive, mixed-use neighborhood that will connect Sacramento to its rivers.



Process & Timeline
April – August 2009
Community Outreach
Chapter Writing for Specific Plan
Policy Development
Special Planning District Update
Historic Resources Survey

September 2009 - Infrastructure Finance Plan – Public Review
October 2009 - Public Draft EIR
January - 2010 Final EIR
Jan-Feb 2010 Public Hearings



Vision & Guiding Principles
- Maximize Connectivity –North/South and East/West.
- Create a Sense of Place.
- Encourage Sustainable Development.
- Build Infrastructure that Provides a Balanced Approach to Regional Traffic Issues.
- Stimulate Economic Growth.
- Provide a Variety of Urban Living Options.
- Support regional strategies that seek to improve social conditions
- Encourage Mixed-Use Development.
- Provide Enhanced Community Facilities and Amenities.
- Engage the Rivers and Foster Open Space Opportunities.
- Create a Walkable District.


Circled is Township 9 - 52 acre development approved August 2007

Goals for the River District Specific Plan
- Specific Plan will include the following:
- Land Use Plan and Zoning with Heights
- Circulation Plan
- Infrastructure / Public Facilities
- Financing Plan
- Nexus Study (Downtown/Railyards/River District Costs)
- Program Level Environmental Impact Report Design Guidelines (Central City Urban Design Guidelines)

Third Saturdays Coming to Downtown

Starting on Saturday, July 18, over 40 local arts, crafts and fashion vendors will descend upon K Street, transforming downtown Sacramento into a bustling creative district.

The Third Saturday Design Downtown street fair will take place once a month and be a creative block party centered on 10th and K streets featuring artists, craft vendors, live music, food, drinks, a beer garden and more. And it’s all free! E-mail music@newsreview.com for more information!

When: Sat, 7/18, 3pm
Where: 10th and K streets

Vendors:
A Touch of Color Inc.
Archradish Apparel
Arts and Business Council
Atelier
Aurastella
Aztec Cash
BAM Designs
BKD Signature
Bliss Jewelry
Candy Glass
CC Star
Chris Simmons
Devalyn Marshall
Deranged Designs
Elevator
Essensual Jewelry
Fancy Foury Paws
Geddes Studio
J n J Design
Juli’s Jewels
Just Beecauze
Kenna Foster
Kewish Designs
Magic Salon
Marianne DeMartini
Marty May Press and Stitchery
Meshugga Chic Vintage
Never Felt Better by Jen
Pack Rat Crafts/ From the Heart Designs
Paul Imagine
Pegasusmaiden.com
Penny's Lane Polymer Clay
Project Transaction
Rag and Paper Designs by Gloria Grandy
Robin’s Nest Clothing
Royline
Sacto Jewelry
Screen Masters
Transformations
Transient Treasures
Wandering Mind Designs
Wee Sew Cute

The Railyards

In late June the Railyards were awarded $30.9 million in infrastructure funding by the California Department of Housing and Community Development's Loan and Grant Committee (HCD). This award will allow the project to build additional public infrastructure in this development effort.

The track relocation design effort under TranSystems will sprint into final design following NEPA completion. Bridge plans at 65% prepared by Quincy Engineering, Inc. in collaboration with Kimley-Horn and Associates, Inc. for the 5th Street and the 6th Street overpasses over future tracks south of the historic shops have been reviewed and approved by the City. Monitoring of surcharge piles impact on underlying soils at the location of the 5th Street bridge abutments is being conducted by F3 and Associates, Inc. under the supervision of Quincy Engineering and Blackburn Consulting. Preparation to drive indicator piles for bridge foundations is also underway. Teichert Construction has completed the first grading phase on Railyards Boulevard between Bercut Drive and 7th Street. Import of soil for vegetative cover continues by Taylor Heavy Hauling under the supervision of Environmental Resources Management. The amount and pace of infrastructure will accelerate as infrastructure bond dollars are received.

Jibboom Street Park

Jibboom Street Park will act as destination attraction along the existing Sacramento River Parkway bicycle trail that connects Old Sacramento to Discovery Park. The project is being developed in phases, with the first phase completed. The landscaping, open turf area, walkways and benches, and promenade with lighting opened in Autumn 2006.

Jibboom Street Park Phase One developed 6.5 acres of the site surrounding the former PG&E building and extends to the recently completed Sacramento River Intake Facility to the south.

The existing river levee has expanded eastward, with earth fill added to the existing levee to widen it and bring part of the park site to the existing levee height. This visually reduces the scale of the new intake structure and enhance views of the Sacramento River along many locations in the park. An arc-shaped pedestrian walkway crosses the site and links the plaza at the new Sacramento River Intake Structure to a smaller pedestrian overlook at the former water intake pier. Interpretive signage is placed at the small pedestrian overlook at the former intake pier. The area between the levee and the pedestrian walkway creates a "River Green" open space area planted with native grasses, trees and vegetation so visitors can picnic, rest and enjoy views of the river. Other items included in the initial park development are site security lighting, non-mow landscaped berms to screen freeway traffic noise and low maintenance landscape plantings.

Another major feature for the proposed second phase of development is a large group picnic area with shade structures, picnic tables, group grill and site furniture, along with a parking lot. Future development of the project would include rehabilitation of the historic building for a commercial and/or community use, and could involve development of a conference center or restaurant with a terrace overlooking the Sacramento River.

East End Gateway

All four East End Gateway sites have selected developers and project construction start dates for as early as later this year. All these projects have housing and ground floor retail space along the 16th Street corridor. If all sites get built as planned, a total of 198 housing units will be for rent or sale between the prices of $225,000 (525 Sq. Ft.) and $501,000 (1,100 Sq. Ft.)


East End Gateway Site 4

SE corner 16th & P Street
Developer: MNA Management, Inc. / Foothill Partners
Architect: Mogavero Notestine Associates
Unit Count: 40 condominiums and 8 to 12 rental co-op rooms
Retail Space: 5,560 sq. ft.
Estimated Development Costs: $12,400,000
Projected Construction Period: Late 2011 to Mid 2013
Key Milestones: Developer to provide Financing Plan: August 15, 2009
CADA and Developer enter into Exclusive Negotiating Agreement subject to CADA Board approval of Financing Plan: September 18, 2009

East End Gateway Site 2 & 3

Location: Site 2: NW corner of 16th and O Streets Site 3: SW corner of 16th and O Streets
Developer: Ravel Rasmussen Properties and Separovich/Domich Real Estate
Architect: Stantec Architecture
Unit Count: 60
Retail Space: Site 2: 5,781 sq. ft. Site 3: 7,137 sq.ft.
Estimated Development Costs: Site 2: $9,300,000 Site 3: To be determined
Projected Construction Period: Late 2009 to mid 2010
Upcoming Milestones: July 15, 2009 - Developer to close on the property and start construction.
Status: CADA and Developer have entered into a Disposition and Development Agreement (DDA) effective as of January 25, 2008. The DDA was amended on January 30, 2009 requiring the Developer to close on the site and start construction by July 15, 2009.
The City Building Department has approved the construction drawings and is prepared to issue a building permit pending payment of fees by the Developer.

East End Gateway Site 1

Location: NW corner of 16th and N Streets
Developer: Em Johnson Interest, Inc & Nehemiah Community Reinvestment Fund Holdings, Inc.
Architect: Devrouax & Purnell & LDA Architects
Unit Count: 98
Retail Space: Approximately 6,000 square feet oriented along 16th Street
Estimated Development Costs: $37,000,000
Projected Construction Period: Demolition starts: October 2010
Construction ends: February 2012
Upcoming Milestones: Developer submits conceptual design to CADA – 9-09 Stakeholder design presentations – 10-09 Planning Commission and Design Review Commission reviews (tent.) – 9-09 CADA Board review of conceptual design – 10-09 ENA expires – 4-10
Status: CADA and Developer have entered into a an a one-year Exclusive Negotiating Agreement (ENA) with the Developer on April 17, 2009. The ENA may be extended by up to one additional year by the CADA Board, if needed.

During the ENA period, the developer will be refining the conceptual design, securing a construction financing letter of commitment, and negotiating the terms and conditions of a Development and Disposition Agreement (DDA) with CADA. CADA and the developer will be presenting the conceptual design to key institutional and community stakeholders and stakeholder groups. CADA will be completing an environmental review of the project.

A DDA normally is executed at the end of the ENA period. During the DDA period, the developer will complete the construction documents, secure the building permit, and take title to the site in preparation for construction.

Construction is scheduled to begin in October 2010.

$55.8M in Prop. 1C funds

Capitol Lofts at 11th and R looking to the southeast

This week the state Department of Housing and Community Development approved four Sacramento projects for $55.8 million in Proposition 1C funds. The four projects awarded funding are The Railyards, Township 9, Curtis Park Village and Capitol Lofts which are all infill infrastructure and transit-oriented development housing projects.

The Capitol Lofts have been a project in the works for around 6 or 7 years, so I really hope this funding jump starts the project. I'm also not sure about Curtis Park Village, this projects been stalled for over a year because Superfund clean-up costs exceeded the $4 million grated to the project in 2008 from Proposition 1C grants.

This year $197 million was available statewide through the Prop. C1 program, these grants will help cover the cost of new infrastructure.

Sacramento Infill Strategy

Back in 2002, the City Council adopted an Infill Strategy with the purpose to removing barriers, promote more quality infill development, and to work closer with the community, developers, and public agencies in Sacramento.



In a recent overview report filed by the cities Infill Coordinator, between the years of 2005 and 2008, infill development in Sacramento had become a much larger share of total developments in the city but it still lags behind greenfield development. The increase in infill development in the City does not appear to stem from dramatic increases in demand or the number of infill developers, but rather an increasingly constrained supply of greenfield land. This has boosted the percentage of infill from 19% in the 2001-2004 period to 43% in 2005-2008 time period.

With growing numbers of local infill developers, increasing demand and a limited land supply, the percentage of infill development is expected to continue to grow. However, infill developers face a number of significant barriers including obsolete infrastructure, high construction costs and land prices, design issues, communityresistance, and a complicated regulatory environment.



The City has made a lot of changes to improve the regulatory environment for infill developers. Changes include the new streamlined MATRIX review process; clearer design guidelines; zoning changes to allow higher density and promote flexibility; fee deferrals and waivers for infill; grant funding for amenities in infill areas; and financial assistance to projects. In addition, the City has begun proactive efforts, such as the Shovel-Ready Sites Program, to invest in infill areas in order to leverage additional private sector investment.

Efforts to promote infill development in the City and the region have increased due to the benefits of this type of development. By placing jobs, housing and services near existing businesses and residents rather than at the City’s edge, the City can help reduce vehicle trips, improve air quality and reduce the long-term cost of having to build and maintain new roads, pipes, and facilities.



Unlike the residential market where a constrained land supply drove an increase in infill activity over the last four years, industrial, office, and retail development was influenced by different factors. Such factors include proximity to consumers, market demand, and ease of access. While non-residential development increased almost 70% in infill areas compared to only 28% in greenfield areas, a breakdown by type reveals a more complex picture.

Between 2005 and 2008, the level of industrial and especially retail development was higher in greenfield areas compared to infill areas. In infill areas, only office development was higher, but that was a result of significant high-rise office projects in Downtown such as the U.S. Bank Tower rather than a widespread increase in infill areas.

Since the 2030 General Plan proposes that two-thirds of all future growth will be infill, the City will be looking at new ways to promote infill development to meet future demand. The risk that the City faces is that if it is not able to increase the supply of infill development, people and jobs may locate in greenfield areas or elsewhere in the region. If more people and employers locate away from urbanized infill areas, our region will see less open space, increased congestion and worsening air quality.

All info above was provided by the City of Sacramento Summer 2009 Infill Report

2600 Capitol Ave.

By Bob Shallit
Sacramento Bee

A Sacramento development company is celebrating a rare honor: Gold LEED designation for its midtown office complex. The certification – earned for green buildings with high levels of energy savings and water conservation – was awarded this week for the 55,000-square-foot project at 2600 Capitol Ave. Gold is the second-highest of four designations established by the nonprofit U.S. Green Building Council."To be honest, I didn't think we'd get the gold," says LoftWorks partner Mike Heller. "It's pretty tough to reach … but we just squeaked in."The airy, four-story glass building, finished late last year and now about half-occupied, was designed by the Sacramento-based Lionakis architecture firm.Getting the gold for a private-sector building is rare today, "but it will be the norm pretty soon," Heller says. "Those who don't embrace (green technology) will be behind the competitive eight-ball."

Concept for 8th & K Hotel Design

There appears to be a proposal or two in the works for 8th & K Streets in downtown Sacramento for when the market starts to recover and developers have better access to financing. The architects of Fletcher Farr Ayotte of Portland has recently completed concept designs for a new 409-room Hilton hotel at 8th & K Street along with a seven-story parking garage for the corner of 8th & L Street in downtown Sacramento.




This current proposal really bugs me in that there’s a massive parking garage planned for the corner of 8th & L Street. The hotel tower portion of the proposals decent and it would be great to see Hilton on K Street, but the massive parking garage planned next to the tower would be a horrible mistake devastating another pedestrian friendly corner of the city. This is the same design flaw that was used when the Library Tower was built nearly twenty years at the corner of 8th & J Streets. The Library Tower included an eight story parking garage next to the office tower leaving much to be desired for what could have been an awesome block. This current parking garage proposal only two blocks away from the Library Tower garage and it would be a shame to see another corner in the central city wiped out and turned into another enormous parking structure. I would recommend that the developer somehow tuck the parking into the structure like what has been done with a majority of other high-rises in downtown Sacramento. Incorporating the parking into the structure or underground would make the street appearance of the project much more attractive and would also avoid making the same mistake that the Library Tower made which is now a daily reminder of what poor city planning can produce.



As of now, this is just a concept and has not been through any of the cities Planning or Design Committees where I would hope that they will also see this design error in wiping out another corner of the central city for a parking structure. If this current choice of design is acceptable and built as planned, downtown Sacramento will soon resemble downtown Phoenix where huge parking structures are prominent on every other block.

Rivercats Baseball

Right field skyline panorama (click to enlarge)

R Street vision refined, except for financing

Sacramento Business Journal
Friday, May 22, 2009

With restaurants and loft projects planned or under way on R Street west of 15th Street, the second phase of the corridor’s transformation has begun, with the city of Sacramento soliciting ideas for a public plaza in one of the more desolate stretches in town.

The two-block span of R Street between 16th and 18th streets, located near light-rail lines, now functions largely as an alleyway with some side parking. It is bordered by vacant lots and the empty Crystal Ice building as well as other buildings along a route to the Safeway grocery in midtown.

The city is looking at the plaza as a place for public art, planters and other amenities that would reshape the space with brick paving or interlocking concrete.

According to a description of the project provided by the city, details are getting more refined.

“Travel lane and pedestrian pavement will be large alternating bands of warm, earth tone colored and natural concrete,” the description says.

The challenge for the cash-strapped city is paying for it all. There is partial funding for design, and city workers are attempting to find funding for construction. The cost for street improvements west of 16th Street was about $4.5 million.

Story here

Renaissance Tower 20 Year Anniversary

Back in 1989 twenty years ago, Sacramento completed a landmark structure that engulfed many of the nondescript low-rises strung around downtown and became the first high-rise to reach past the 20th floor becoming the cities tallest. Many locals like to refer to the building as “Darth Vader” because of its menacing shape and dark color. This tinted-glass high-rise was originally proposed at 25 floors but was amended to be 28 floors, which put the tower 160 feet above the Capitol dome. With much applause and hope, city leaders at the time expected the Renaissance Tower to represent a rebirth of downtown and K Street. At 372ft tall, this was the cities tallest building constructed during the 1980's. This gem-shaped tower at the corner of 8th and K streets was counted upon to help revitalize the downtown mall and bring badly needed jobs and revenue to the central city.



In 1986 Mo Mohanna sold the old Clunie Hotel site to the Benvenutis (where the 28-story Renaissance Tower now stands) and after 60 years of use and being closed since March of 1980, the hotel was demolished to make way for the new high-rise. In 1987 developer Joe Benvenuti threatened to kill construction of the tower if the Sacramento City Council voted to impose stiff fees within the R Street corridor where several other proposals by Benvenuti were also on the drawing board. The council choose not to vote on its elaborate fee proposal that was an effort to raise money for downtowns revitalization. At the time, City Councilman David Shore was eager about the proposed tower saying “I think it's going to be of immense value in cleaning up the Downtown'' while at the same time city planning officials said that it could spark a revitalization of the city's central business district.

I personally love the tower. Its gemlike shape has a nice shimmer late in the day when the suns setting and looks really impressive when storm clouds are rolling through reflecting slivers of light off the dark glass.

Architect: Daniel, Mann, Johnson, & Mendenhall (DMJM).
Developers: Joseph and Richard Benvenuti.
372 Feet Tall
28 Stories
$45 million to build.
336,000 square feet.
Ground-breaking August 24, 1987 and finished in 1989.
23,467 square feet of lobby and retail space
Seven-story parking garage with 510 spaces.
Glass-and-Granite exterior.
Last sale of tower in Jan. 08’ was just below $90 million.
The towers also know as 801 K Street and "Darth Vader" for it's shape and color.

Since the Renaissance Tower was built, ten other high-rises over 300 feet have been erected in downtown Sacramento.

Prop. 1C Applications Totaling $112 Million

SACRAMENTO (OBSNews.com) – In an effort to further jump start the local Sacramento economy, the City of Sacramento, in conjunction with other agency partners and area developers, today submitted applications totaling more than $112 million to the State of California's Proposition 1C (Prop. 1C) Infill and Transit Oriented Development Housing Programs. These applications for eight new mixed-use and transit-oriented development projects will provide a needed boost to the local economy, will create sustainable transit-friendly development envisioned in the City*s recently adopted 2030General Plan and the SACOG's Blueprint, and support housing development for low-income families. The City will continue to aggressively seek State and Federal funding to bring development projects and jobs to Sacramento.

"Putting Sacramento back to work and spurring economic development is our top priority, and securing these funds will go a long way to making that happen," said Mayor Kevin Johnson. "This is a proactive step towards investing in infrastructure to help create a successful future for Sacramento.

Expected to be awarded by June 30, project applicants for the second round of Prop1C will create vibrant new mixed income communities with a range of housing prices and affordable rents. Specific projects that could receive the grant funding include: The Railyards; Township 9; Station 65; Crystal Ice Blocks; Capitol Lofts; La Valentina; Curtis Park Village; and the 7th & H Street project.

If awarded funding, these grants will help cover the cost of new infrastructure that will support these new developments, create thousands of new short-term construction jobs as well as new permanent jobs in the region, and will help the City realize the vision of creating development to promote a new model of smart growth in the region.

In 2006 California voters approved Proposition 1C which launched several new programs that provide funding for infrastructure that supports residential and mixed-use infill development including affordable housing. In 2008, projects in Sacramento, including the Railyards, Township 9 in the River District and Broadway Lofts at 19th and Broadway, successfully secured more than $70 million of Proposition 1C funding. This year $197 million is available statewide through the Infill Infrastructure Grant Program and an additional $95 million is available through the Transit Oriented Development Housing Program.

OBSNews.com

Sutter Medical Center Expansion

The Sutter Medical Center project has been making progress by installing exterior cladding and windows on the Sutter Medical Foundation building on 28th Street. At another construction site one block over, a deep hole is being prepared of the foundation of the Anderson Lucchetti Women's and Children's Center. This 10 story building expected to start rising out of the ground in the next six to nine months.


Anderson Lucchetti Women's and Children's Center site


Anderson Lucchetti Women's and Children's Center site


Sutter Medical Foundation building

The Sutter Medical Center urban village project includes a new Anderson Lucchetti Women's and Children's Center, renovation of Sutter General Hospital and the Sutter Cancer Center. The overall project also features 32 new residential units; neighborhood-serving retail, restaurants and commercial space; a community parking garage; a new theater complex for the B Street Theatre and the Children's Theatre of California; and partnership facility-sharing relationships with Trinity Cathedral and other project partners.



Panoramic view of construction site (hole on right is where Anderson Lucchetti Women's and Children's Center will rise and the power generator currently there will be relocated underneath the Sutter Medical Foundation Building on the left) click to enlarge.

Hard Hat Tours of the project are available. Learn more

Sacramento Finally Makes Zagat Survey

I don't understand how the Tower Café made the list?

Sacramento Finally Makes Zagat Survey
Sacramento’s dining scene finally received recognition from Zagat, who intheir 2009 America’s Top Restaurant’s Survey included the metro for the first time.

Among the Top 20 Restaurants listed by Zagat:
Biba Restaurant
Bidwell Street Bistro
Boulevard Bistro
Ella
Firehouse Restaurant
Frank Fat’s
Hawks
The Kitchen
Kru
La Bonne Soupe Café
Lemon Grass Restaurant
Mason’s
Mikuni
Mulvaney’s
Osteria Fasulo
Paragary’s
Tower Café
Tuli Bistro
The Waterboy
Zocalo

10th and K Entertainment Project

With a 45% ground floor vacancy rate, K Street’s health is currently struggling. These spaces have been vacant more than eight years and have seen several projects – all proposed with subsidies - come and go. Currently David Taylor Interests (DSTI) and the CIM Group (CIM) have proposed the following K Street Entertainment Project:

• 1016 K Street: This 3,000 sq ft parcel will feature Dive Bar, a trendy play on a vintage dive bar. Dive Bar will feature an iPod jukebox with a selection of many musical genres.

• 1020 K Street: This 5,600 sq ft parcel will feature Pizza Rock, a high-end pizza restaurant. The restaurant will feature pizza acrobatics and trained pizza artisans.

• 1022 K Street: This 4,300 sq ft parcel will feature Frisky Rhythm, an upscale nightclub targeted to an audience ages 30 and up.

• 1012 K Street: This 12,000 sq ft parcel will undergo building shell and core renovations. No tenant has been identified yet.

Major upgrades will need to be made to make the parcels market ready. Hazardous waste issues, seismic retrofit and utility upgrades, and antiquated infrastructure are just a few of the significant costs present in most K Street projects. Additionally, the tenants will be paying market rate rent and thus not undercutting existing businesses by offering subsidized mortgage rates. Tentative target delivery date is late 2009.



Financing: The total budget for this project is $11.8 million including tenant and developer investment as well as proposed public investment.*

Investment in 1016, 1020, 1022 K Street
Public Investment $3.4 million
Private Developer $3.4 million
Tenant $1.7 million
TOTAL $8.5 million

Est. investment in 1012 K Street
Public Investment $2.0 million
Private Developer $0.24 million
Tenant $1.1 million
TOTAL $3.3 million

Total Public Investment $5.4 million
Total Private Developer $3.6 million
Total Tenant $2.8 million
TOTAL $11.8 million

* The public investment is derived from proceeds of the Sheraton sale in 2008. Under the sale terms, half of the transaction proceeds would be available for DSTI/CIM projects in the JKL Corridor with City Council approval.

Trinity Episcopal Cathedral

This project will be constructed in two phases and includes demolishing the existing church and building a new 1000 seat Cathedral worship facility which the Design Commission approved last week.

A joint venture project is also in the planning stages for a new B Street Theatre in partnership with Sutter Hospital. The theatres planned for across the street from the Cathedral between 27th & 28th Street on Capitol Ave. with 95 condos and a 250 seat theatre.

Sacramento Intermodel Transportation Facility

The proposed Sacramento Intermodal Transportation Facility (SITF) is planned to be developed in three phases and would include the a realignment of existing rail tracks (Phase 1 estimated cost $56,169,000), improvements to the existing Sacramento Valley Station, which includes the current Southern Pacific Railroad Depot (Phase 2 estimated cost $21.9 million), and eventual transformation of the Station into a multimodal transportation center (future Phase 3 estimated cost $261.9 million).

The proposed project site consists of 33 acres, including the existing Station that’s owned by the City and the Cities in the process of acquiring additional land immediately north of the Station for the proposed project. The area to be acquired also contains the approximately 3,300-foot-long UPRR rail corridor (current alignment and proposed realignment) between the Sacramento River and 7th Street.

Phase 1 would be constructed and fully operational in 2010. Phase 2 would start construction in the first quarter of 2011, after the completion of Phase 1, and would be completed in approximately 3 years. The timing of Phase 3 is uncertain and depends on the build alternative selected and availability of funding.

There are two alternatives in building the new terminal building to accommodate projected providers and passengers for the new facility. Alternative 1 is to not move the depot or alternative 2 is to move the depot 300 feet to the north next to the realigned tracks. Moving the Depot would ensure that it would become the anchor for the new Depot District and would generally shorten the connections between passenger modes.

The project has just completed a National Environmental Policy Act Environmental Assessment evaluation and is open to public comment till May 15, 2009. A public informational meeting will be held on April 22, 2009.

Skyline Club

Panoramic photo taken from Arco Arena. (click to enlarge)

Streetcars Proposed for Capitol Mall

Today the Preservation Commission will meet to discuss a study of bring Streetcars onto Capitol Mall and back to downtown Sacramento. Over the past 30 years, public and private interests have examined the feasibility of streetcar and services that could travel between West Sacramento and downtown Sacramento, but in May 2007 West Sacramento became the lead agency to prepare a draft environmental impact report for the project to gain permits for the project.



With the partnership of West Sacramento, Sacramento, in cooperation with Sacramento Regional Transit (RT) and Yolo County Transportation District (YCTD), a partnership was formed to study the reintroduction of the streetcar and connect the cities and their shared riverfronts. The partnership was also aided by funding from the Sacramento Area Council of Governments (SACOG) Community Design Program to perform a thorough analysis so elected officials, public agencies, citizens groups, and other stakeholders could make an informed decision on the proposed transportation investment.



The feasibility study includes a discussion of the technology, alignment, financing opportunities, and operating plans. The 2.2 mile proposed streetcar alignment would go from Washington/Triangle/Civic Center areas of West Sacramento and cross the Tower Bridge. From there the tracks would travel down Capitol Mall and cross over to K Street where it would then make a loop around the Convention Center heading back to West Sacramento.

The purpose of the proposed project is to improve transit service and local circulation by connecting both West Sacramento and downtown Sacramento with an alternative (non-auto) mode of transit in supporting existing and future development in the Cities of West Sacramento and downtown Sacramento. Approximate cost to build the Streetcar system is between $50 and $60 million.

Click here to see Video of Proposed Streetcars in action.

Developers buy 730 I Street building for $7.8M

The Sacramento Business Journal's reporting that Sacramento Counties selling the Bank of America Building at 730 I St. for $7.8 million. The new owners will either refurbish it into a “first-class commercial project” or raze the building and put up a new one. If the group elects to refurbish the building, it must revamp the exterior with glass, concrete or other contemporary materials and may add a fourth floor.

The developers Ravel Rasmussen Properties and Separovich/Domich Real Estate Development are buying at a great time and I hope they have big plans to replace this building when the market improves. In 2006 D.R. Horton had big plans to build high-rise condos before the housing market went south. In this case I hope the new owners do something that’s a mixed use of both office and housing because downtown really needs more people living and working in the area.

EEG Site One Developer Selected

EM Johnson Interest and Nehemiah Community Reinvestment Fund Holdings (NCRFH), a member of the Nehemiah family of companies, has been selected as the developer for East End Gateway Site 1. Located on the northwest corner of 16th and N Streets, the site is currently occupied by a parking lot and a small apartment building.

The selected proposal identifies sources of equity and construction financing and emphasizes the development of mid-rise entry-level “workforce” housing. The structure was designed by Devrouax + Purnell Architects and will be 8 floors (7 floors over a concrete podium). The structure will contain 98 condominiums, 6,000 s.f. of retail and 120 parking spaces. Construction is scheduled to begin in October 2010 and be completed by January 2012. The total project development cost is estimated at $37 million.

Projects completed by Em Johnson Interest include the Fillmore Heritage Center and North Beach Place in San Francisco (in partnership with Bridge Housing), Richmond Village, and Palm Villas in Oakland. NCRFH was the joint venture partner in developing over 1,900 units of housing in California, is the developer of the Township 9 project in Sacramento's River District, and provides community lending throughout the United States to help revitalize economically stressed neighborhoods.
http://www.cadanet.org/eeg.php

Snow Capped Mountains

K Street compromise

Friday, March 13, 2009
Sacramento Business Journal

Opinion

The issue: The city approved a $5.7 million subsidy for a nightclub/restaurant on K Street despite protests / Our position: The subsidy’s new restrictions should be enough to quell the controversy without killing the project

Sometimes, a compromise is a victory.

And a controversial development on K Street is proof.

A complicated accord, reached during last-minute negotiations, will allow developer David Taylor and the CIM Group to contract with an out-of-town nightclub and restaurant owner to open a bar, gourmet pizza eatery and nightclub. Construction is scheduled to start by the end of April, and the so-called dive bar — featuring mermaids and mermen — and other entertainment-oriented spots could open by the end of the year.

It’s a long-overdue and much-appreciated development for K Street, which has battled eminent domain lawsuits, failed shops and a look-over-your-shoulder feeling. Sure, an arts center, museum or major retailer is a better use of the building, but an entertainment outlet is a huge step forward.

Any development is better than a block of decaying and neglected structures.

The late-in-the-game agreement turned controversy into compromise and is evidence of a let’s-get-it-done attitude under Mayor Kevin Johnson and a revived City Council.

There was anger, debate and, in the end, a resolution. Truly, a great example of the process at work.

Certainly, closed-door meetings created the deal, but it was a public dispute from the beginning, culminating with full-page newspaper ads and media coverage during the final week.

The Sacramento City Council approved the $5.7 million “altered” subsidy for the development, ending a few hours of public comment and dozens of speakers about the project.

Under the agreement, San Francisco nightclub owner George Karpaty cannot combine the business spaces to create a huge nightclub without Council approval, and $2.1 million in funding will be delayed until a tenant is found for the fourth space. A more-than-acceptable agreement, for both sides.

The controversial funding comes from $25.6 million generated from the sale of the Sheraton Grand, another high-profile and much-needed project Taylor powered. Those dollars could be used only for downtown redevelopment, and the bar-pizzeria-nightclub fits the bill. Karpaty and Taylor will combine to invest $5 million in the project.

However, many midtown business owners challenged the city subsidy, saying the entertainment venues would hurt their own struggling operations. It’s an acceptable argument, especially with the dismal economy and fast-declining consumer spending.

But K Street needs development. Now, with the agreement, the on-again-off-again renovation of the often-overlooked street can resume and get “off its knees and back on its feet,” in the words of City Councilman Ray Tretheway. The agreement between the city, the developers and midtown business owners will also help the city stand a bit straighter in the eyes of the community.

$550 Million for New Sacramento County Courthouse

Today on the Ninth Street steps of the Gordon D. Schaber Courthouse, Assemblyman Dave Jones unveiled a new deal for Sacramento County to build a courthouse expected to cost $550 million. The new site of the building has not chosen yet but court officials would like it to be on the site of the two-story parking lot across Eight Street from the existing facility. It would house 35 to 49 new courtrooms for criminal proceedings. Funds to build the new court house will come out of the $5 billion lease revenue bond that was enacted buy the legislature last year.

$550 million is alot of money…here's the costs of some other local State projects and what we got for the money.

Federal Courthouse, 6th and I Streets
Project Description: Construction of a 16-story, 380,000 sf office building forthe United States Federal Courts. 19 courtrooms.
Total Project Cost: $134 million
Date of Completion: 1999

State of California East End Project, 15th and Capitol Mall
Project Description: Construction of 1,470,000 gross sf of office and retail.Approx. $4.2 million was allocated for housing, preservation, lighting and park enhancements.
Total Project Cost: $392 million
Date of Completion: 2003

Cal EPA Building, 10th and I Streets
Project Description: Construction of a 25-story, 765,000 sf office building forthe California Environmental Protection Agency. The building houses approximately 3,500 employees.
Total Project Cost: $170 million
Date of Completion: 2000