L Street Lofts Foreclosure

Developer Sotiris Kolokotronis mixed-use loft project at 18th and L streets has now been scheduled for a foreclosure auction April 13 on the courthouse steps. With only 22 of the 92-unit condominium sold, L Street Lofts LLC has defaulted on a $33 million loan held by OneWest Bank. This foreclosure sale might be one of the biggest bargains in midtown with prices tumbling as much as 50% or more off current asking prices. I’m sure several investors will be waiting to get a piece of the iconic midtown building.

Update 10/22/2011: It was foreclosed on and still has not yet been sold. I understand they would like over $20,000,000 which is higher then the current value according to local developers. The foreclosed value (the loan amount) was about $28,000,000. No one purchased the building at the courthouse so the bank got it.

Federal Funds Secured for Station Retrofit

The Sacramento Valley Station has locked in $10.4 million by the California Transportation Commission to structurally retrofit the depot with work expected to begin this summer. The $11 million project will have the remaining about due to paid for by federal funds, making up the difference.

The project calls for reinforcing the building to meet seismic standards as well as needed upgrades to meet modern accessibility standards. The city already has completed a structural investigation and engineering.

According to the Sacramento Business Journal; the Sacramento Valley Station is being turned into an intermodal hub that will handle Amtrak and Capitol Corridor service as well as light rail and bus services. The retrofit project is just the beginning of the larger project to create a hub for transportation.

City officials are seeking another $20 million federal allocation to put utilities and plumbing on the second and third floors of the depot to convert those to Class A office space. It’s all part of Phase II of the intermodal station project.

Phase I, the track relocation, took a major step forward at Tuesday’s City Council meeting. Granite Construction was awarded a $41.5 million contract at for the related track relocation project..

Work on the retrofit project is expected to begin this summer and wrap up by the fall of 2013.

The Gateway on Fremont Park

Tomorrow the Design Commission will look over this project in an advisory roll. CADA (which is exempt from requiring Planning and Design Review entitlements from the City) is requesting a review and comment in the form of Advisory Conditions for Approval.

This proposed building will accommodate 5,847 square feet of commercial space and 30 residential units. The proposed 30 units would include 11 one bedroom units and 19 two bedroom units ranging in size from 925 square feet to 1,535 square feet.

24th & T Courtyard Condominiums

This Thursday members of the Planning Commission will approve this controversial six condo project that has surrounding neighbors overwhelming opposed believing it will overburden the on-street parking in the neighborhood, and that the proposed architectural design does not blend with the surrounding buildings. The developer has meet with many of the neighbors to discuss the project in response to concerns over the original proposal for apartment units, so the developer is now requesting condominium units.

The design concept of the buildings is to echo the Prairie style mansions and some of the Art Deco apartment buildings in the neighborhood and by adding interest to the existing buildings with Tudor and Craftsman style architecture. The proposal also adheres to policies within the 2030 General Plan, the Central City Community Plan, Zoning, Multi-Family Design Principles, and Smart Growth Planning Principles.

The Commission has final approval authority for approval of the proposal but its decision is appealable to City Council.

19th & Q Neighborhood Park Site Meeting

Please join councilmember Steve Cohn along with City of Sacramento Parks and Recreation staff to begin discussion on the cleanup and future design of the 19th and Q Street Neighborhood Park site. The meeting will be held on Wednesday, March 23, 2011 from 6:00p.m. to 8:00 p.m. at the CADA Courtyard, 1322 O Street. The meeting will include information on an EPA Brownfield Grant that was awarded to clean-up the future park site and we will begin discussion on what neighbors would envision for the future park. We encourage you to bring children to this meeting! For more information, contact Tin-Wah Wong at 808-5540 or twong@cityofsacramento.org (info provided by CADA)

Update: 800 Block Project

800 K Street

Yesterday a bigger refined proposal was presented to members of the Preservation Commission in what I believe does a better job of integration into the existing cityscape. This proposed project is a collaborative partnership between David Taylor Interests, Domus Development, and SHRA in an effort to build 200 residential units, 22,000 square feet of retail space,184 parking spaces, and the rehabilitation of the historic Landmark Bel Vue structure.

801 L Street

The City Planning Commission is also scheduled to initially hear this project as Review & Comment on March 10, 2011, and again for final review on May 12, 2011. The final hearing for the project before the Preservation Commission will be at a later date in May.

Historic Landmark Bel Vue structure

Zero-energy Homes Coming to R Street

With groundbreaking anticipated for May, this infill project located at 2500 R Street will feature 34 single-family homes with a LEED™ Platinum rating. Each home will contain a solar storage system using the latest in smart grid technology, solar generation and energy storage capability. The goal is to ensure each home generates as much clean energy as it uses, maximizing homeowner utility bill savings.

Pacific Housing Inc. (PHI), a California nonprofit dedicated to developing quality affordable housing, is developing the 2500 R Street project. PHI has selected Sunverge Energy which is located in Stockton as the primary renewable energy technology partner for this project. Here is a product data sheet offering more specifics about this energy solution called Sunverge Solar Integration System (SIS).

Hotel Berry Overhaul

Today the Hotel Berry will have a ceremonial kick-off for long-overdue upgrades that actually began last December. According to Bob Shallit, next month workers begin updating 105 single-occupancy rooms, with a target completion date of next February. Initial work includes seismic retrofits, asbestos removal and some interior demolition.

The remodel will cost $24.8 million and will be paid for by local redevelopment financing, federal grants and a loan from U.S. Bank. Jamboree Housing Corp. acquired the 82-year-old building last year and intends to preserve the building's original exterior. That includes touching up a huge mural – promoting a one-time eatery called "Original Mac's – on the building's north side. Rents will run from $382 to $573 per month, depending on income level.

Track Relocation & Depot Retrofit

Today the City Council will approve additional funding for several sub-projects that are part of the Sacramento Intermodal Transportation Facility (SITF or Intermodal) family of projects. These projects include Track Relocation (Intermodal Phase 1), Improvements to the Sacramento Valley Station (Intermodal Phase 2), and the Depot Retrofit Project. These additional funds will be for design and construction to the historic Depot and Intermodal site that provide upgrades and new development to enhance this area as a transportation center and retail, commercial, cultural and civic destination.

Track Relocation (Intermodal Phase 1) - is the top priority transportation project in the region. In 2010, bids came in above available funds. Since then the project has been redesigned and reissued for bid. In March 2011, the City will award the construction contract in order to maintain funding.

Intermodal Phase 2 - After Track Relocation, improvements to the existing station are planned to enable the station to function better. Phase 2 will incorporate components such as a transitway and circulation, site and parking improvements, passenger amenities and refurbishing of the Depot to foster greater use of the building. Built in the 1920’s, the existing Depot station requires seismic strengthening and structural upgrades to meet current building standards. This project will provide these structural improvements and will also provide accessibility and fire-life safety improvements. This project is currently in design and is planned to be under construction in spring 2011.

Track Relocation (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).

SRO Project Breaking Ground Soon

This $47 million projects planned for the northwest corner of 7th & H Street has now received all needed entitlements and necessary financing to move forward with construction this March. The project will be funded with $25 million in 9 percent Low Income Housing Tax Credits, $8,200,000 loan funded by Home Investment Partnership Program, a $6,859,695 capitol grant and $3,750,000 operating grant funded by Downtown Low Moderate Tax Increment Funds, and a land grant for the acquisition, construction and permanent financing of the 7th & H Project.

Developer and owner Mercy Housing California is a non-profit corporation dedicated to providing quality affordable housing with supportive programs to low-income persons in California. Together, Mercy Housing California and Rural California Housing Corporation have been responsible for the construction of more than 2,900 affordable single-family self-help homeownership units and 124 multifamily rental properties with a total of more than 7000 units. Their portfolio includes 18 properties in Sacramento County alone.

This 7th & H Street project will include 122 studios (325sf) and 28 one bed room (500sf) units as well as sixteen parking spaces, retail and health clinic on the ground floor. This eight story 102 foot tall building’s designed to replace other single room occupancy (SRO) units in downtown that are going to be replaced with other developments in the future.

J-K-L Corridor Gets Expert Opinion

This week urban design experts will work with the Sacramento Mayor, city staff and the public to explore design options for a revamped J-K-L corridor as reported by Sacramento Business Journal. The team is in Sacramento as part of a partnership with the Mayors’ Institute on City Design (MICD). The institute works to help transform communities through design by preparing mayors to be “chief urban designers” of their cities. MICD experts are on a three-day visit to Sacramento starting Monday. They will evaluate current plans for the J-K-L corridor, hear from stakeholders, tour the area and prepare recommendations for the future of the downtown corridor.

The recommendations are expected to be unveiled at a public presentation between noon and 1 p.m. Wednesday at City Hall.

River District Specific Plan

This Tuesday the Sacramento City Council will pass several resolutions to move the River District plan forward. The resolutions will include 1) certifying the Environmental Impact Report (EIR) and adopting the Mitigation Monitoring Program for the River District Specific Plan, 2) a Resolution amending the General Plan land use diagram for various parcels in accordance with the River District Specific Plan; 3) a Resolution rescinding the Richards Boulevard Area Plan (RBAP) and Facility Element; 4) a Resolution amending the 2030 General Plan Circulation Element in accordance with the River District Specific Plan; 5) a Resolution adopting the River District Specific Plan, Design Guidelines, and Infrastructure Financing Plan; 6) a Resolution amending the Railyards Specific Plan relating to the future operation of 5th and 7th Streets; 7) a Resolution amending the Bikeway Master Plan in accordance with the River District Specific Plan; 8) a Resolution approving a Water Supply Assessment Report for the River District Specific Plan Project; 9) a Resolution rescinding the Discovery Centre PUD; 10) a Resolution adopting the River District Design Guidelines for the River District Design Review District; 11) an Ordinance establishing the River District Design Review District; 12) an Ordinance adopting the River District Special Planning District; 13) an Ordinance nominating properties in the River District Specific Plan Area as Landmarks and nominating the North 16th Street Historic District and its’ Contributing Resources for listing in the Sacramento Register of Historic and Cultural Resources; and 14) an Ordinance rezoning various parcels in the River District.

The 773-acre River District area project proposes policies to support a transit-oriented mixed use urban environment that would include 8,144 dwelling units, 3.956 million square feet of office, 854,000 square feet of retail/wholesale, 1.463 million square feet light industrial, and 3,044 hotel units. The District is currently home to 386 residential units, approximately 5.07 million square feet of industrial uses, 384,000 square feet of retail/wholesalers and 1.312 million square feet of office. No timeline has been given as to when construction will begin.

Streetcar Planning Study

On Tuesday the 8th, the Sacramento City Council will adopt a resolution authorizing the City Manager to execute a professional service agreement with Fehr & Peers to perform a Streetcar Planning Study for an amount not to exceed $310,000. The study would evaluate the feasibility of alternative streetcar routes throughout strategic locations in the City, compare alignments for maximum economic, environmental and mobility benefits, and develop a priority list for funding and implementation.

Since May 2006, the City of Sacramento has worked in partnership with the City of West Sacramento, Regional Transit (RT) and the Yolo County Transportation District (YCTD) to develop a streetcar project that will connect Downtown West Sacramento with Downtown Sacramento (Downtown Riverfront Streetcar line). Over the past several years, guided by a Policy Steering Committee (PSC) and a Technical Advisory Committee (TAC), the initial phase of this streetcar project was designed. The first phase of this project will begin at the West Sacramento City Hall and end at the Tower Bridge. As part of this Streetcar Planning Study and working with these partners, theCity of Sacramento will complete the planning work and determine the alignment for the Sacramento phase of this project.

Courting Disaster

In the current Feb/Mar Sactown Magazine there is well written piece by Rob Turner on the many reasons why the proposed superior county courthouse should NOT be built on Capitol Mall but instead built over at the other proposed site in the railyards. The list of reasons and examples includes the 2002 East End Project that was also a State funded project that ignored the pleas of the Sacramento review board and was not subject to any authority in how it was built... just how like this building will also be exempt to any design oversight. The article really nails it when it talks about how the area would also have a steady stream of felons and accusers at a site that should be reserved for something special.

The articles called "Courting Disaster" and I highly recommend picking it up or viewing it here.

Zwahlen Images Fresh New Look

I’m proud to announce that my photograph website Zwahlen Images has now gone live with a new look and more efficient method to view my photography. I still have many photos that I need to load into the “Archives” section, but in the mean time, please enjoy my new Masterhead slideshow where I have many of my favorite images rotating in random order.  Thank you for viewing both my blog and photography website, it keeps me motivated to continue posting new stuff when I know others out there also enjoy it too.

Gateway on Fremont Park

A $15 million proposal by Sukna Global Holdings has been chosen by CADA to development the East End Gateway Site 4, which is located across from Fremont Park. Named Gateway on Fremont Park, the proposed 30 for-sale luxury condominiums include 5th floor penthouse units that include panoramic views of Fremont Park. The Gateway Development Project includes street level retail space and 30 covered parking spaces.

The five-story, mixed-use developments would also include a farm on the roof that could grow crops and breed fish to possibly be served in the ground-floor restaurant. Condo price would start at $370,000.The proposals scheduled to submit a preliminary financing plan by June 27, 2011, a design program by September 27, 2011 and evidence of financing by October 27, 2011.

Sacramento Proposals of Times Past

Lot A on Capitol Mall 1989

A little over two years ago I started a thread on Skyscraperpage.com devoted to the many proposals that never saw the light of day in Sacramento and the many reasons why they failed. Scattered over seven pages, about thirty proposals (with more to come) and renderings detail the many reasons why they failed. Everything from tight financing forces, Federal government mandate, and limit height to protect the Capitol, it's a trip down memory lane and will make you wonder what our city could have been. A big one I still need to put together and post is from the late 1980’s when the Centrage project along along with many others as time permits me. Click here to check it out.


The Civic Tower 1990
North West corner of 10th & H Street



 

Steel Rises at Sutter Medical Center

About two weeks ago I noticed steel being erected for the Anderson Lucchetti Women’s and Children’s Center on Thirtieth Street. This should be the time when we start to see big changes as the frame for the 153.5 ft tall structure rises next to the Capitol Freeway. Sutters Midtown project can also be viewed by a web cam right here.

Broadway Triangle Development

Located along the north side of Broadway between 34th St & 3rd Ave in Oak Park, a request has been made to the Preservation Commission to develop a mixed use development consisting of 29 residential units and approximately 9,000sf of commercial space, 40 parking spaces, and several small urban park areas. Two of the structures involved in the project are existing historic structures, and several of the proposed new structures are to be constructed on vacant lots within the Oak Park Historic District. The parking for the project will be onsite garages and parking spaces as well as the introduction of on-street angled parking along 35th Street.

The proposed project is a collaborative partnership between Mr. Vrilakas and SHRA to activate the existing parcels, and further rehabilitate the Broadway Corridor and the Oak Park Historic District. This project requires a quicker timeline than most due to financing elements required to proceed with construction. The development team would like to break ground summer of 2011.

Railyard Update from Inland American

On Tuesday the 4th, the Sacramento City Council will receive their first update as to what Inland American plans to do with the Railyards since Inland took over last fall after foreclosing on Thomas Enterprises. I don't think Inland will propose much beyond finishing up the 5th &7th Street bridges and put off moving foward with the project till market conditions improve. With both retail and office vacancy rates high in the downtown and the Sacramento area, I can't envision Inland wanting to build anything while the markets are contracting. I think they will either sell off the land in pieces or build a smaller modified version of what was originally proposed. Talk is cheap, so until something is actually under construction, I would not believe much of what you hear.