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  #201  
Old Posted Jul 7, 2005, 8:13 PM
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I 2nd that
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  #202  
Old Posted Jul 8, 2005, 12:22 AM
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I will be MORE than happy to do that. I just am a tad unclear on which Construction projects thread you are talking about. If you could tell me where that is in the website, I will start that up!
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  #203  
Old Posted Jul 8, 2005, 4:23 AM
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its in the sub-forums of projects and construction, such as this one entitled, construction progress threads, or something like that
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  #204  
Old Posted Jul 12, 2005, 2:27 AM
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Well the first downtown OFFICE development in quite some time, has been announced.

San Antonio Business Journal

Downtown building being eyed for office-condo make-over
Tricia Lynn Silva

San Antonio native Hans Lindberg has a plan to take what is now a tired downtown office building and turn it into the first commercial condominium development for downtown San Antonio.

Lindberg is the managing partner behind 425 Soledad Ltd., the investment group that recently purchased the office property at 425 Soledad from New York-based financial services firm Morgan Stanley. Lindberg's plan: To open up the building to office users who want to own their space.

This office-condominium concept has already been rolled out in other parts of the city. But Lindberg is the first to bring this concept to downtown San Antonio, notes David Ballard, who is the vice president of the San Antonio office of Stream Realty Partners LP.

Stream, which is headquartered in Dallas, is handling office sales and property management for the Soledad project.

The 65,800-square-foot building is currently 30 percent occupied, Ballard adds.

A lawyer and certified public accountant (CPA) by trade, Lindberg has performed the due diligence for several real estate transactions. Asked why he opted for a downtown property for his first real estate investment, Lindberg says that things simply fell in place.

Although Lindberg declined to divulge a specific amount, he says that the partnership will be spending several million dollars to rehab the building -- starting with plans to completely gut the inside of the property. The demolition work is scheduled to begin soon.

"The first thing we are going to do is clean house," says Lindberg, who says that over the years the building has become an outdated eyesore.

Updates to the building will include a new HVAC system -- and a sprinkler system, something that isn't even incorporated in the building at this point. The lobby will be decked out with marble floors and several water features.

Says Ballard: "It's going to have high-end, Class-A-type finishes."

The building will also be brought up to standards set out by the American with Disabilities Act, he adds.

Take it home
The downtown office market is also in need of a boost, so fresh ideas like an office-condo project seem a good fit, Lindberg says. According to the most recent office-leasing report from local firm REOC Partners Ltd., the downtown office market had a vacancy rate of 21.4 percent as of March 31.

"I know it is a big risk," Lindberg says. "But at the end of the day, I believe it will be a good risk to take."

"This building has been off of the radar screen for a long time," adds Ballard. "We saw an opportunity and took advantage of it."

The building consists of eight stories, plus a basement. The floorplates measure 8,609 square feet -- which has made the project ideal for tenants wanting to own an entire story. To date, three floors have been purchased and negotiations are pending on another three, Ballard says.

Broadway Bank, which occupies the first floor of the building, will stay on as a tenant, he adds.

"It's all happening very fast; we've been encouraged by the response," says Lindberg, who adds that he expects that the project will be completely sold off by the time it is re-introduced to the market next spring.

Meanwhile, factors such as low interest rates and the opportunity for a company to acquire its own space help to fuel the desire for office condos, Ballard says.

"It's the idea of being able to control your own destiny, to control your facilities costs and to have a return investment," adds Michael E. Reyna, who is the president of locally based TC Austin Properties. The firm, in partnership with Laredo-based Alfra Development, is developing an office-condo community in North San Antonio called The Park.

"The way many business owners look at it (is that) 'I invest in my company, I might as well invest in the real estate, too,' " Reyna says.

In the past, companies looking to be downtown had only a few choices, Reyna explains. They could either lease their space or buy a larger office building.

"I feel confident that this is a concept (office-condos) that people will grasp easily," says Lindberg, who adds that he liked the idea of taking a tired building and creating something new for the downtown office market. "It's time to take this building home."
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  #205  
Old Posted Jul 12, 2005, 3:07 AM
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one question, where did the official Hyatt San Antonio Convention Center Construction thread go? The projects and constrution main thread seems to have disappeared!
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  #206  
Old Posted Jul 12, 2005, 3:57 AM
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it went to highrises, look for it boy!

i see you found it
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Last edited by jaga185; Jul 12, 2005 at 4:31 AM.
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  #207  
Old Posted Jul 13, 2005, 12:44 AM
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^^^
425 Soledad........isn't that the butt-ugly mid-rise building across from the Crowne Plaza hotel? Ughh....they should just tear the bitch down and build something worthy in it's place.
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  #208  
Old Posted Jul 13, 2005, 12:48 AM
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Quote:
Originally Posted by starvinggryphon
...they should just tear the bitch down and build something worthy in it's place.
LMAO, thats got to be one the most daring thing someone has said about the architecture of San Antonio even if you are from here, do you have a picture of it?
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  #209  
Old Posted Jul 15, 2005, 7:39 AM
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Re: San Antonio Projects and Construction

Quote:
Originally Posted by texboy
- Dillards Lofts. 62 Condos are planned to go in over the Dillards department store downtown. (This one may be stale at the moment, bc the mall has new owners)
This has been canceled due to new owndership, they are not looking into it at all I believe, the entire 4-5 page report is under BizJournals, the magazine article.
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  #210  
Old Posted Jul 16, 2005, 9:06 PM
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Hey SA guys... the San Antonio pages needs quite a few diagrams.
http://skyscraperpage.com/diagrams/?c98
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  #211  
Old Posted Jul 17, 2005, 1:26 AM
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yea, ive been saying that for quite a while now....diagrams and pictures?

First off how do you do the drawing for the diagram? Secondly how do you get it on there, and finally how do you get pictures to be put into the gallery?
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  #212  
Old Posted Jul 19, 2005, 11:03 PM
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This is the building in question:



If you stomach still hasn't turned drive by there and look at it from the side and see how it spoils the view of everything around it.
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  #213  
Old Posted Jul 20, 2005, 3:35 AM
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Yeah, that's a piece of shit.
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  #214  
Old Posted Jul 20, 2005, 2:02 PM
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well jumping off topic here for a sec, I thought this was a good article. Its about time SA's airport catch up with the rest of the city!

David Hendricks: Getting there from here — nonstop — grows easier all the time
Web Posted: 07/20/2005 12:00 AM CDT


San Antonio Express-News


The old saying that you can't get to heaven from San Antonio except through Dallas or Houston doesn't apply anymore.

With three new nonstop flights added in the past few months, San Antonio now has nonstop service to 28 U.S. and Mexico airports in 26 cities.

San Antonio International Airport also has same-airplane service — involving one or two stops — to 61 markets.

These numbers improved recently when Frontier Airlines began nonstop service to Denver. United Airlines recently added a nonstop flight to San Francisco, and Delta Airlines started a nonstop to Orlando.

Still, San Antonio tourism and economic officials continue to press for more nonstops and same-plane destinations because of the slump in convention bookings for 2007.

Attracting additional nonstop and same-plane routes will mean more conventions and more business activity for San Antonio, said Marco Barros, executive director of the San Antonio Area Tourism Council.

The top three factors meeting planners consider when booking convention centers are hotel rates, availability of nonstop and same-plane flights, and the proximity of the airport to the convention center.

San Antonio scores relatively well on hotel rates, and the Convention Center is only 10 miles from the airport. The biggest challenge, therefore, is adding more direct flights.

The existence or absence of direct flights is not such a big factor when it comes to convention visitors. They usually travel wherever the convention is slated. The critical factor, Barros said, is convincing the meeting planners.

Looking at the accompanying list of nonstop destinations, several stand out in importance to San Antonio's economy.

San Antonio's business community never fought harder than it did in the 1990s for a direct flight to a New York City airport. Continental Airlines took a chance with a nonstop between San Antonio and its Newark, N.J., hub. Passenger volume has been consistently high enough that the route still operates with twice-a-day flights.

Delta offers same-plane, one-stop service through Atlanta to Newark, and Northwest flies to LaGuardia via Memphis.

Nonstop flights to Cincinnati are vital these days, as that's the airport nearest Toyota Motor Corp.'s U.S. headquarters.

The 20 nonstop and same-plane San Antonio-Mexico City flights weekly prove how important Mexico is to the South Texas economy.

What's still missing, despite years of efforts, is a nonstop flight to Washington's Reagan National or Dulles airport. Such a route would make flying easier for the high volume of travelers involved in San Antonio's federal contracting industry. And many national associations that hold conventions are in the Washington area.

But Reagan's limited number of gates makes gaining a route there next to impossible.

The best nonstop option for San Antonio-Washington remains Southwest Airlines' nonstop service to Baltimore. Midwest, however, does have a same-plane route to Reagan National, stopping in Kansas City.

The capacity of San Antonio International Airport is another factor in adding more nonstop flights. Last year, the airport landed on a list of airports nearing capacity.

A $426 million expansion project through 2011 will help avoid congestion. The expansion includes more gates, an additional parking garage and longer runways.

The older Terminal 2 will be demolished at some point, making way for two new terminals. The newer Terminal 1 will be redesigned Terminal A. The new Terminal B on the site of the old Terminal 2 will have seven gates. The planned Terminal C will be built in phases, first with five gates, then six more.

One commercial airline runway will be lengthened, said Barbara Prossen, assistant to the city aviation director. The general aviation runway will be rebuilt and lengthened to serve both general aviation and commercial airlines.

Denver-based Frontier studied the San Antonio market for four years before jumping in. "The 80 percent passenger loads the first two weeks showed them they were right," Barros said. He added that Frontier is considering a San Antonio-Cancun route.

Having recently attracted Frontier Airlines, the city has another carrier airline in its sights. The tourism council has invited a top JetBlue Airways executive to speak at the council's 10th anniversary banquet in mid-September, Barros said.

JetBlue, an expanding airline based in New York, would boost airline access to numerous East Coast destinations if it started service here.

It won't be a secret that JetBlue will be lobbied to add San Antonio. The executive will be given plenty of information about the San Antonio market to take back to JetBlue Chief Executive David Neeleman.

What JetBlue officials will see is a growing city and airport with room for more business.
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  #215  
Old Posted Jul 21, 2005, 12:24 AM
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Good news for the airport!

And yeah, that monstrosity needs to get the bulldozer, it's ugly, and nicer 8 story building can go in its place, and who knows, if the market goes well for this building, maybe a new project can go up, because right now all it is, is just hotel' s residential make-overs, escept for our 32 story friend still in the planning process.
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Last edited by jaga185; Jul 26, 2005 at 12:48 AM.
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  #216  
Old Posted Jul 21, 2005, 8:33 AM
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Quote:
Having recently attracted Frontier Airlines, the city has another carrier airline in its sights. The tourism council has invited a top JetBlue Airways executive to speak at the council's 10th anniversary banquet in mid-September, Barros said.

JetBlue, an expanding airline based in New York, would boost airline access to numerous East Coast destinations if it started service here.

It won't be a secret that JetBlue will be lobbied to add San Antonio. The executive will be given plenty of information about the San Antonio market to take back to JetBlue Chief Executive David Neeleman.

What JetBlue officials will see is a growing city and airport with room for more business.
Yes!
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  #217  
Old Posted Jul 21, 2005, 3:43 PM
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Yea, having Jetblue on the roster would most DEFINETLY be a plus! Man oh man, the amount of planes flying over my house these days is amazing. Its good to see SAT getting its pre 9/11 flights back and then some!
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  #218  
Old Posted Jul 23, 2005, 2:04 AM
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This sounds really interesting! I will be anxious to see the final result!

Developer has West Coast office-condo idea for S.A.
Web Posted: 07/22/2005 12:00 AM CDT

Adolfo Pesquera
Express-News business writer

The first time developer George Atallah walked through gently sloping hills in a forest of great Texas live oaks and across a creek to stand on a hill and view the surrounding 111/2 acres, all he had to say was, "That's it. It's perfect."

Across Interstate 10 from George Strait's house at The Dominion will be One Dominion Place, a 23-building high-end business park unlike any in San Antonio. It's designed to look like a residential extension of The Dominion and to be so pleasant that the boss can leave for home by walking upstairs.

"You have a parklike setting with temporary lodging above your office," said Atallah, the developer who bought this former Hill Country cow pasture. "You'll have a jogging trail around the creek, a gym, clubhouse and conference room."

The "office condominium" concept, with businesses owning their space instead of leasing, has been in vogue lately. In the past three years, almost a dozen such projects have been started or are about to break ground. But none are like Atallah's. About half of this 180,000-square-foot project will be office condominiums.

The second floor of each Mediterranean-style building is being marketed as a residence for temporary lodging of executives and guests of the ground-level business. In addition, Atallah is reserving 30,000 square feet of buildings facing the I-10 access road for a bank, Italian restaurant and retailers.

The biggest challenge has been saving as many of the site's 300 oak, pecan and cedar trees as possible. Engineers at Carter Burgess and architect Laura Vanoni came up with a meandering master plan that places buildings in every direction to wedge them between stands of trees and fit the flatter contours of the slopes.

Project manager Jim De La Garza estimates the design will save close to 90 percent of the trees. City planners worked with the design, providing a waiver to the city parking requirements to save trees.

"A project of this size would've required 600 parking spaces," De La Garza said. "We cut that by almost 200."

Advance sales have gone well. Five building sites have been sold, and construction will begin next month. Costs are estimated at $150 a square foot, or about $300,000 for a 2,000-square-foot building.

Christopher Felán, a real estate developer for Houston-based Press Investments, sold the land to Atallah after obtaining the office zoning. Felán then bought a site at the park so he could live above his office during the week. He travels home to Houston on weekends.

Phyllis Browning Co., the real estate brokerage known for handling high-end homes, is aggressively marketing One Dominion Place in Mexico and California. It's also getting national exposure through the Christie's Great Estates publication, said agent Diane Motz.

The concept of office condominiums with residential second floors in a park setting is unique for San Antonio, but it is popular on the West Coast. Atallah did such projects in the San Francisco Bay area before moving to San Antonio in 1995.

Until now, Atallah's real estate projects have been small high-end residential communities and strip centers. But when the office market showed signs of a rebound, he began his search for an appropriate site.

He expects to complete the clubhouse and the retail locations this fall and the entire project within two years.

Atallah, who is also a mortgage broker, runs Concord Funding & Investments Inc., which will relocate to One Dominion Place. Among the other businesses planning to open offices are custom homebuilder Ocean 2 Ocean and TransWorld Leasing, De La Garza said.

The land farthest back, where the elevation is highest, is reserved for their most exclusive residents. Atallah said he isn't pushing it. He doesn't need to, given the interest.

"That's our millionaires' row," De La Garza said. "A couple of our clients looking at that have assets of $100 million."
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  #219  
Old Posted Jul 23, 2005, 8:59 PM
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I don't know if I like this one, it may be a great idea, and definately new to SA, but its bit ways off from the city, is the Dominion even in San Antonio? Anyway, I also heard that World Savings is putting a regional headquarters here also, I was told it was annouced on the new last thursday, but I could be wrong, I will try and find more information on it.
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  #220  
Old Posted Jul 24, 2005, 12:58 AM
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There are three "office condo" developments currently U/C downtown. So I'm not bothered with one being across from the Dominion.
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