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  #21  
Old Posted May 27, 2005, 6:43 AM
SayTownboy SayTownboy is offline
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Park North Plaza



Central Park Mall was one of San Antonio's earliest indoor mall and at one time a very successful mall. But then its neighrbor North Star Mall, just across San pedro Ave., became San Antonio's powerhouse mall. Central Park Mall quickly became an ugly after thought for retail at the San perdo/410 interchange. Tenants left, people stop going, it became a ghost town. All that stood was a Sears. But then last year developers bought what was called the best piece of retail land in all of SA (at a very very busy San Pedro and 410 Interchange) and is now building Park North Plaza.

Over three Million square feet of retailers are located in this regional intersection; including North Star Mall, which is anchored by Saks Fifth Avenue, Macy's, Foley's and Dillards.

Day time population within two miles is in excess of 123,000 individuals and in excess of 280,000 vehicles per day circulate the Park North site.

Central Park Mall was recently razed and construction has just begun on Park North Plaza.
































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  #22  
Old Posted May 27, 2005, 7:00 AM
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The Shops at La Cantera







Quote:
A preeminent open-air retail marketplace in the exclusive Texas Hill Country with Neiman Marcus, Nordstrom, Dillard's and Foley's.

Located on 1604 just west of I-10.

Nestled at the foot of the Texas Hill Country, The Shops at La Cantera will be reminiscent of a lively mercado, filled with an abundance of retail offerings from Neiman Marcus, Nordstrom, Foley's and Dillard's. Located in northwest San Antonio, an area known for its wealthy international visitors and high-income residents, The Shops at La Cantera will enjoy unparalleled access to a metropolitan area of explosive growth. A bustling main street, naturally landscaped courtyards, shaded arcades and meandering water features will serve as an enchanting backdrop for retail shops and world-class restaurants.

Construction on this 1.3 million-square foot began in 2003, and is scheduled to open in Fall 2005.
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  #23  
Old Posted May 27, 2005, 7:03 AM
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REGAL HILLS



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Regal Hills is located in Texas’ most dynamic growing North San Antonio market with a population of over 1.5 million within a 20 minute drive. The center will feature a versatile mix of national and regional retailers and a lifestyle element featuring indoor and outdoor dining, cafes, bookstore and entertainment retailers. This open air center is architecturally designed with pop fountains, lush landscaping in a pedestrian friendly setting for locals and families to enjoy.

Regal Hills is a super regional power center with a lifestyle component featuring a diverse mix of regional and national specialty retailers and anchor stores including indoor and outdoor dining, entertainment, bookstore and cafes. The center is centrally located on the southeast corner of State Loop 1604 and Interstate 10.

Construction will begin in early 2005, with a projected opening in the Fall of 2006.


Cross Streets:
Southeast corner of State Loop 1604 and I-10

:: Interstate Access:
I-10

:: Metro Center:
San Antonio, TX

:: Type of Center:
Super regional power center with lifestyle component
::

Description:
650,000 square foot regional power center with 100,000 square foot lifestyle component

:: Total Gross Leasable Area:
750,000 Sq. Ft.

:: Year Opening:
Construction to commence early 2005
Scheduled opening Fall 2006
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  #24  
Old Posted May 27, 2005, 7:14 AM
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Hotel Contessa







Covered at the top of the thread by Texboy.
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  #25  
Old Posted May 27, 2005, 7:26 AM
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texboy, I hope you don't mind, I started a Devlopment thread at another board and used some of your posts, I did crdit you of course, hope it's ok. If you don't like it, I'll be more than happy to remove them.

Here's the LINK.
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  #26  
Old Posted May 27, 2005, 1:54 PM
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haha its cool. Its good we have this going!
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  #27  
Old Posted May 27, 2005, 2:01 PM
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San Antonio Retail Update/Status Report... from United Commercial Realty's website:
http://www.ucrrealty.com/news_detail.php?id=45

-------------------------------------------

Texas Retail Update - San Antonio
May 9, 2005 by Jeanne M. Peterson

There can be no doubt that San Antonio is experiencing an abundance of growth throughout its industries and key economic factors. San Antonio has firmly established itself as a major Texas city. From advances in its biotechnology services fields to the manufacturing industry with the Toyota plant construction and the explosion of retail projects; San Antonio has seen positive growth as a result of its diversified economy.

The release of the 2004 Fourth Quarter Economic Report, from the Greater San Antonio Chamber of Commerce, marks the eleventh consecutive quarter of positive growth for San Antonio. The job market has expanded rapidly with over 12,000 new jobs added in 2004 alone and economic forecasters anticipating an additional 18,500 jobs for 2005. In comparison with other major cities in Texas, San Antonio generated almost twice the number of new jobs than Austin. In mid-April San Antonio received another boost to its current economic trend with the announcement that the National Security Agency (NSA) had leased the former Sony chip plant on the West Side, and will bring in 1,500 white-collar jobs while simultaneously attracting more military contractors and suppliers to the area as well.

Records continue to be broken as housing-starts surpass those from 2003 by 12 percent. During 2004 12,700 starts were recorded and the projection for 2005 is expected to increase by 5 percent. In the first quarter of 2005, San Antonio Water System (SAWS) has already approved water and sewer service for over 14,000 new homes, to be constructed on the Northwest Side. Residential growth is driving retail growth in San Antonio. Thanks to this housing boom, 180,000 new residents are expected in West San Antonio alone in the next decade. The North-Northeast and Northwest areas are experiencing major growth as well. San Antonio’s superb cost of living is fueled by the healthy demand in the housing market as well as competitive pricing due to the many new builders entering the market including California based Standard Pacific Corp. which recently opened an office in San Antonio. Existing home sales also increased over the past year with as increase of over 8 percent.

Commercial real estate values have also taken an upward turn. Retail development is brisk and the leasing activity is extraordinary. With the demand so high and the supply relatively low, rental rates are increasing. At the end of the fourth quarter of 2004 average rate per retail square foot was $14.75. Within the past year retail vacancies fell just under 1.0 percentage point, notwithstanding the addition of over 900,000 square feet of retail space.

One shadow on the retail market in San Antonio is the Walzem Road/East area. The area is struggling with enormous vacancy, including Windsor Park, a dead mall. While the market is good, there is always room for improvement and clarity of the Unified Development Code (UDC) put into effect two years ago is still subject to interpretation. Government bureaucrats and developers and their engineers don’t always agree on the intent of the written word. Stricter interpretation would actually be more helpful in that it would create more consistency. The San Antonio retail market will continue to be strong in 2005 and 2006, but it will be sensitive to the interest rate. As interest rates rise, so will cap rates, and building activity will slow some. However, there is currently a lot of money available in the lending and equity markets. As long as it does not get too expensive, the financing environment will continue to be strong.

All types of retail projects are doing well, especially big box and lifestyle centers. Big box and lifestyle tenants, like Super Target, HEB and Wal-Mart Supercenter are the most sought-after retailers in part because they attract other tenants. The submarkets currently reflecting the most intense development and growth are found in the North- Northeast and Northwest areas. Berndt Interests, Inc., Birnbaum Property Co., General Growth and many other developers are working on major retail projects in those areas. The highly anticipated Shops at La Cantera will debut high-end retailers such as Neiman Marcus, Nordstrom, and Tiffany & Co. into the San Antonio market beginning in September 2005. Over 4 million square feet of retail space is proposed, at the intersection of IH-10 and Loop 1604. The planned developments at US 281 and Loop 1604 and Potranco Road and Loop 1604 have put San Antonio on the list of top Texas cities for retailers to consider.

Source: San Antonio Express News
“Economy in SA propels it to the top” 2/11/05
“Another big year expected in the housing market” 2/17/05
“California home builder enters SA market” 3/7/05
“SAWS OKs service for big subdivisions” 3/16/05
“NSA will let its dollars do the talking” 4/16/05
Metrostudy Report - 2004
Greater San Antonio Chamber of Commerce
“2004 Fourth Quarter Economic Report”


©Copyright 2005 United Commercial Realty. All rights reserved. | Disclaimer
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  #28  
Old Posted May 27, 2005, 2:22 PM
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Great article!
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  #29  
Old Posted May 27, 2005, 3:14 PM
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http://photobucket.com/albums/y280/T...alStoneOak.jpg

This is the new Methodist Hospital of Stone Oak!

Last edited by texboy; May 27, 2005 at 3:19 PM.
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  #30  
Old Posted May 27, 2005, 3:25 PM
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I really like the Central Park redevelopment (Park North). The mix of retailers will compliment the higher-end stores of neighboring North Star Mall. Even with some of the big box retailers, it does seem a bit more dense than most surrounding retail centers.

Has the old Sears store been torn down too, or is it still up and being reconfigured as a Sears Grand? We're also getting a Sears Grand here in Austin (Parmer and I-35). I see that JC Penney will also build one of their new format stores (which are mostly located in strip malls/power centers).
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  #31  
Old Posted May 27, 2005, 3:42 PM
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Sears has not been torn down yet. What they have started is some digging and excavation at the Northwest corner of the project.
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  #32  
Old Posted May 27, 2005, 7:35 PM
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The Tower of Americas renovation should really be a big boost for the structure. Most of the renovations will be on the inside. Landrys will be a much better tenant I think!


Tower Restaurant to close after 37 years

After 37 years of continuous operation, Tower of the Americas Restaurant will officially close on Monday, May 30.

This date marks the end of locally based Frontier Enterprises' contract with the city to operate the restaurant. The restaurant, which sits atop of the city's tallest landmark, first opened as part of HemisFair '68.

Last year, City Council voted to award the Tower Restaurant contract to Houston-based Landry's Restaurant. Landry's operates more than 280 full-service restaurants in the United States, including a Landry's Seafood House and a Joe's Crab Shack in San Antonio.

The restaurant will be closed for more than a year and will undergo $9 million worth of renovations. The new Tower Restaurant operated by Landry's is tentatively slated to reopen in late 2006.
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  #33  
Old Posted May 27, 2005, 8:54 PM
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Stone Oak Methodist Hospital:

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  #34  
Old Posted May 27, 2005, 8:57 PM
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Ok how do you do that!?!?! The only thing that I know how to do is put a link on there to a piture page!
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  #35  
Old Posted May 27, 2005, 8:58 PM
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One of the coolest things about Park North has to be this:



It's called Plaza Sky Park. From the looks of it, it seems to be a parking structure with a "park" on the roof. water features, grass, and a basketball court.

Edit: Didn't notice it had a track.

Edit: Or a beach volley ball court.

Last edited by SayTownboy; May 27, 2005 at 9:05 PM.
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  #36  
Old Posted May 27, 2005, 9:08 PM
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Quote:
Originally Posted by texboy
Ok how do you do that!?!?! The only thing that I know how to do is put a link on there to a piture page!
Just get the .JPG link and code it with [img]**[/img].

** = .JPG link.
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  #37  
Old Posted May 27, 2005, 10:16 PM
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Quote:
Originally Posted by SayTownboy
[b]Villaje Del Rio. Mixed-use redevelopment project underway with retail, office, and apartments. To be built off of of Broadway St. and the San Antonio River in north Downtown.

This project is pretty much dead, unfortunately.... read these

Lawsuit, disputes plague project
Web Posted: 12/07/2004

Adolfo Pesquera
Express-News Business Writer

Real estate developer George Geis dreamed, toiled and campaigned for more than 13 years to transform an old strip of auto sales lots along Broadway north of downtown into a vibrant complex of apartments, offices and retail businesses.

Construction began on the 4.5-acre project in the summer of 2003 with a $17.5-million loan underwritten by the U.S. Department of Housing and Urban Development.

But the project is now more than a year behind schedule, and a falling out between Geis and an old friend has led to a lawsuit that, should the court decide against Geis, would strip him of control over the Villaje Del Rio development.

Geis had hoped to complete the complex — with its multistory central parking garage, 253 apartments and 48,000 square feet of retail and office space — by about now. Now he hopes to see it finished by early May 2005.

"We have to finish pouring the concrete," Geis said. "Then it's just a matter of finishing out, get all the curbs and landscaping in so the project looks complete."

Geis admitted that even excluding the many rain delays, the construction work is six months behind schedule.

"It is unusual," he said without elaborating.

Since the project's inception, four subcontractors had filed mechanic's liens on it. An electrical contractor and an engineering firm acknowledge they were later paid in full, but there was no county online record of a lien release from the fire sprinkler installer, who could not be reached.

Geis claims all were paid except a $481,302 bill from Safety Steel Service Inc., the firm that supplied and installed the steel for the parking garage.

"We're trying to get it resolved right now," Geis said.

Geis also is trying to resolve a lawsuit he is embroiled in with Marcia Sampson-Hayslip, a former friend who loaned him money for the project. Geis contends the suit is not affecting the project, nor has it taken up much of his time. Nevertheless, the dispute does not appear to be lifting anytime soon.

Geis took Sampson-Hayslip to court in February when she attempted to foreclose on the land. Her notice of foreclosure was filed because she claimed Geis refused to pay a $200,000 promissory note that was long past due.

A district court judge granted Geis a temporary injunction to prevent her taking the land.

Answering through her attorney, Thomas Bassler, Sampson-Hayslip complained that she had been involved in the project since 1995. She said she supplied the Villaje Del Rio name, provided the artistic renderings Geis relied on for his presentations to prospects, and was "repeatedly reassured (that she) was part of the team."

Sampson-Hayslip alleged Geis relied upon her contacts for clients. She spent $75,000 to renovate the old Smith Chevrolet showroom into a prototype of a Villaje Del Rio unit as part of Geis' marketing efforts. She also had intentions of running an interior design business in Villaje Del Rio.

She said their relationship ended when Geis would not repay the note, which came from monies she had taken out of a trust. She claimed that when she filed a notice of foreclosure, Geis evicted her from the Smith Chevrolet showroom without notice and confiscated some of her valuable antiques and heirlooms.

"I didn't evict her," said Geis, who believes the claim is the result of her attorney positioning her for trial. As to her other claims, Geis calls them laughable.

"It's 100 percent false," he said. "She never did any drawings, never did any designs, never put any money into the project and she didn't sign the note."

Geis, however, acknowledges that they were once good friends.

"That is what's so surprising about all this," he said. Geis claims the dispute is really over offsets between what each owes the other.

"She has a lien on the property that was not dismissed at closing," Geis said. "I have some offsets on rent where she was leasing a property from me."

Geis claims there was an undetected error when the promissory note was drafted that committed a parcel of land Geis was building his development on and mixed it in with parcels on land she was leasing.

"There's a title policy on the property guaranteeing that there were no errors," Geis said. "Nobody picked up on it, not even the title company."

Bassler said that if his client is successful with the foreclosure, "she would own the project. But realistically, if it gets to that point, they're going to pay us off one way or the other."

In addition to the money claims, Sampson-Hayslip is asserting through another attorney, Ed Batis, that there is a de facto partnership between her and Geis that should be formalized and recognized by the court. A trial date is set for May.

Meanwhile, Geis pushes ahead with the project, hoping for a settlement and anxious to get tenants. He has no doubt of the project's potential.

"We get about 75 calls a month," he said. "Over the weekend, I got about 12 calls. We're showing the commercial building now."



--------------------------------------------------------------------------------



Villaje Del Rio project still faces uphill battle
Web Posted: 04/02/2005

Adolfo Pesquera
Express-News Business Writer

Despite the disassembly of a construction crane this week, the developer of Villaje Del Rio — the conspicuously massive, partially finished apartment, retail and office complex at Broadway and Interstate 35 — insists the project may be moving forward soon.

Project owner and manager George Geis spent long hours this week with attorneys trying to salvage the project.

Villaje Del Rio was to have been his crown jewel. He has worked on the development since the early 1990s, planning for a central parking garage, 253 upscale apartments and 48,000 square feet of retail and office space.

Construction began on the 4.5-acre site in the summer of 2003 with a $17.5 million loan underwritten by the U.S. Department of Housing and Urban Development. It was originally scheduled to be complete by mid-2004.

But Geis had disputes with his general contractor, and now faces several lawsuits and nearly $1.7 million in mechanic's liens that subcontractors have filed against him.

Geis anticipates that the lawsuits will be dismissed soon and the subcontractors will return to work in about two weeks.

"We had a long meeting (Thursday) with the lender, HUD and the attorneys," Geis said. "It looks like we've got it resolved. But until the liens are paid, nothing is resolved."

Meanwhile, the only activity that has taken place at the project in recent weeks is the disassembly of the huge construction crane, left dormant for months. It belonged to the original general contractor, Dallas-based Andres Holding Corp. The company has since severed its ties to the project.

Geis became embroiled in a dispute last October with Andres. He notified the subcontractors Oct. 28 that he was terminating the contract. But Andres shot back, telling the subcontractors that it considered the termination legally ineffective.

"It fails to comply with the contractual requirements for termination and the owner has not identified a single fact to support its claim that Andres is in default," the contractor told the subcontractors.

Andres argued in its defense that Geis failed to make payments on time or to fulfill other obligations under the contract. The contractor stopped work Oct. 29, and since then the subcontractors have been fending for themselves.

But several subcontractors hard-hit by the project's halt filed hefty mechanic's liens and lawsuits.

Aluminum Window & Glass Store, a small San Antonio business, filed a lien in February for $319,084. Safety Steel Service Inc. claimed it was owed $481,302 for the steel it supplied and installed in the multistory parking garage.

CFS Concrete Forming Structures made claims against Geis and Andres totaling $715,795 for its installation of "all formwork, shoring and reinforcing and concrete."

Safety Steel Service and CFS Concrete Forming Structures retained attorney Lee C. Elms to represent them in separate lawsuits filed in December and March.

Geis said the subcontractors would not be paid as much as they claim in their liens because they included their retainages — accounts held by the bank that are drawn out on a periodic schedule to ensure completion.

"We want to get those subs back on the job," Geis said. "To show good faith, we're releasing a portion of the retainages."

Geis said he has not yet selected a general contractor to replace Andres, but the selection process is under way.

Meanwhile, Geis' lender, Boston-based Berkshire Mortgage Finance Ltd., was acquired through merger last December. The $26.7 million note now belongs to Deutsche Bank Berkshire Mortgage Inc.
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  #38  
Old Posted May 27, 2005, 10:39 PM
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Quote:
Originally Posted by SayTownboy
Quote:
Originally Posted by texboy
Ok how do you do that!?!?! The only thing that I know how to do is put a link on there to a piture page!
Just get the .JPG link and code it with [img]**[/img].

** = .JPG link.
OK, here's my test...

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  #39  
Old Posted May 27, 2005, 10:40 PM
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Hey, it works!
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  #40  
Old Posted May 27, 2005, 10:53 PM
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They'll get the Villaje up and going again.

Trust me.
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