Beacon Riverside Renderings Released
(http://photos.metrojacksonville.com/photos/2824073417_Ddh3rDF-M.jpg)
Hallmark Partners, a full-service commercial real estate company with a portfolio of more than $400 million in property developments, revealed the design for Beacon Riverside, a luxury condominium tower on the St. Johns River in historic Riverside. The planning, design and construction teams for the building are comprised of members that created the Villa Riva Condominiums and 220 Riverside residential projects in the Riverside neighborhood.
Full Article
http://www.metrojacksonville.com/article/2013-oct-beacon-riverside-renderings-released
Nice looking condo tower. Definitely an improvement over the original from a few years back.
Looks like a fun place to live.
This is a great looking design!
Really impressive. Well done Hallmark and design team.
Very very nice...An excellent design. Do we have to worry about Dr.Wood thinking it is "monstrous"?
Quote from: Stephen on October 10, 2013, 02:16:47 PM
Very very nice...An excellent design. Do we have to worry about Dr.Wood thinking it is "monstrous"?
I dunno, there is that "scale" issue. lol
Glad to see people are moving away from some of the awful towers of stucco that were being built everywhere in 2007.
Quote from: Cheshire Cat on October 10, 2013, 02:30:07 PM
Quote from: Stephen on October 10, 2013, 02:16:47 PM
Very very nice...An excellent design. Do we have to worry about Dr.Wood thinking it is "monstrous"?
I dunno, there is that "scale" issue. lol
Doesn't really matter. The site was approved for a larger condo tower a few years back.
I wish this company could somehow get their hands on the unfinished tower on Bay St. Wonder how much longer that will be tied up in litigation?
Quote from: thelakelander on October 10, 2013, 02:34:58 PM
Quote from: Cheshire Cat on October 10, 2013, 02:30:07 PM
Quote from: Stephen on October 10, 2013, 02:16:47 PM
Very very nice...An excellent design. Do we have to worry about Dr.Wood thinking it is "monstrous"?
I dunno, there is that "scale" issue. lol
Doesn't really matter. The site was approved for a larger condo tower a few years back.
Exactly. Isn't this tower lower than what is allowed by the PUD too?
Also, regarding the "scale" thing. This site is located in the "urban transition zone" between Downtown and Riverside. Its a more appropriate location for a large tower than one that is primarily located in proximity to single family. Not that I'm against that project, just saying they aren't really comparable.
It's a shame these renderings don't include and extended riverwalk.
whew ???
I like it
So what is that brick building that is currently at 500 Bishopgate? It looks commercial...
Robin Shepard Group PR Firm. They are moving to Riverplace Tower
No boat dock for residents? Blasphemy!!!
Quote from: danno on October 10, 2013, 02:57:32 PM
It's a shame these renderings don't include and extended riverwalk.
I feel the same way. While Cummer may be a sticking point for further extension, it would be nice to see the possibility left open.
Quote from: CityLife on October 10, 2013, 03:28:40 PM
Robin Shepard Group PR Firm. They are moving to Riverplace Tower
Yup, they have actually already made the move.
Quote from: CityLife on October 10, 2013, 03:28:40 PM
Robin Shepard Group PR Firm. They are moving to Riverplace Tower
Nice. More residents in the core, and slightly less office vacancy downtown. Fringe benefits!
Although it feels like we're such a wasteful culture. We have some 17 floors of a residential building "built" that will never be used (Berkman II), and we're taking down some 16 floors in Avondale (Commander Apts). Out with the old, to heck with the decaying, and in with the new...
Quote from: thelakelander on October 10, 2013, 02:08:49 PM
Nice looking condo tower. Definitely an improvement over the original from a few years back.
Agree on all fronts, though the rendering does indicate it will be a stucco facade with demarcations between floors. It would be nice if somehow design in the city got away from faux stucco. I especially agree that it's an improvement over the previous proposal - that would have been a faux stucco nightmare!
Quote from: Scrub Palmetto on October 10, 2013, 03:50:59 PM
More residents in the core, and slightly less office vacancy downtown. Fringe benefits!
Although it feels like we're such a wasteful culture. We have some 17 floors of a residential building "built" that will never be used (Berkman II), and we're taking down some 16 floors in Avondale (Commander Apts). Out with the old, to heck with the decaying, and in with the new...
The good thing about the 1% in Jacksonville is that they make the city their primary residence, as opposed to an SF or NYC where luxury condo towers are filled with foreigners and jet setters and the buildings are maybe 15-25% occupied at any given time. Permanent residents >>> part-time residents.
Still waiting for more rentals (as opposed to condos) to be built in type 1 or type 3 construction format in infill areas.
Agree that some Jax development trends seem wasteful. Commander Apts would be a perfectly nice place in many cities (that'd be one of the nicest buildings for renters in SF!!! people living there would be able to afford waterfront homes in Jax LoL). It's funny how the less affluent/expensive a city is, the more snobby people are about what's "nice" and what's not. It would never pencil in most cities to demo an 18 floor building and raze a prime waterfront site and rebuild entirely with even less GLA/units than before.
Though if I were a developer, I would never trust Berkman II to be a sound structure. Given the market, that thing's going to be a monument of failure for many years to come. No sane developer will restart that building (would it even be able to be restarted? Cheap contractors/subs, humid/wet elements in Jax, now a half decade exposed - that thing isn't sound if Confucius said so himself).
More of these please, thank you very much :)
I like it! There's some level of Frank Lloyd Wright inspiration that I'm picking up. At least at the top. Speaking of, I wish the top were more dramatic and soared a little more...but I can't complain overall...it will be a great addition.
Quote from: danno on October 10, 2013, 02:57:32 PM
It's a shame these renderings don't include and extended riverwalk.
I'm not sure, but I believe the old 2005 PUD included language about having a public riverwalk between Bishop Gate and Lomax Street. I wonder if that's still a part of the plan?
"The building embodies the rich traditions of Riverside architecture refined to reflect an updated design with modern features and amenities. "
Hmm. Could someone help me see where the "rich traditions of Riverside architecture" are reflected in this building? Not saying they're required to echo the area's architecture, as the property's location and currect PUD are baked into the cake pre-Overlay, but the claim that the building is any way related to its surroundings is, IMHO, bogus. (Are they claiming Prairie Style because of the overhangs? Haven't seen too may hi-rise Prairie buildings, so need some guidance.)
Hoping this design is improved . . .
Quote from: danno on October 10, 2013, 02:57:32 PM
It's a shame these renderings don't include and extended riverwalk.
I agree that would be nice, but it seems like those would be two totally different projects, with the city dealing with any extension to the riverwalk. I would have been pretty surprised to see an extended riverwalk, and a condo tower all in one big gulp; Who knows, a riverwalk extension could come later.
I'm with the group that's panning this as 'meh'.
I don't see anything that resembles cutting edge, nor do I see anything that 'embodies' what's existing in the neighborhood. What would one say that IS the embodiment of the existing neighborhood?
Where is the parking? (for the cars or the boats)
Is the decorative ivy going to be purchased in 25-30' lengths?
Looks like stucco to me. Jacksonville Beige, even.
The only color that 'pops' is the back-lighting of the glass along the river. Everything else seems kind of bland.
Now.... Don't take those comments and think that I don't approve of the project. I think it's worlds better than much of what I see up and coming. I think it will be a fantastic project; I'm just not completely smitten with the exterior.
Quote from: grimss on October 10, 2013, 11:28:30 PM
"The building embodies the rich traditions of Riverside architecture refined to reflect an updated design with modern features and amenities. "
Hmm. Could someone help me see where the "rich traditions of Riverside architecture" are reflected in this building? Not saying they're required to echo the area's architecture, as the property's location and currect PUD are baked into the cake pre-Overlay, but the claim that the building is any way related to its surroundings is, IMHO, bogus. (Are they claiming Prairie Style because of the overhangs? Haven't seen too may hi-rise Prairie buildings, so need some guidance.)
Hoping this design is improved . . .
Now that you bring it up, the facade does include features that are considered to be general characteristics of Prairie School.
QuoteOpen floor plan
Low-pitched roof
Broad, overhanging eaves
Strong horizontal lines
Ribbons of windows, often casements emphasize horizontality of overall design
Prominent, central chimney
Stylized, built-in cabinetry
Wide use of natural materials especially stone and wood
http://www.antiquehome.org/Architectural-Style/prairie.htm
Also, there's quite a few Prairie School influenced highrises around the country. In Jacksonville, the Florida Life Building is an example of one.
(http://www.prairieschooltraveler.com/html/fl/floridalife/Florida-Life030.jpg)
Frank Llyod Wright's Price Tower in Oklahoma is a nationally well known example.
(http://www.designfinch.com/wp-content/uploads/2010/08/prctwr_extr_08_10.jpg)
^^^Only a mother would love that thing over there in Oklahoma; I take it that of course it's world renowned, and has many accolades. Just like abstract art, and Paris runway fashion, it's unique and adorned LOL.
Quote from: stephendare on October 11, 2013, 12:56:55 AM
hahaha. yeah. those idiots.
I never said that; I can't say that I've heard of that megalopolis Bartlesville, OK either. At first, I thought that tower was in Tulsa or OKC somewhere. Thanks Wikipedia, an underrated and often unadorned info source.
I'm not sure the Price Tower fits Prairie style; I've only seen it called "modern," though it does have similar motifs to Wright's earlier work. But Wright considered it reflective of a tree, which is kind of counter to the core of the Prairie style, which was more reflective of the treeless landscapes of the prairie. The connection lies in Wright's ideas for symbolizing nature in his work.
I love the building, and I'm not its mother! I think it's pretty brilliant. I really should go down for a tour soon, as close as I am
Quote from: coredumped on October 10, 2013, 03:45:07 PM
No boat dock for residents? Blasphemy!!!
It's in the Silo's fine print.
2013-669, Councilman Redman, Chair of Waterways attach an amendment that will keep the 680' Promised Downtown Public Pier for the citizens of Jacksonville and the state of Florida.
Councilwoman Boyer rocked at the 10/9/13 Jacksonville Waterways Commission meeting on a piece of cherry picked legislation. And the vote reflected it.
Has anyone reported on the new Waterways signage in our new highly restrictedDIA/CRA in the USA zone? Councilman Redman is aware of it.
This looks like a fantastic project. All privately funded?
The developer could build a segment of riverwalk along their frontage, to eventually be connected with the City's when they get around to an extension. This is often required for sidewalks, why not a riverwalk?
Quote from: Scrub Palmetto on October 11, 2013, 02:11:36 AM
I'm not sure the Price Tower fits Prairie style
I Agree, it was build well after his style had shifted away from the prairie school.
^It reminds me of his work at Lakeland's Florida Southern College, which was also largely done later in his life (1938-1958). Two other Prairie school style highrises I'm quite fond of are Sullivan's Wainwright Building in St. Louis and the Guaranty Building in Buffalo.
Wainwright Building
(http://photos.metrojacksonville.com/photos/968216123_Cgjis-M.jpg)
Guaranty Building
(http://www.metrojacksonville.com/photos/thumbs/lrg-6432-p1130174.JPG)
Overall, although the Beacon Riverside appears to be a modified version of Villa Riva down the street, I can clearly see Prairie style influences in the Beacon's facade. While I'm fine with the building's design in general, I do wonder if plans are being made to build or accommodate a portion of a future riverwalk.
I think instead of having to look at it and say "yeah, I guess I can see some prairie style influences in there" ....I'd rather it just be more drastic and OWN the prairie style. But overall, a fine look and a great project for the neighborhood.
Any idea on if they must presale a minimum number before they start construction?
Quote from: Riverrat on October 11, 2013, 02:07:31 PM
I think instead of having to look at it and say "yeah, I guess I can see some prairie style influences in there" ....I'd rather it just be more drastic and OWN the prairie style. But overall, a fine look and a great project for the neighborhood.
Overall, I don't really care if the designer attempts to pay homage to historical architectural styles that are dominant in the surrounding area or not. I'd rather them design for this era, make sure it works at the human scale level and call it a day.
(http://photos.metrojacksonville.com/photos/2754198473_TmxnPjh-M.jpg)
Unfortunately, I know this is too much for many living in Jax but the Spertus Institute of Jewish Studies' building in Chicago (completed in 2007) clearly speaks 21st century, despite being immediately adjacent to 19th-century historic buildings by Daniel Burnham and Louis Sullivan. In general, I wish the design community in Jax would take more chances in designing for today as opposed to dusting off and copying century old architectural styles while using inferior building materials and detailing.
The mixture of the stark glass towers next to the Louis Sullivan or Frank Loyd Wright styles is very striking and enhances the looks of both...This is very evident in London where you can see a building from the 16th century next to a glass tower...It takes nerve and a sense of style. Fake stucco Spanish with tile roofs is getting a bit boring.
Quote from: thelakelander on October 11, 2013, 02:19:08 PM
Overall, I don't really care if the designer attempts to pay homage to historical architectural styles that are dominant in the surrounding area or not. I'd rather them design for this era, make sure it works at the human scale level and call it a day.
[. . .] In general, I wish the design community in Jax would take more chances in designing for today as opposed to dusting off and copying century old architectural styles while using inferior building materials and detailing.
+1!
For Jacksonville, I learned years ago to be satisfied with, "Well, I don't hate it."
That building in Chicago is certainly interesting. When I saw it from a distance this past summer, I thought there was scaffolding covering it.
Europeans have no problem using glass in unique ways next to historic areas. One of the most prominent buildings from the top of the Arc De Triomphe is Publicis Drugstore on Champs Elysees, which looks very cool. Germany rebuilt the Reichstag with modern glass and an extremely modern dome, and it looks great...in fact its a huge tourist draw.
Definitely agree with you Lake on the need for modern design in town.
Well I bet the average sale price for these units is about $1M, and assuming the developers are looking for a ~2x multiple on their equity and a construction loan for 60% of the cost, then we can infer the cost of construction to be about $37M.
This implies a 97% profit margin on the costs of the condos themselves, separating them out from building costs not associated with the structural that is related to the condos.
$2.1M for land ($1.5M/AC is what they paid for the 1.4 AC site according to BizJourn)
$37M for construction of building, $660K/unit
That's pretty high on a per unit basis, but when you look at square footage, these things start at 2,100 SF. If they average 2,500 SF, then we're talking $264/sf construction (not truly apples to apples, but assuming that structural related to condos is only $28.5M and the remaining structural/other costs is $8.5M, then each condo is being built for about $509K/unit, or $204/sf). For top of the market luxury this is not very high.
If they sell for an average of $1M and their average size is 2,500 SF, then $400/sf for sale price. For luxury this is not that high, though it is for the market.
Which means, they are spending more to deck out the interior with luxury features like granite, hardwood, craftsmanship, appliances, and they are being scrupulous on exterior details knowing that cheap facades sell well in the market (look at VillaRiva, which is as cheap a looking building from the outside as it gets but it has all of the who's whos living there!).
...All in all, I'm worried about the quality of the materials on the exterior. In my opinion the physical design in the rendering is not all that bad, but the materials used could break the architecture...
Disclaimer - I pull numbers out of my ass, but I like to think I'm not that far off, so my guesstimate is as good as anyone's. The analyst in me is constantly put to work.
I like this tower.......a lot!!!
Quote from: I-10east on October 11, 2013, 01:04:51 AM
Quote from: stephendare on October 11, 2013, 12:56:55 AM
hahaha. yeah. those idiots.
I never said that; I can't say that I've heard of that megalopolis Bartlesville, OK either. At first, I thought that tower was in Tulsa or OKC somewhere. Thanks Wikipedia, an underrated and often unadorned info source.
I'm your OKIE HUCKLEBERRY!
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at102520PM_zpsfdc5c659.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at103329PM_zps7f1f3ed7.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at90606PM_zpsd65075e9.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at101715PM_zpsef6a9bc9.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at101741PM_zps40ffcdfd.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at101832PM_zps7879c083.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at101909PM_zps5902c1ab.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at102156PM_zps52de084a.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at103409PM_zps32bd375c.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at103014PM_zps4e8cb9bd.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at102138PM_zps69df9eba.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at105329PM_zps5a5952e5.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at103608PM_zps2d1fae89.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at104657PM_zps73839f82.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at104636PM_zps59195fe0.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at104226PM_zpsb8d82803.png)
(http://i196.photobucket.com/albums/aa111/Ocklawaha/Oklahoma/ScreenShot2013-10-11at112942PM_zpsb27ce2f4.png)
Hey and all that is missing is Kevin Costner.
PRAIRIE SCHOOL ON THE PRAIRIE! What a novel thought! Bartlesville is BEAUTIFUL! During the early 20th century when my father was working in the oil patch, the 'Glen Pool' came in with some of the sweetest oil ever to leave the ground. 'Sweet crude' actually as a slightly sweet smell and requires far less refining then heavy crude, shale or fracking. This was followed by booms in Cushing, Cashion, Ralston and as far south as Lawton. Frank Phillips founded his little oil company in a small tent city boom town called Bartlesville. By 1920 the city was nearing 100,000 persons. Today, the boom is long over but they are drilling throughout the area again as new technologies allow us to recover oil that was once considered lost. Bartlesville is a modern boom town with great roots and a tradition of millionaires and billionaires spending lavishly on the city and its public spaces. Bartlesville ranks among the top cities in the USA for new job growth, and tech jobs. Conoco-Phillips now split into two units operates their research facilities in Bartlesville. The city is also home to the Oklahoma Wesleyan University. Visitors to historic Johnstone Park can enjoy viewing a replica of the Nellie Johnstone #1, the first commercial oil well drilled in what is now the state of Oklahoma on April 15, 1897. Prairie Song is a pioneer village that stands in the midst of an authentic working ranch, from the late 1800's and shows life, work and play as it was in those days. The Bartlesville Community Center was designed by Wesley Peters, chief architect of Taliesin West–The Frank Lloyd Wright Foundation. There's no place like Kiddie Park! Originated in 1947, the Bartlesville area Kiddie Park today boasts 18 amusement park rides and the last train ride is always free. Phillips Petroleum Company Museum tells the story of Phillips' transformation from a small Bartlesville business to a global energy enterprise. You can also visit the Frank Phillips Home
and experience the sumptuous town residence of oil baron Frank Phillips, founder of Phillips Petroleum Company.
The Bartlesville Micropolitan Area has a population nearing 40,000 and it is within a easy drive from the greater Tulsa MSA with a population just below that of Jacksonville, around 1 million.
QuoteI'm with the group that's panning this as 'meh'.
I don't see anything that resembles cutting edge, nor do I see anything that 'embodies' what's existing in the neighborhood. What would one say that IS the embodiment of the existing neighborhood?
Where is the parking? (for the cars or the boats)
Is the decorative ivy going to be purchased in 25-30' lengths?
Looks like stucco to me. Jacksonville Beige, even.
The only color that 'pops' is the back-lighting of the glass along the river. Everything else seems kind of bland.
Now.... Don't take those comments and think that I don't approve of the project. I think it's worlds better than much of what I see up and coming. I think it will be a fantastic project; I'm just not completely smitten with the exterior.
Holy crap, the artists put up 2 renderings, which will more than likely change, and you dump all over their project. Nice! And you call me a troll? Pot, black!
There is reserved 25 feet for the future riverwalk expansion as part of the design if the city goes through with it.
I just read in Bizjournals I think that Hallmark is partnering with the developer of VillaRiva (forgot his name already) - doesn't bode well for design in my opinion (I think VillaRiva is one of the most hideous buildings in the city), but it probably bodes well for experience in designing and marketing condominiums given that guy's experience and incredible success selling out at VillaRiva. Hopefully Hallmark can implement quality control with respect to certain aesthetic standards and integration of the tower into the community and public realm.
^The building has a very similar footprint to VillaRiva. The design of the facade is different.
^^^Talking about the architecture and material selection. Look at the rendering for Villa Riva below - came out very differently in reality.
(http://www.jacksonville.com/images/040503/biz_villariva04050_345.jpg)
What actually was built was an orange/yellow stucco facade with cheap demarcations between floors, indicating where the stucco panels meet.
Evolution of San Marco Place as well:
1st Rendering:
(http://www.jacksonville.com/images/102103/11505_400.jpg)
2nd rendering:
(http://img2.10bestmedia.com/Images/Photos/92736/san-marco-side-rendering_28_550x370.jpg)
What we got:
(http://waterproofingspecialistsinc.com/images/restoration-photos/restoration-dsc_0020.jpg)
More of a duo-tone brown/beige stucco facade with some elements of the original design and an angle that does actually match the second rendering, but the materials are just so cheap looking - same facade as a suburban tract "national homebuilder" house.
I hope Hallmark issues quality control here with regards to design, because "high-end" hasn't yet proven to equal "high design" in Jax yet (and frankly high end might be $600K-$1M+, but given that the average SF is going to be something like 2500 SF, the Sale price PSF is really really low and so the $$ put in to build the project only has to be that much lower to attain an appropriate return - not super hopeful that end product will look as good as rendering).
I don't see a significant worsening there, simms. Those renderings had me disappointed long before the results were revealed. (To be clear, I'm not against the buildings functionally and was glad to see them built. My disappointment is in the style, which would have taken more than changes in material or paint color to alleviate.)
It's disappointing the building won't interact with the street, other than a parking ramp. This won't help stem the decline of the public realm in Jacksonville. Oh well.
^^ It does have reserve space for Riverwalk expansion one of the other posters hosted.
All I can see is suburban house on steroids :-\
Quote from: jcjohnpaint on October 22, 2013, 05:00:33 PM
All I can see is suburban house on steroids :-\
Quote from: Scrub Palmetto on October 22, 2013, 03:03:51 PM
I don't see a significant worsening there, simms. Those renderings had me disappointed long before the results were revealed. (To be clear, I'm not against the buildings functionally and was glad to see them built. My disappointment is in the style, which would have taken more than changes in material or paint color to alleviate.)
Well I agree. I can't be as explicit as you guys without my head getting ripped off since I'm not "positive" enough to counteract my negative sensibilities. ;)
^LOL. I was also disappointed in the style of those buildings. The renderings looked like what I expected to eventually come out.
New website for The Beacon....
http://www.beaconriverside.com/ (http://www.beaconriverside.com/)
3 units are in the MLS, at more than $300 a square foot.
That's better than the $400-600psf that a local realtor told me they were going to be released at. The units are really really large, if I remember correctly? I've heard local realtors discuss their opinions on the unit sizes and configurations...not the most positive feedback I've heard. Plus, there's nothing really exciting about the design or the building.
Still looking forward to something being done with the site, though.
Any updates on when this project will begin / what percentage has sold?
Any updates on this project? I thought it was supposed to be finished this time next year. Doesn't look like anything has happened asidefrom the sign in the ground.
Quote from: jaxjaguar on July 12, 2014, 06:14:14 PM
Any updates on this project? I thought it was supposed to be finished this time next year. Doesn't look like anything has happened asidefrom the sign in the ground.
Luxury condo tower begins construction in RiversideQuoteDevelopers of a luxury residential development along the St. Johns River known as Beacon Riverside have started construction on the first phase of the project. Work on a riverfront bulkhead began this summer. Collaborative Design Group Inc. and Studio 9 Architecture LLC designed the tower.
http://www.bizjournals.com/jacksonville/news/2014/07/21/luxury-condo-tower-begins-construction-in.html
QuoteSo far, three of the building's 45 units have been presold, Weber said.
Hopefully they have more than that tentatively lined up.
Does presold mean they've paid in full already? Seems pretty insane to throw that kind of money out for something 2 years out, unless it's a guarantee of the penthouse.
QuoteThe Beacon Riverside, a planned 15-story luxury condominium in Riverside on the St. Johns River, is moving forward incrementally.
The project's developer NAI Hallmark Partners Inc., through affiliate HP 500 LLC, applied for a foundation permit last week.
Hallmark senior vice president Coen Purvis said the permit is part of a "natural progression" for Beacon Riverside.
The company finished a bulkhead and dock late last year, and has submitted plans for horizontal development in addition to the foundation application.
http://www.jaxdailyrecord.com/showstory.php?Story_id=545200
Nice, I was wondering about this project the other day.
With the official opening of 220 Riverside, we are now hearing from the same group that opened the 220 Riverside deal, that their financiers have taken "ill" and do not wish to move ahead with the Beacon at this time. Lots going on in the global economy, so it could be health or financial health too, but word is that The Beacon is on "pause".....
Is 220 not doing as well as hoped as far as rentals? Strange that they are getting cold feet now in an area that appears to be hot.
From the Times Union:
QuoteThe 220 Riverside apartment community in the Brooklyn neighborhood of Jacksonville, FL celebrated a grand opening and ribbon cutting on Thursday August 20, 2015. The six floor complex is already almost half occupied and another 25% have been leased.
I saw where it was only 44% leased. The rents are higher than that on the Southside or other areas, you are a pioneer at the moment, yeah a few trendy things in the neighborhood but Park Street is still kind of a "land that time forgot" part of the neighborhood. You don't see a lot of that on the Southside, nice on one block and DMZ on the same block.
QuoteI saw where it was only 44% leased
That has more to do with the fact that all of the units aren't completely finished. By this time next year, the occupancy will be quite healthy.
QuotePark Street is still kind of a "land that time forgot"
Expect to hear of about 4 large projects along Park in the coming months.
As things stand, resale of units at Villa Rive are satisfying the demand for high end condos (+$1,000,000) in Riverside.
Quote from: fieldafm on August 21, 2015, 08:55:57 AM
QuotePark Street is still kind of a "land that time forgot"
Expect to hear of about 4 large projects along Park in the coming months.
I hate when you tease projects. I'm not a patient man!!!!
Quote from: mtraininjax on August 21, 2015, 08:35:06 AM
From the Times Union:
QuoteThe 220 Riverside apartment community in the Brooklyn neighborhood of Jacksonville, FL celebrated a grand opening and ribbon cutting on Thursday August 20, 2015. The six floor complex is already almost half occupied and another 25% have been leased.
I saw where it was only 44% leased. The rents are higher than that on the Southside or other areas, you are a pioneer at the moment, yeah a few trendy things in the neighborhood but Park Street is still kind of a "land that time forgot" part of the neighborhood. You don't see a lot of that on the Southside, nice on one block and DMZ on the same block.
220 and Beacon are two totally different target markets. One is reasonably priced apartments for working professionals and the other is supposedly luxury condos $1 million+. I can understand why the luxury condos are not getting the green light yet but as far as the apartments, they should do alright. More people will move in when the plaza is done and the buildouts are complete and restaurants start occupying them.
Mtrain, the Southside is not an urban neighborhood, it is suburban no matter which way you look at it so it's not really comparing apples to apples. If someone wants the closest thing to urban that exists in Jax I would not suggest looking anywhere on the Southside. Brooklyn is a transitioning neighborhood right next to DT, I guess you could call it urban. Go to any transitioning urban neighborhood in any city and you will see blight or underused space a block away from new developments popping up. Like the other poster commented on, we will see a few projects pop up on Park Street soon as the area continues to transition. This stuff doesn't happen over night.
Park Street - a Gate gas station/convenience store at Forest, where 2 Doors Down is now?
I think I remember now. Isn't 220 going to build another apartment building on the 220 property soon as well?
Quote from: Dapperdan on August 21, 2015, 12:46:55 PM
I think I remember now. Isn't 220 going to build another apartment building on the 220 property soon as well?
The vacant portion of the current property is reserved for 200 Riverside, essentially the same thing as 220 and will add something like 150 to 200 more apartments. Not sure what exactly needs to happen before that gets the green light, I would imaging 220 and the Brooklyn need to fill up first.
Any reports on how leasing is going?
Quote from: mtraininjax on August 21, 2015, 08:35:06 AM
From the Times Union:
QuoteThe 220 Riverside apartment community in the Brooklyn neighborhood of Jacksonville, FL celebrated a grand opening and ribbon cutting on Thursday August 20, 2015. The six floor complex is already almost half occupied and another 25% have been leased.
I saw where it was only 44% leased. The rents are higher than that on the Southside or other areas, you are a pioneer at the moment, yeah a few trendy things in the neighborhood but Park Street is still kind of a "land that time forgot" part of the neighborhood. You don't see a lot of that on the Southside, nice on one block and DMZ on the same block.
Things are just more spread out on the Southside. Drive into neighborhoods behind the strip malls along parts of Beach Boulevard: a wonderful mix of overgrown lawns, rundown trailers, and ill-kempt cinder block homes...lovely.
Quote from: CCMjax on August 21, 2015, 02:22:11 PM
Quote from: Dapperdan on August 21, 2015, 12:46:55 PM
I think I remember now. Isn't 220 going to build another apartment building on the 220 property soon as well?
The vacant portion of the current property is reserved for 200 Riverside, essentially the same thing as 220 and will add something like 150 to 200 more apartments. Not sure what exactly needs to happen before that gets the green light, I would imaging 220 and the Brooklyn need to fill up first.
Currently in the city center of a vibrant Montreal in Summer. Right near the Contemporary Art Museum is a fashion festival with crowds, beer-drinkers, eccentrics, and overall a ton of street life. Montreal has a vast and DENSE array of modest apartments and homes right in the center of town, feeding the life of the city. Can't Jax have thriving and DENSE/WALKABLE urban core communities of middle-class apartments, town homes, and homes? Of course, there has to be security, lighting, and some decent parks. But where are brand new 700-900 per month apartments in the urban core? What transit-oriented developments are under way in Jax?
Quote from: jaxnyc79 on August 21, 2015, 06:49:40 PM
Quote from: CCMjax on August 21, 2015, 02:22:11 PM
Quote from: Dapperdan on August 21, 2015, 12:46:55 PM
I think I remember now. Isn't 220 going to build another apartment building on the 220 property soon as well?
The vacant portion of the current property is reserved for 200 Riverside, essentially the same thing as 220 and will add something like 150 to 200 more apartments. Not sure what exactly needs to happen before that gets the green light, I would imaging 220 and the Brooklyn need to fill up first.
Currently in the city center of a vibrant Montreal in Summer. Right near the Contemporary Art Museum is a fashion festival with crowds, beer-drinkers, eccentrics, and overall a ton of street life. Montreal has a vast and DENSE array of modest apartments and homes right in the center of town, feeding the life of the city. Can't Jax have thriving and DENSE/WALKABLE urban core communities of middle-class apartments, town homes, and homes? Of course, there has to be security, lighting, and some decent parks. But where are brand new 700-900 per month apartments in the urban core? What transit-oriented developments are under way in Jax?
I'm cool with Jacksonville not having fashion festivals . . . too cosmo. I think Jax should strive to not become too cosmopolitan like Miami and Montreal, etc. Jax has a nice identity as being a laid back, outdoorsy river city. The development that is sloooooooooowly coming back to downtown should pay close attention to this in my opinion. As far as $700-$900 per month apartments in Montreal? . . . that sounds like a 300-500 sf studio in that city center. Are you sure you have those number right? And what exactly do you get there at that price? Parking definitely not included for that price, but don't need it in that city. You can get a pretty nice studio (or maybe 1 bedroom) here in Jax at the Carling or Metro Lofts downtown for that price. Not sure if that includes parking.
Montreal has surprisingly cheap rents for such a quality city. You can easily get a 3 bedroom (by our standards...they count them differently there) for under a thousand in an artsy neighborhood close to the metro. I have friends who pay only 800 for that, but they were on the luckier side.
Quote from: CCMjax on August 22, 2015, 11:48:24 AM
Quote from: jaxnyc79 on August 21, 2015, 06:49:40 PM
Quote from: CCMjax on August 21, 2015, 02:22:11 PM
Quote from: Dapperdan on August 21, 2015, 12:46:55 PM
I think I remember now. Isn't 220 going to build another apartment building on the 220 property soon as well?
The vacant portion of the current property is reserved for 200 Riverside, essentially the same thing as 220 and will add something like 150 to 200 more apartments. Not sure what exactly needs to happen before that gets the green light, I would imaging 220 and the Brooklyn need to fill up first.
Currently in the city center of a vibrant Montreal in Summer. Right near the Contemporary Art Museum is a fashion festival with crowds, beer-drinkers, eccentrics, and overall a ton of street life. Montreal has a vast and DENSE array of modest apartments and homes right in the center of town, feeding the life of the city. Can't Jax have thriving and DENSE/WALKABLE urban core communities of middle-class apartments, town homes, and homes? Of course, there has to be security, lighting, and some decent parks. But where are brand new 700-900 per month apartments in the urban core? What transit-oriented developments are under way in Jax?
I'm cool with Jacksonville not having fashion festivals . . . too cosmo. I think Jax should strive to not become too cosmopolitan like Miami and Montreal, etc. Jax has a nice identity as being a laid back, outdoorsy river city. The development that is sloooooooooowly coming back to downtown should pay close attention to this in my opinion. As far as $700-$900 per month apartments in Montreal? . . . that sounds like a 300-500 sf studio in that city center. Are you sure you have those number right? And what exactly do you get there at that price? Parking definitely not included for that price, but don't need it in that city. You can get a pretty nice studio (or maybe 1 bedroom) here in Jax at the Carling or Metro Lofts downtown for that price. Not sure if that includes parking.
The point wasn't fashion festivals. The point was street life, vibrancy, community, energy, a real sense of local heritage and history instead of suburban heritage defined by remote boardrooms. And in my opinion, Jax does very little to identify and promote a sense of unique identity. Sadly, the bulk of the city's energy and residents' activities are among chain-laden suburban strip centers. And you should have your laid back and outdoorsy corner, but I imagine there are plenty who want a city that celebrates big ideas and innovation and global outreach!
Quote from: jaxnyc79 on August 22, 2015, 03:05:16 PM
Quote from: CCMjax on August 22, 2015, 11:48:24 AM
Quote from: jaxnyc79 on August 21, 2015, 06:49:40 PM
Quote from: CCMjax on August 21, 2015, 02:22:11 PM
Quote from: Dapperdan on August 21, 2015, 12:46:55 PM
I think I remember now. Isn't 220 going to build another apartment building on the 220 property soon as well?
The vacant portion of the current property is reserved for 200 Riverside, essentially the same thing as 220 and will add something like 150 to 200 more apartments. Not sure what exactly needs to happen before that gets the green light, I would imaging 220 and the Brooklyn need to fill up first.
Currently in the city center of a vibrant Montreal in Summer. Right near the Contemporary Art Museum is a fashion festival with crowds, beer-drinkers, eccentrics, and overall a ton of street life. Montreal has a vast and DENSE array of modest apartments and homes right in the center of town, feeding the life of the city. Can't Jax have thriving and DENSE/WALKABLE urban core communities of middle-class apartments, town homes, and homes? Of course, there has to be security, lighting, and some decent parks. But where are brand new 700-900 per month apartments in the urban core? What transit-oriented developments are under way in Jax?
I'm cool with Jacksonville not having fashion festivals . . . too cosmo. I think Jax should strive to not become too cosmopolitan like Miami and Montreal, etc. Jax has a nice identity as being a laid back, outdoorsy river city. The development that is sloooooooooowly coming back to downtown should pay close attention to this in my opinion. As far as $700-$900 per month apartments in Montreal? . . . that sounds like a 300-500 sf studio in that city center. Are you sure you have those number right? And what exactly do you get there at that price? Parking definitely not included for that price, but don't need it in that city. You can get a pretty nice studio (or maybe 1 bedroom) here in Jax at the Carling or Metro Lofts downtown for that price. Not sure if that includes parking.
The point wasn't fashion festivals. The point was street life, vibrancy, community, energy, a real sense of local heritage and history instead of suburban heritage defined by remote boardrooms. And in my opinion, Jax does very little to identify and promote a sense of unique identity. Sadly, the bulk of the city's energy and residents' activities are among chain-laden suburban strip centers. And you should have your laid back and outdoorsy corner, but I imagine there are plenty who want a city that celebrates big ideas and innovation and global outreach!
I agree and I know what the point of your post was, the fashion festival comment was a side point. And those of us that have lived in world class cities know that Jacksonville is kind of like one mega suburb with only a few cool spots that resemble city neighborhoods. Bad planning, zoning and bad fortune along with having to compete with the beaches 15 miles away from downtown have devastated the core in the last few decades. Jacksonville does have an identity and it can get it back if more people and companies move back in and around downtown. Companies are obsessed with locating big suburban sytle offices on the Southside because it is exactly halfway between downtown and the beaches and makes for an easy commute from Jax Beach and PV, not to mention St. Johns County. This has spread the city out to oblivion because people can't make up their mind where they want to live.
Would be awesome if St. Johns started taxing like crazy to hold back the flood of people headed out there for the good public schools. If they were smart that's what they'd do, otherwise the communities in north SJC will become trashed just like the southside in Jax.
Quote from: CCMjax on August 22, 2015, 06:59:39 PM
Would be awesome if St. Johns started taxing like crazy to hold back the flood of people headed out there for the good public schools. If they were smart that's what they'd do, otherwise the communities in north SJC will become trashed just like the southside in Jax.
Ummmm.....
They are taxing more than we and have left all of their up-front fees in place regarding development, yet they're still outgaining us in both development and tourism.
It's a simple concept that really applies to most everything - if you're willing to give it away, then it must not be worth anything to begin with.
What we fail to do is correct our mistakes. We (the city of Jax) continue to give itself away and wonders why it has nothing nice.
Quote from: Non-RedNeck Westsider on August 22, 2015, 07:29:24 PM
Quote from: CCMjax on August 22, 2015, 06:59:39 PM
Would be awesome if St. Johns started taxing like crazy to hold back the flood of people headed out there for the good public schools. If they were smart that's what they'd do, otherwise the communities in north SJC will become trashed just like the southside in Jax.
Ummmm.....
They are taxing more than we and have left all of their up-front fees in place regarding development, yet they're still outgaining us in both development and tourism.
It's a simple concept that really applies to most everything - if you're willing to give it away, then it must not be worth anything to begin with.
What we fail to do is correct our mistakes. We (the city of Jax) continue to give itself away and wonders why it has nothing nice.
You are right and that is not how most healthy cities work (suburbs being able to tax more than city). St Johns County doesn't really need a lot of middle class single family home buyers to keep flocking to north SJC to keep healthy county budgets, they have tourism and already outrageous property taxes in PV to collect from. They should increase taxes even more and increase impact fees along the Duval border from a business perspective. Families are starving for good public schools and are willing to pay higher taxes to live in SJC since they aren't too outrageous yet. What will eventually happen is the cost to send kids to private schools in Duval may actually be more favorable financially than pay the higher property taxes in SJ and have to commute further (maybe). I know that is currently the case for one of my coworkers, just spoke to him about it the other day. It's a win win for SJ and Duval. SJC doesn't become like the Baymeadows area and Duval sees less middle class family flight.
^^^Overthinking it. Jax will have a hard time competing with SJC for families. It needs to work on competing with other cities for young professionals.
sales suspended:
QuoteDespite the rosy projections noted in The Resident's November issue in a story titled "Low inventory in Historic District means seller's market," there is one sector in the housing market that is still struggling. New condominium developments, including Beacon Riverside, by HP 500 LLC, are finding it difficult to sell the concept.
Construction plans for the luxury condominium Beacon Riverside are at a temporary standstill as NAI Hallmark Partners seeks gap financing to start building, and sales have been suspended as well.
In the meantime, the company has returned deposits to early buyers, according to Bryan Weber, Principal, Multifamily, NAI Hallmark Partners. "It was in escrow, so there was no sense in holding on to it," he said about the deposits refunded.
http://residentnews.net/2015/12/01/beacon-riverside-suspends-sales-efforts-seeks-financing/
Does that mean the project is dead?
Probably dead until the Condo market comes back with financing for owners. Most condo deals in Riverside, John Gorrie especially are cash deals. The condo financing just has not returned as strong as the Beacon needed. Till financing returns, yeah, I'd say its dead.
The Beacon owners really need to work hard to get Unity Plaza sold out. Has anyone heard any new numbers since the 40% occupied was released earlier this year?
The JAX market has been very slow to recover from the crash. It still seems like 2011 here compared to other markets. The condo market needs to stick to smaller scale projects until there is a full recovery.
Will the Jax market even recover before the next crash?
Doesn't look like it.
Sure was nice to have the city, Mayor Brown, allow the Beacon developers to tear down the building that used to be on the water in place of a trailer and some nice dirt......
Nice one Alvin!
Quote from: mtraininjax on December 03, 2015, 12:31:32 AM
Sure was nice to have the city, Mayor Brown, allow the Beacon developers to tear down the building that used to be on the water in place of a trailer and some nice dirt......
Nice one Alvin!
Glad to see you now support preservation. What was the building btw? Was it inside the R-A boundaries?
It was within the Overlay boundaries but not within the Historic district. It would have qualified as a contributing structure if it was within HD boundaries. It truly is unfortunate that it was demolished, especially considering the lack of development.
This set of events is a good example of how a chunk of the Northbank looks the way it does today.
I believe RAP was wrapped up with Mellow when this demolition came up.
The city should get an easement along the river now to ensure that the Riverwalk can properly extend into Riverside. In fact, build the Riverwalk up to the property line of the Cummer on either side, so they get the idea.
Quote from: PeeJayEss on December 03, 2015, 11:35:27 AM
I believe RAP was wrapped up with Mellow when this demolition came up.
No - the right to demolish the structure came in about 2006. I'm trying to remember back so forgive me if every detail isn't correct.
There was a tower originally planned for that site, and the developer then secured the right to demolish the buildings as part of the PUD. They site is outsite the historic district, so it wasn't protected. When Coley bought the site, the PUD zoning didn't change, so Coley carried out the demolition.
Yeah the building proposed was called Bishopgate. It fell off pretty quickly in the downturn.
^Sounds like a cover up in the Catholic Church.
Quote from: ProjectMaximus on December 03, 2015, 01:41:27 PM
^Sounds like a cover up in the Catholic Church.
HAHAHA too true. That's also the name of the street that this site is at the end of.
The original PUD did not include the site where the structure was demolished. Coley bought it when he decided to do Beacon and demolished it for a staging site. Seems like Coley is allergic to historic structures. There are no protections for old buildings if not within a historic district or individually landmarked.
Quote from: Steve on December 03, 2015, 12:57:56 PM
Quote from: PeeJayEss on December 03, 2015, 11:35:27 AM
I believe RAP was wrapped up with Mellow when this demolition came up.
No - the right to demolish the structure came in about 2006. I'm trying to remember back so forgive me if every detail isn't correct.
There was a tower originally planned for that site, and the developer then secured the right to demolish the buildings as part of the PUD. They site is outsite the historic district, so it wasn't protected. When Coley bought the site, the PUD zoning didn't change, so Coley carried out the demolition.
As soon as RAP heard that Coley told the owners he would buy the property if they first demolished the building, RAP scheduled a meeting with Coley to discuss saving the building. Coley knew the topic of the meeting. It was demolished right before we were set to meet.
Quote from: PeeJayEss on December 03, 2015, 11:35:27 AM
I believe RAP was wrapped up with Mellow when this demolition came up.
The city should get an easement along the river now to ensure that the Riverwalk can properly extend into Riverside. In fact, build the Riverwalk up to the property line of the Cummer on either side, so they get the idea.
There was an article in The Resident about the structure. I'll try to find it.
If you look at the historic street view on Google maps you'll see it. Go to the end of bishop gate. The buildings on both sides of the street were torn down.