(https://photos.moderncities.com/Cities/Jacksonville/Miscellaneous/Miscellaneous/i-zWp9fJ2/0/4330bd4c/L/JEA1-L.jpg)
Conceptual renderingQuoteAfter months of speculation that JEA would relocate to TIAA Bank Field's Lot J, the Jacksonville Electric Authority (JEA) Board has decided to remain in downtown by selecting The Ryan Companies' proposal to design and build a new corporate headquarters.
(https://photos.moderncities.com/Cities/Jacksonville/Development/JEA-Headquarters-Ryan-Companies/i-s2bFRvN/0/f03c0fa8/L/West%20Adams%20Special%20Board%20Meeting%20Presentation_Page_34-L.jpg)
Conceptual ground floor planRead More: https://www.thejaxsonmag.com/article/jea-selects-downtown-for-new-corporate-headquarters/
LEED Certified with a parking garage? On-site parking should be an automatic disqualifier.
Decided to remain Downtown as if the stadium area is on the SS or something lol. The design is bland and boring, not what you would expect for a corporate headquarters. JMO (Should have built on top of the parking garage.
Fuck after all the shit over the last month I'll take this good news for the core.
IMO this Adams decision is by far the best choice out of the three. JEA being near TIAA Bank Field is would've just been plain weird (it's the city's electric utility company, not entertainment). Out Kings Ave was too off from the main core (despite Skyway access). Yeah the design doesn't blow me away, but every building doesn't have to have a gaudy spire atop it (esp an electric company).
Kudos to the JEA board for making the right pick. I do think appearances and optics mattered, which probably helped them to not cave to the pressure to pick Lot J.
Quote from: Kerry on April 02, 2019, 10:32:48 PM
LEED Certified with a parking garage? On-site parking should be an automatic disqualifier.
Is the garage LEED or just the building.
That aside, when the news was announced I was waiting to hear what negative comment you'd have for this one. Thanks for not disappointing!
Likely the building. The garage is a completely separate structure.
What's wrong with the parking garage? It's a single-story parking lot now. At least this way it can have a building on the rest of it.
The garage concept appears to have some potential retail or leasable space at the ground level. As the concept is refined, it would be good to see it all shifted to Adams, since both Monroe and Julia are more back service oriented on that particular block.
Quote from: Steve on April 03, 2019, 09:19:38 AM
Quote from: Kerry on April 02, 2019, 10:32:48 PM
LEED Certified with a parking garage? On-site parking should be an automatic disqualifier.
Is the garage LEED or just the building.
That aside, when the news was announced I was waiting to hear what negative comment you'd have for this one. Thanks for not disappointing!
My comment about LEED certification was made as part of a larger global discussion about the LEED certification program. If one just doesn't count the least environmental parts of a project then anything could be considered environmentaly friendly. "Look we have energy efficient windows. Don't pay attention to the 800 cars parked next door. They don't count."
JEA plans to sell the existing tower. This is good news all around: having JEA sell it rather than transferring it to COJ in a land swap increases the chances that the building is saved and renovated. The city would already be revving up the bulldozers.
Quote
...
The existing site
Howard said JEA will sell the Church Street headquarters as part of a larger divestment strategy that could result in $100 million of unused or excess JEA real estate being sold.
"If we could sell it tomorrow and lease it for three years while the new office is being built, we'd do it," Howard said.
The JEA site is near the Duval County Courthouse.
The campus includes the 19-story tower and a six-level customer service center built in 1967. JEA has occupied the space since 1988.
JEA CEO Aaron Zahn said previously that redevelopment is costly and not ideal considering the footprint is too large and antiquated for JEA's long-term needs.
...
From David Cawton at the Daily Record.
https://www.jaxdailyrecord.com/article/jeas-next-hq-what-put-the-west-adams-street-site-past-the-jaguars-northbank-locations
Is that Steve Atkins proposal still a possibility for the current tower?
Quote from: Wacca Pilatka on April 04, 2019, 11:55:31 AM
Is that Steve Atkins proposal still a possibility for the current tower?
Didn't that involve JEA staying in the same area and demolishing the building? I imagine it's not on the table specifically, but maybe some of the parts could be pursued in the future.
Quote from: Wacca Pilatka on April 04, 2019, 11:55:31 AM
Is that Steve Atkins proposal still a possibility for the current tower?
It could be, but it wouldn't save the tower.
Atkins wants to demo the tower and rebuild mixed-use/multifamly residential at that site.
Quote from: Wacca Pilatka on April 04, 2019, 11:55:31 AM
Is that Steve Atkins proposal still a possibility for the current tower?
Unless someone says it's not, I suppose so. Sounds like now JEA will attempt (properly) to sell the place as-is so if Atkins is still interested he could bid, but if I remember right he was going to demo the tower.
While I certainly don't question the man's drive, I do have to question if he has the capital for this. Let's not forget, while he's the driver and the champion for the Barnett and Laura Trio, he isn't (at least not the majority of) the wallet.
If Steve Atkins had 10% of Shad Khan's money, Downtown would be an amazing place.
Quote from: Steve on April 04, 2019, 12:19:59 PM
Quote from: Wacca Pilatka on April 04, 2019, 11:55:31 AM
Is that Steve Atkins proposal still a possibility for the current tower?
Unless someone says it's not, I suppose so. Sounds like now JEA will attempt (properly) to sell the place as-is so if Atkins is still interested he could bid, but if I remember right he was going to demo the tower.
While I certainly don't question the man's drive, I do have to question if he has the capital for this. Let's not forget, while he's the driver and the champion for the Barnett and Laura Trio, he isn't (at least not the majority of) the wallet.
If Steve Atkins had 10% of Shad Khan's money, Downtown would be an amazing place.
This was my understanding too that he was going to demolish the JEA tower. I wonder though if that was just to accomidate JEA and their demands for the site. It would be interesting if he could pull a Barnett-style renovation and he doesn't even need to build another garage as there is one below it and that would be a great feature for residental or a dedicated commercial tenant. However I also agree that he's not really the wallet, but I do think a good idea pitch to him with his passion and relentlessness may make some money come on board.
There's also the current JEA garage across Church St from the current tower. I have to image they'll sell that too, as well as an additional lot across Main Street.
It's actually a TON of property in the core
That Atkins proposal would certainly change since it was tailored to the needs of JEA and included a new tower designed to their specifications. That's out the window now.
These are all good ideas, but lets see if he can just get The Trio started and done.
Thanks, all. It's tax season, and I'm sleepy and forget stuff
Quote from: Keith-N-Jax on April 02, 2019, 11:22:21 PM
Decided to remain Downtown as if the stadium area is on the SS or something lol. The design is bland and boring, not what you would expect for a corporate headquarters. JMO (Should have built on top of the parking garage.
I agree Keith, and when I saw that building, that's the first thought that came to mind: "Why don't they put the offices on top of the parking garage?" Our city, our leaders, our people seem to be so scared to scrape the clouds (would it have cost much more?). I like the design, but it is more akin to a suburban office park.
Quote from: Tacachale on April 04, 2019, 11:03:43 AM
JEA plans to sell the existing tower. This is good news all around: having JEA sell it rather than transferring it to COJ in a land swap increases the chances that the building is saved and renovated. The city would already be revving up the bulldozers.
Quote
...
The existing site
Howard said JEA will sell the Church Street headquarters as part of a larger divestment strategy that could result in $100 million of unused or excess JEA real estate being sold.
"If we could sell it tomorrow and lease it for three years while the new office is being built, we'd do it," Howard said.
The JEA site is near the Duval County Courthouse.
The campus includes the 19-story tower and a six-level customer service center built in 1967. JEA has occupied the space since 1988.
JEA CEO Aaron Zahn said previously that redevelopment is costly and not ideal considering the footprint is too large and antiquated for JEA's long-term needs.
...
From David Cawton at the Daily Record.
https://www.jaxdailyrecord.com/article/jeas-next-hq-what-put-the-west-adams-street-site-past-the-jaguars-northbank-locations
LOLOL...revving up the bulldozers; they love to do that. "GET THE CATEPILLARS OUT!!!!!!!"
Quote from: heights unknown on April 04, 2019, 03:01:25 PM
I agree Keith, and when I saw that building, that's the first thought that came to mind: "Why don't they put the offices on top of the parking garage?" Our city, our leaders, our people seem to be so scared to scrape the clouds (would it have cost much more?). I like the design, but it is more akin to a suburban office park.
Eh, I wouldn't be so sure. Realistically, if you spread out the parking garage to take the entire block (perhaps with ground-floor retail) and cut a few stories off of it and the building to account for the increased footprint, I don't think the final structure would be much taller than what we're looking at now, and probably at higher cost if the garage has to be built to then have another building on top of it. JEA's only looking for 200k sq ft. If you think the Ryan plan looks like a suburban office park, you must have already forgotten what Lot J's proposal was supposed to look like.
Quote from: marcuscnelson on April 05, 2019, 01:06:36 AM
Quote from: heights unknown on April 04, 2019, 03:01:25 PM
I agree Keith, and when I saw that building, that's the first thought that came to mind: "Why don't they put the offices on top of the parking garage?" Our city, our leaders, our people seem to be so scared to scrape the clouds (would it have cost much more?). I like the design, but it is more akin to a suburban office park.
Eh, I wouldn't be so sure. Realistically, if you spread out the parking garage to take the entire block (perhaps with ground-floor retail) and cut a few stories off of it and the building to account for the increased footprint, I don't think the final structure would be much taller than what we're looking at now, and probably at higher cost if the garage has to be built to then have another building on top of it. JEA's only looking for 200k sq ft. If you think the Ryan plan looks like a suburban office park, you must have already forgotten what Lot J's proposal was supposed to look like.
Thanks for responding. THAT looked like a suburban office building as well. I do agree that it wouldn't have added too much more height with the addition of a parking garage below the offices (depends on how many stories I guess), but I am sure they could have been innovative and went with something more urbanesque and downtownesque for a city of over 900,000 people. We, Jax (though I don't live there but was born in Jax and lived there for quite a while, but stay in touch intimately with whats going on), needs to come out of that small town, small city box, and think like a city of almost a million people, and also look like one; catch my drift? Love my City Jax that I was born in; but hey, let's move out of the sticks and into "major city" ideology!
I don't think land value in downtown Jax is high enough to be putting office space on top of parking.
Parking Phases
A. Surface parking
B. Parking garage
C. Integrated parking garage
D. No parking
We are still in Phase A mostly. Lot's of places are moving into D.
Quote from: Kerry on April 05, 2019, 11:21:46 AM
I don't think land value in downtown Jax is high enough to be putting office space on top of parking.
Parking Phases
A. Surface parking
B. Parking garage
C. Integrated parking garage
D. No parking
We are still in Phase A mostly. Lot's of places are moving into D.
So educate me as property value and real estate are not my niche; what would drive up those property values to justify constructing buildings with offices on top of parking garages, or any other type of lucrative high rise? It's obvious we're not south florida or even central florida. When I moved to Fort Lauderdale in 1995, there was very little going on downtown and in the urban core; then, about 2001, an explosion occurred and several high rises, both office and residential were being built everywhere downtown with cranes creaking in the air. So educate me please Kerry.
I don't know that it is all the complicated but at the root is land availability and location. Downtown has lots of vacant land and no demand. That isn't a combination that supports higher prices. In fact, demand is so low downtown that the City has decided vacant land is more valuable than improved land (see Court House annex and Landing). Plus, surface parking provides lots of revenue with little expenses since we tax improvements and not the land itself for the most part. Tax the surface parking space as if it was a 10'X20' improved piece of ground and you would get a whole different urban landscape.
If you are on Facebook I recommend joining the group The Shoupistas. The group is named after Donald Shoup who is an Urban Planning professor at UCLA and one of the worlds leading experts on parking and associated land use. He also has a ton of videos on YouTube.
On edit - let me add that the City itself is the main culprit in this problem. If the City had better mass transit and removed required parking minimums much less space would be needed for parking. Oklahoma City removed parking minimum several years ago (as many cities have already done) and implemented a streetcar system (also as many other cities have done). Since then, several new residential buildings have opened that either only have 1 parking space per unit or no parking spaces at all. That makes projects that were financial unviable before now make financial sense.
In the documentary Urbanized former Bogota Mayor Enrique Penalosa addressed the question of where people were supposed to park when he got rid of most of the parking in downtown Bogota. He said your car is a private good. If you want to own one you figure out where to park it. It wasn't the City's job to provide you parking space any more so than it was the City's job to provide you a place to hang your clothes. The City invest public funds in public transportation - which is a huge difference than here in the US where we invest almost all public transportation funds in private transportation.
https://www.youtube.com/watch?v=CZE3ClCA1m4
With the current JEA building right smack in the middle of First Baptistville, how quickly do you think FBC would snap that up for something. What else would possibly be welcome in that block. It's gonna be interesting when they begin demolition.
People don't attend church like previous generations. FBC would likely benefit from selling off half of its downtown property than acquiring more. Seems they're slowing moving to Nocatee anyway. Some of their facilities would layout nice for an expansion of FSCJ into the Northbank, IMO.
As for the old JEA, unless JEA is funding the demolition, I'm failing to see why anyone in the private sector would. It would be cheaper to fix the elevators, plumbing, etc. than it would to buy a property that large, demo and replace it with something smaller (since there's definitely not a market for high-rise construction in this town). If you're doing stick built stuff, you'd be better off buying a vacant lot elsewhere. Big demolitions like city hall annex, usually come with public sector ownership when people have the ability to play with and burn tax money. Things change, when you're trying to get some return of investment.
I am real fuzzy on this, but isn't the attendance at First Baptist much lower than it was a decade or two back, like thousands less? If so, I doubt they would have a llegit use for more property.
Quote from: vicupstate on April 08, 2019, 01:13:42 PM
I am real fuzzy on this, but isn't the attendance at First Baptist much lower than it was a decade or two back, like thousands less? If so, I doubt they would have a llegit use for more property.
Well, FBC's reported membership was much lower several years ago than the numbers they stated historically, but that was at least in part to just keeping their records updated so they weren't counting so many people who no longer attended. But I imagine they're like most churches in seeing a decline in attendance overall, as Ennis said, folks aren't going to church like they used to.
Regarding FBC, in 80's, and 90's attendance was crazy silly. I think after Homer and his Son passed is when attendance began to suffer. If this is the case and attendance is thousands less than decades ago, they need to free up some of those properties.
I saw where the City has to put out this property out to bid. So.........what if Iguana places a higher bid than Ryan. Does the city have to accept the highest bid? Seems like Iguana could halt it and then when the decision was made on Ryan it stated if,they could not close on the land then the next highest scorer which would be Lot J would enter into negotiations. Ok. Shad conspiracy theorist go..........
TU Article mentions that the City bought this property originally in the hopes that it would be the site of the 1st DCA Annex/Jacksonville office. Anyone know what happened? Does the 1st DCA have space that is uses in the courthouse?
Quote from: edjax on April 13, 2019, 05:05:58 PM
I saw where the City has to put out this property out to bid. So.........what if Iguana places a higher bid than Ryan. Does the city have to accept the highest bid? Seems like Iguana could halt it and then when the decision was made on Ryan it stated if,they could not close on the land then the next highest scorer which would be Lot J would enter into negotiations. Ok. Shad conspiracy theorist go..........
No worries, Khan would need a hand out from the City before he spent any of his own money.
Quote from: Kerry on April 06, 2019, 09:16:47 AM
I don't know that it is all the complicated but at the root is land availability and location. Downtown has lots of vacant land and no demand. That isn't a combination that supports higher prices. In fact, demand is so low downtown that the City has decided vacant land is more valuable than improved land (see Court House annex and Landing). Plus, surface parking provides lots of revenue with little expenses since we tax improvements and not the land itself for the most part. Tax the surface parking space as if it was a 10'X20' improved piece of ground and you would get a whole different urban landscape.
If you are on Facebook I recommend joining the group The Shoupistas. The group is named after Donald Shoup who is an Urban Planning professor at UCLA and one of the worlds leading experts on parking and associated land use. He also has a ton of videos on YouTube.
On edit - let me add that the City itself is the main culprit in this problem. If the City had better mass transit and removed required parking minimums much less space would be needed for parking. Oklahoma City removed parking minimum several years ago (as many cities have already done) and implemented a streetcar system (also as many other cities have done). Since then, several new residential buildings have opened that either only have 1 parking space per unit or no parking spaces at all. That makes projects that were financial unviable before now make financial sense.
In the documentary Urbanized former Bogota Mayor Enrique Penalosa addressed the question of where people were supposed to park when he got rid of most of the parking in downtown Bogota. He said your car is a private good. If you want to own one you figure out where to park it. It wasn't the City's job to provide you parking space any more so than it was the City's job to provide you a place to hang your clothes. The City invest public funds in public transportation - which is a huge difference than here in the US where we invest almost all public transportation funds in private transportation.
https://www.youtube.com/watch?v=CZE3ClCA1m4
Thanks Kerry; got it. It seems Jax (Mayor's Office and DIA) are bent on "DEMOLISH IT AND THEY WILL COME." LOL.
Quote from: heights unknown on May 13, 2019, 07:56:11 AM
Quote from: Kerry on April 06, 2019, 09:16:47 AM
I don't know that it is all the complicated but at the root is land availability and location. Downtown has lots of vacant land and no demand. That isn't a combination that supports higher prices. In fact, demand is so low downtown that the City has decided vacant land is more valuable than improved land (see Court House annex and Landing). Plus, surface parking provides lots of revenue with little expenses since we tax improvements and not the land itself for the most part. Tax the surface parking space as if it was a 10'X20' improved piece of ground and you would get a whole different urban landscape.
If you are on Facebook I recommend joining the group The Shoupistas. The group is named after Donald Shoup who is an Urban Planning professor at UCLA and one of the worlds leading experts on parking and associated land use. He also has a ton of videos on YouTube.
On edit - let me add that the City itself is the main culprit in this problem. If the City had better mass transit and removed required parking minimums much less space would be needed for parking. Oklahoma City removed parking minimum several years ago (as many cities have already done) and implemented a streetcar system (also as many other cities have done). Since then, several new residential buildings have opened that either only have 1 parking space per unit or no parking spaces at all. That makes projects that were financial unviable before now make financial sense.
In the documentary Urbanized former Bogota Mayor Enrique Penalosa addressed the question of where people were supposed to park when he got rid of most of the parking in downtown Bogota. He said your car is a private good. If you want to own one you figure out where to park it. It wasn't the City's job to provide you parking space any more so than it was the City's job to provide you a place to hang your clothes. The City invest public funds in public transportation - which is a huge difference than here in the US where we invest almost all public transportation funds in private transportation.
https://www.youtube.com/watch?v=CZE3ClCA1m4
Thanks Kerry; got it. It seems Jax (Mayor's Office and DIA) are bent on "DEMOLISH IT AND THEY WILL COME." LOL.
I just finished the book Boom Town by Sam Anderson and there were a couple of chapters dealing with idea of, "Demolish it and they will come" and how it fails miserably.
Update:
DIA accepts Ryan Companies' $2.6 million bid to buy new JEA HQ site
https://www.jaxdailyrecord.com/article/jia-accepts-ryan-companies-dollar2-6-million-bid-to-buy-new-jea-hq-site
Quote from: thelakelander on May 20, 2019, 10:28:44 AM
Update:
DIA accepts Ryan Companies' $2.6 million bid to buy new JEA HQ site
https://www.jaxdailyrecord.com/article/jia-accepts-ryan-companies-dollar2-6-million-bid-to-buy-new-jea-hq-site
Lord I'd hope so. They offered $300k more than the appraised value and there were no other bidders. Wondering if they paid $300k more as insurance so others wouldn't bid then they'd have a mess on their hands.
Quote from: thelakelander on May 20, 2019, 10:28:44 AM
Update:
DIA accepts Ryan Companies' $2.6 million bid to buy new JEA HQ site
https://www.jaxdailyrecord.com/article/jia-accepts-ryan-companies-dollar2-6-million-bid-to-buy-new-jea-hq-site
Per the Daily Record, it was actually the JIA.
A little far for the new terminal, but whatever :o
(https://snag.gy/i7d6un.jpg)
Quote from: KenFSU on May 20, 2019, 01:51:42 PM
Quote from: thelakelander on May 20, 2019, 10:28:44 AM
Update:
DIA accepts Ryan Companies' $2.6 million bid to buy new JEA HQ site
https://www.jaxdailyrecord.com/article/jia-accepts-ryan-companies-dollar2-6-million-bid-to-buy-new-jea-hq-site
Per the Daily Record, it was actually the JIA.
A little far for the new terminal, but whatever :o
(https://snag.gy/i7d6un.jpg)
I (shamefully) actually got confused by that for a sec (don't judge). Obviously I know where the airport is, but I seriously went down the rabbit hole in my head (The airport used to be managed by the Port Authority, did they somehow have an office downtown and were holding on to the land for some stupid reason, etc.)
BTW, random thought: how much of the cost for JEA to renovate the Universal-Marion building was because they can't just shut down operations while they do it? Similar to road construction, if you could have closed I-95 during the entire Overland Bridge project, it would have gone much faster.
In other words, do we have any idea (yet) what it would cost a private developer to renovate the building so it could be reused (offices/apartments/etc.)?
I doubt it but I'd bet whatever the number is, it would be cheaper than demolishing the structure and building the same amount of square footage and parking on the site from scratch. As long as this building goes into private hands, reuse will be fully vetted. It's when things fall into COJ's hands, with people making decisions with other's money (ex. tax money) is where politics get into pay at the expense of actual market feasibility.
Quote from: thelakelander on May 24, 2019, 10:51:27 AM
I doubt it but I'd bet whatever the number is, it would be cheaper than demolishing the structure and building the same amount of square footage and parking on the site from scratch. As long as this building goes into private hands, reuse will be fully vetted. It's when things fall into COJ's hands, with people making decisions with other's money (ex. tax money) is where politics get into pay at the expense of actual market feasibility.
To confirm, now that Ryan Companies is buying the lot for the new building, the "land swap" thing that was discussed a while back is off right? In other words, JEA could do the right thing and just RFP the existing building right?
That's JEA's plan now from what I understand.
QuoteJEA plans to put its current headquarters building, which includes two towers and a parking garage, up for sale. The Jacksonville Historical Society put the building on its list of the city's "most endangered buildings" that calls attention to structures that are historically significant and are in danger of being lost.
https://www.jacksonville.com/news/20190402/jea-board-selects-new-hq-site-near-courthouse
QuoteJEA anticipates $1 million in operating and maintenance savings by selling the properties, which include 9201 Atlantic Boulevard (five acres), 13601 Normandy Boulevard (305 acres), JEA's downtown office tower and parking space and 4215 Talleyrand Avenue (48 acres).
https://www.bizjournals.com/jacksonville/news/2019/03/26/jea-to-sell-100-million-in-real-estate.html
QuoteHoward said JEA will sell the Church Street headquarters as part of a larger divestment strategy that could result in $100 million of unused or excess JEA real estate being sold.
"If we could sell it tomorrow and lease it for three years while the new office is being built, we'd do it," Howard said.
The campus includes the 19-story tower and a six-level customer service center built in 1967. JEA has occupied the space since 1988.
https://news.wjct.org/post/business-brief-why-adams-street-prevailed-jeas-choice-new-headquarters
Quote from: Steve on May 24, 2019, 11:29:39 AM
Quote from: thelakelander on May 24, 2019, 10:51:27 AM
I doubt it but I'd bet whatever the number is, it would be cheaper than demolishing the structure and building the same amount of square footage and parking on the site from scratch. As long as this building goes into private hands, reuse will be fully vetted. It's when things fall into COJ's hands, with people making decisions with other's money (ex. tax money) is where politics get into pay at the expense of actual market feasibility.
To confirm, now that Ryan Companies is buying the lot for the new building, the "land swap" thing that was discussed a while back is off right? In other words, JEA could do the right thing and just RFP the existing building right?
They don't have to put out an RFP for anything. They're just going to sell the building to whoever ponies up the cash.
One step forward, two steps back...
https://www.bizjournals.com/jacksonville/news/2019/06/25/jea-board-sets-the-stage-for-changing-its-charter.html?iana=hpmvp_jac_news_headline (https://www.bizjournals.com/jacksonville/news/2019/06/25/jea-board-sets-the-stage-for-changing-its-charter.html?iana=hpmvp_jac_news_headline)
QuoteDoing that, said CEO Aaron Zahn, would require a "non-traditional strategic plan" — one that removes what he said were many of the constraints that stop the utility from thinking innovatively.
"This means we have to proactively create the circumstances that will allow us to remain relevant today, tomorrow and into the future," he said.
This has to be some of the strongest non-speak I've ever heard from a terrible CEO. What innovations at JEA are currently being hampered by the way they are running business? If this related to the ballooning payments of JEA to the city and a desire to sell JEA, just say that, you coward. He won't because he knows the public has no desire for that, so now they are attempting to change the rules.
Quote
Among the constraints listed in a presentation to the board were the state constitution, the city charter, Florida statues and bond resolutions.
So basically everything that keeps it a public asset, instead of a private business.
QuoteStaff will also begin laying the groundwork for the "traditional response." That including preparing to abandon its plans for a downtown headquarters, a process JEA has already set the stage for: During the negotiations of its lease with Ryan Co., which is building the new facility, the utility put in a termination clause that would allow it end the project.
That's a nice downtown you have there, it would be a shame if something happened to it.
^Clock is ticking.
JEA has less than 90 days to terminate the lease agreement with Ryan.
Hopefully it's just posturing, though the land they were hoping to sell to help fund the new HQ didn't exactly command the offers they were hoping for.
If this is all some kind of political game, shame on JEA for doing this to their staff and threatening a 35% reduction in employees.
What a cluster. If this utility can't be managed any better than this, maybe they should sell it. Put the proceeds in a lockboxed Trust Fund that only the interest can be spent.
Energy sales are sliding, layoffs are on the horizon and your corporate HQ is going to be moved to the Southside FAR FROM THOSE WHO ACTUALLY NEED TO PAY IN PERSON.
What a company. What a city.
Blame everything and everyone but management. First thing first, they need to get rid of the clowns and incompetence at the top.
Gotta save Lot J and the Jags somehow. The City didn't even decide on the 1/2 sales tax for schools ( I believe in case we need to fork over some dollars for Lot J and stadium improvements).
The wife semi-joked about moving to Tennessee last night. At some point the joke half won't be there.
The more I learn about the issues facing JEA and the utility world in general, the more I am eager to see how this all plays out. I do think Zahn is actually approaching this in the right way and I am willing to give them time to plot a new course.
Let Melissa Dykes run the day-to-day while Zahn focuses on long term strategy. Makes sense for the time being.
Regarding a brand new expensive HQ, from a practical standpoint that is probably not the best decision for a company that is facing price hikes and layoffs in the not-so-distant future. Unfortunate for downtown? Absolutely.
Can someone with more knowledge than me please explain the JEA Charter.. As a both a public benefit company and a public utility, is the goal to generate some form of value for shareholders or is it meant to remain in the public domain to provide a service and remain profit neutral?
Quote from: DrQue on June 26, 2019, 10:53:25 AM
The more I learn about the issues facing JEA and the utility world in general, the more I am eager to see how this all plays out. I do think Zahn is actually approaching this in the right way and I am willing to give them time to plot a new course.
Let Melissa Dykes run the day-to-day while Zahn focuses on long term strategy. Makes sense for the time being.
Regarding a brand new expensive HQ, from a practical standpoint that is probably not the best decision for a company that is facing price hikes and layoffs in the not-so-distant future. Unfortunate for downtown? Absolutely.
Explain how a board in April was all for the HQ project, yet two months later JEA is in a dire situation.
Quote from: Steve on June 26, 2019, 04:05:24 PM
Quote from: DrQue on June 26, 2019, 10:53:25 AM
The more I learn about the issues facing JEA and the utility world in general, the more I am eager to see how this all plays out. I do think Zahn is actually approaching this in the right way and I am willing to give them time to plot a new course.
Let Melissa Dykes run the day-to-day while Zahn focuses on long term strategy. Makes sense for the time being.
Regarding a brand new expensive HQ, from a practical standpoint that is probably not the best decision for a company that is facing price hikes and layoffs in the not-so-distant future. Unfortunate for downtown? Absolutely.
Explain how a board in April was all for the HQ project, yet two months later JEA is in a dire situation.
Further, explain how you put out an RFP, allow
six different developers to put tens of thousands of dollars into responding, pare the list down to three, go through two rounds of public presentations and negotiations, select a winner, allow Ryan to go through with purchasing the land, sign the lease agreement, then suddenly say, "Welp, guess we're moving to the Southside."
It's gotta be a power play, right?
Quote from: KenFSU on June 26, 2019, 04:39:48 PM
Quote from: Steve on June 26, 2019, 04:05:24 PM
Quote from: DrQue on June 26, 2019, 10:53:25 AM
The more I learn about the issues facing JEA and the utility world in general, the more I am eager to see how this all plays out. I do think Zahn is actually approaching this in the right way and I am willing to give them time to plot a new course.
Let Melissa Dykes run the day-to-day while Zahn focuses on long term strategy. Makes sense for the time being.
Regarding a brand new expensive HQ, from a practical standpoint that is probably not the best decision for a company that is facing price hikes and layoffs in the not-so-distant future. Unfortunate for downtown? Absolutely.
Explain how a board in April was all for the HQ project, yet two months later JEA is in a dire situation.
Further, explain how you put out an RFP, allow six different developers to put tens of thousands of dollars into responding, pare the list down to three, go through two rounds of public presentations and negotiations, select a winner, allow Ryan to go through with purchasing the land, sign the lease agreement, then suddenly say, "Welp, guess we're moving to the Southside."
It's gotta be a power play, right?
That's what is most frustrating. Why would you ever respond to anything city-related as a company if this is standard operating procedure. You won the JEA headquarters competition, just kidding, we don't need it. You have the best unrealistic convention center design, naw just kidding you aren't Shad. We need to remove contaminants at the shipyards; nah, let it sit; it helps the land value. We need $12 mil to redevelop the Landing, nope; we'll tear it down for $18 mil. The city seems to becoming it's worst enemy.
Quote from: KenFSU on June 26, 2019, 04:39:48 PM
Quote from: Steve on June 26, 2019, 04:05:24 PM
Quote from: DrQue on June 26, 2019, 10:53:25 AM
The more I learn about the issues facing JEA and the utility world in general, the more I am eager to see how this all plays out. I do think Zahn is actually approaching this in the right way and I am willing to give them time to plot a new course.
Let Melissa Dykes run the day-to-day while Zahn focuses on long term strategy. Makes sense for the time being.
Regarding a brand new expensive HQ, from a practical standpoint that is probably not the best decision for a company that is facing price hikes and layoffs in the not-so-distant future. Unfortunate for downtown? Absolutely.
Explain how a board in April was all for the HQ project, yet two months later JEA is in a dire situation.
Further, explain how you put out an RFP, allow six different developers to put tens of thousands of dollars into responding, pare the list down to three, go through two rounds of public presentations and negotiations, select a winner, allow Ryan to go through with purchasing the land, sign the lease agreement, then suddenly say, "Welp, guess we're moving to the Southside."
It's gotta be a power play, right?
I don't know how the board did not nip it in the bud much earlier. However the board members themselves do
not appear to be utility experts. They probably do not know much beyond what management is feeding them, and management's position seems to have changed drastically in recent months.
It will be completely poor form for them to go this far down the line and pull-out. This city on the whole has a horrible record with RFPs (or lack thereof) and this one will probably take the cake as biggest failure if it falls through. All that being said, if the facts around the entity's long term structure and viability are changing, then so should the HQ plans. Hopefully it is not southside though.
Where is the discussion about "moving to Southside"? I didn't see that in the linked articles, just that they my renege (oh, sorry, "exercise their option to cancel") on the Adams Street HQ site. And where on SS? The old car dealership at Southside and Atlantic, that they didn't get high enough bids for? (or is that part of the plan ... reject the SSide bids, and move there?) And, if that is what is being considered, what will a new building on that contaminated site cost? And, as someone said, very difficult for folks who pay in cash to get to.
Earlier I saw something that said Southside between Atlantic and Beach Boulevards and west of St Johns Bluff. Now I can't find it but the only thing that fits in that box is the Koger Center or whatever it's called now. Overall, sounds more like a scare tactic that's a worse case scenario to tilt the push to change state and local government charters.
Quote from: DrQue on June 26, 2019, 05:32:47 PM
I don't know how the board did not nip it in the bud much earlier. However the board members themselves do not appear to be utility experts. They probably do not know much beyond what management is feeding them, and management's position seems to have changed drastically in recent months.
ask yourself who selected/appointed the board members
Quote from: itsfantastic1 on June 26, 2019, 05:20:23 PM
That's what is most frustrating. Why would you ever respond to anything city-related as a company if this is standard operating procedure. You won the JEA headquarters competition, just kidding, we don't need it. You have the best unrealistic convention center design, naw just kidding you aren't Shad. We need to remove contaminants at the shipyards; nah, let it sit; it helps the land value. We need $12 mil to redevelop the Landing, nope; we'll tear it down for $18 mil. The city seems to becoming it's worst enemy.
This!
Bring the old JEA tower back to life!
It could be a scare tactic. It could be a negation tactic.
If JEA needs a new business to expand into, how about municipal fiber? If Chattanooga can do it, why can't we?
https://www.vice.com/en_us/article/ezpk77/chattanooga-gigabit-fiber-network
Quote from: marcuscnelson on June 30, 2019, 11:16:19 PM
If JEA needs a new business to expand into, how about municipal fiber? If Chattanooga can do it, why can't we?
https://www.vice.com/en_us/article/ezpk77/chattanooga-gigabit-fiber-network
I don't know for sure, but I think the charter would have to be amended for JEA to move into the fiber space. Definitely is an interesting idea.
Quote from: marcuscnelson on June 30, 2019, 11:16:19 PM
If JEA needs a new business to expand into, how about municipal fiber? If Chattanooga can do it, why can't we?
https://www.vice.com/en_us/article/ezpk77/chattanooga-gigabit-fiber-network
The question isn't can it can be done but should it be done. PRtainment firms like Vice love to sex the story up. But their claims are largely fairy tales. Chattanooga's turn around has to do with city leadership over decades, not their costly, __ILLEGAL___ move into fiber.
Dig further and you'll find this move cost the utility and the city quite a bit. And they made it just as private companies were making the same investments in the area. It was costly for the rate holders, racked up a lot of debt and was essentially illegal.
Quote from: bl8jaxnative on July 07, 2019, 04:17:30 PM
Quote from: marcuscnelson on June 30, 2019, 11:16:19 PM
If JEA needs a new business to expand into, how about municipal fiber? If Chattanooga can do it, why can't we?
https://www.vice.com/en_us/article/ezpk77/chattanooga-gigabit-fiber-network
The question isn't can it can be done but should it be done. PRtainment firms like Vice love to sex the story up. But their claims are largely fairy tales. Chattanooga's turn around has to do with city leadership over decades, not their costly, __ILLEGAL___ move into fiber.
Dig further and you'll find this move cost the utility and the city quite a bit. And they made it just as private companies were making the same investments in the area. It was costly for the rate holders, racked up a lot of debt and was essentially illegal.
I don't think that's an accurate assessment of what happened in Chattanooga.
QuoteRyan files for review of $72.2 million JEA headquarters
Ryan Companies US Inc. is requesting city review of its civil plan, or 10-set, for JEA's proposed $72.2 million Downtown headquarters.
Documents filed July 8 with the Planning and Development Department show Ryan asked the city to move forward with review of the 201,470-square-foot building and 850-space parking garage at 325 W. Adams St. A 10-set is technical review of the horizontal construction aspects of a development project.
In a July 8 email, Downtown Investment Authority Operations Manager Guy Parola informed Ryan-contracted attorney Cyndy Trimmer that paperwork can be submitted for the 10-set "in light of the time-sensitive nature with this project."
However, Parola added that the designs for the nine-story high-rise will need final approval from the Downtown Development Review Board before the DIA will sign off on the 10-set.
Full article: https://www.jaxdailyrecord.com/article/ryan-files-for-review-of-dollar72-2-million-jea-headquarters
Quote from: thelakelander on July 16, 2019, 07:47:48 AM
QuoteRyan files for review of $72.2 million JEA headquarters
Ryan Companies US Inc. is requesting city review of its civil plan, or 10-set, for JEA's proposed $72.2 million Downtown headquarters.
Documents filed July 8 with the Planning and Development Department show Ryan asked the city to move forward with review of the 201,470-square-foot building and 850-space parking garage at 325 W. Adams St. A 10-set is technical review of the horizontal construction aspects of a development project.
In a July 8 email, Downtown Investment Authority Operations Manager Guy Parola informed Ryan-contracted attorney Cyndy Trimmer that paperwork can be submitted for the 10-set "in light of the time-sensitive nature with this project."
However, Parola added that the designs for the nine-story high-rise will need final approval from the Downtown Development Review Board before the DIA will sign off on the 10-set.
Full article: https://www.jaxdailyrecord.com/article/ryan-files-for-review-of-dollar72-2-million-jea-headquarters
OK; so in essence, this thing might be built, but then again it might not. All of a sudden JEA is "cash strapped" and considering (or threatening, whichever way you want to look at it) moving to the southside. Hope all of this is ironed out and they remain in the urban core.
Definitely happy that the Ryan Companies site was selected by JEA. It will be great to replace a full block of surface parking with 220,000 square feet of office and 8,500 square feet of retail:
QuoteThe DIA board will consider extending rights to Ryan Companies US Inc. to develop a $72.2 million JEA headquarters at 325 W. Adams St.
The project comprises an office building up to 220,000 square feet and 8,500 square feet of ground-floor retail space.
The development includes an 850-space parking garage.
https://www.jaxdailyrecord.com/article/dia-considering-development-rights-for-jea-headquarters-lots-at-cathedral
I hadn't heard the Retail Space number. Assuming that doesn't get conveniently value engineered out that's a small win.
Now....if you really wanted to you could do a lot more retail than that on the site.
Quote from: Steve on August 16, 2019, 11:11:56 AM
I hadn't heard the Retail Space number. Assuming that doesn't get conveniently value engineered out that's a small win.
Now....if you really wanted to you could do a lot more retail than that on the site.
Assuming this is the customer service center, right?
Not mentioned in the article, but there's also supposed to be another 11,000 square feet of retail space in the parking garage (unless the space noted in the article is actually the garage space).
Would a customer service center be considered retail?
Quote from: thelakelander on August 18, 2019, 08:08:09 PM
Would a customer service center be considered retail?
Good question. It's a similar effect, a space that draws people in and out all day. Depending on how it's set up it could be quite like retail.
Quote from: Tacachale on August 18, 2019, 10:32:31 PM
Quote from: thelakelander on August 18, 2019, 08:08:09 PM
Would a customer service center be considered retail?
Good question. It's a similar effect, a space that draws people in and out all day. Depending on how it's set up it could be quite like retail.
Here's what the setup is currently envisioned to look like, with the customer service center, waiting area, and public hearing space fronting North Pearl. I'd be surprised if there's any additional retail in the headquarters building, just because building security was such a concern for JEA during the bid process.
(https://i.postimg.cc/Qdsh3bGL/1.jpg)
Here's the garage though, which - for now - is planned with 11,000 square feet of ground-floor retail:
(https://i.postimg.cc/YC3kqWMv/2.jpg)
So, a few things
- The rendering and first floor plan don't exactly match, but I get the idea (it looks like the greenspace entrance corridor and the mail center was swapped; seems like the actual floor plan makes more sense in that regard).
- Employees enter either through the greenspace between the garage and the building, or from Adams Street. The general public enters off of Pearl or in that same greenspace.
- The Garage is interesting. I'm assuming the Monroe Street Entrance is perhaps public parking (a royal PITA to get to with the One way situations of Pearl and Julia - they really need to at least make most of the N-S streets 2 way but that's another issue), and the Julia Street Entrance is for employees, but I can't figure out the extra parking on the ground at the corner of Julia and Adams (in the scheme of things it isn't that many spaces). Perhaps that's space that could be retail later? It makes the corner of Julia and Adams is underwhelming. It would almost be better if the retail and parking were flipped. There also doesn't seem to be logical pedestrian connections out of that parking area.
^Without more information, it would appear the ground parking could be limited off-street parking for the retail spaces. However, if that entire section of the garage was for public parking, retail spaces could be integrated with the rest of the public parking.
Adams and the corner of Julia need to be the focus of retail.
https://www.jaxdailyrecord.com/article/designs-for-new-jea-hq-submitted-to-downtown-development-review-board
New rendering looks sharper imo
A big step down, IMO.
It looks better than the previous rendering. It's a style of architecture that DT Jax doesn't have much of. However, I'll be interested to see how the corner of Adams and Julia is addressed at ground level.
Before:
(https://photos.moderncities.com/Cities/Jacksonville/Miscellaneous/Miscellaneous/i-zWp9fJ2/0/4330bd4c/L/JEA1-L.jpg)
After:
(https://www.jaxdailyrecord.com/sites/default/files/styles/sliders_and_planned_story_image_870x580/public/255282_standard.jpeg?itok=V2Cn34Xf)
Quote from: vicupstate on August 20, 2019, 10:18:59 PM
A big step down, IMO.
Aesthetics wise, I disagree. I thought the first one was basic and bland. At least this gives something different.
It took me a little time, but I'm starting to really like it. It's definitely a little more distinctive, although somehow the garage seems to have less detail than in the original. The other thing of note is that the structure still appears to be fundamentally the same, just with a new exterior.
I think it looks pretty good. I like how it seems to front the courthouse lawn a little better. hard to tell what's going on the the garage without a rendinering from the back side. It does look a little more bland, especially compared to the building.
It's hard to tell the ground floor detail of the new rendering. The old one aside from paint color doesn't look like anything to write home about.
To me the garage "bar" is set by the BofA tower garage. It doesn't even look like a garage.
This rendering brought to you by Audi...
Ha ha. I see a BMW and what appears to be a Tesla as well.
The new design is a major upgrade. The last design looked like it was from 1994.
The fact that the building actually looks attractive and current should be a dead giveaway that JEA is going private though {Tongue and Cheek}. I mean when's the last time a nice public building was built in Jax?
Quote from: thelakelander on August 20, 2019, 11:01:26 PM
It looks better than the previous rendering. It's a style of architecture that DT Jax doesn't have much of. However, I'll be interested to see how the corner of Adams and Julia is addressed at ground level.
Before:
(https://photos.moderncities.com/Cities/Jacksonville/Miscellaneous/Miscellaneous/i-zWp9fJ2/0/4330bd4c/L/JEA1-L.jpg)
After:
(https://www.jaxdailyrecord.com/sites/default/files/styles/sliders_and_planned_story_image_870x580/public/255282_standard.jpeg?itok=V2Cn34Xf)
I like the before rendering better.
Quote from: heights unknown on August 21, 2019, 02:07:27 PM
Quote from: thelakelander on August 20, 2019, 11:01:26 PM
It looks better than the previous rendering. It's a style of architecture that DT Jax doesn't have much of. However, I'll be interested to see how the corner of Adams and Julia is addressed at ground level.
Before:
(https://photos.moderncities.com/Cities/Jacksonville/Miscellaneous/Miscellaneous/i-zWp9fJ2/0/4330bd4c/L/JEA1-L.jpg)
After:
(https://www.jaxdailyrecord.com/sites/default/files/styles/sliders_and_planned_story_image_870x580/public/255282_standard.jpeg?itok=V2Cn34Xf)
I like the before rendering better.
What made them change the rendering I wonder? The "after" rendering looks too cluttered and clunky IMO.
First glance - hated it.
Second glance - I dig it.
I like how it really opens up to the Courtyard lawn. EASILY the nicest greenspace in the downtown core, would be cool to see more activity on it (movable furniture, shaded tables, food trucks nearby, etc.).
QuoteEASILY the nicest greenspace in the downtown core
It is nothing but grass.
Quote from: vicupstate on August 22, 2019, 08:53:06 AM
QuoteEASILY the nicest greenspace in the downtown core
It is nothing but grass.
True, but the grass to dirt patch ratio is unrivaled.
Quote from: vicupstate on August 22, 2019, 08:53:06 AM
QuoteEASILY the nicest greenspace in the downtown core
It is nothing but grass.
There's not much competition.
On a side note, kind of a dick move of the city to kick all the homeless people out of the Main Street pocket park for construction of the dog park, yet four months later, absolutely nothing has happened with the site.
Quote from: Ken_FSU on August 21, 2019, 08:47:34 PM
I like how it really opens up to the Courtyard lawn. EASILY the nicest greenspace in the downtown core, would be cool to see more activity on it (movable furniture, shaded tables, food trucks nearby, etc.).
I feel like we're in danger of creating the same vibe as around Hemming Plaza:
Hemming
- To the North: City Hall open 9-5
- To the South: Office Building, could have retail but doesn't
- To the West: Courthouse open 9-5
- To the East: MOCA and Library, both of which have retail but isn't really used all that well
Courthouse Lawn
- To the North: County Courthouse open 9-5
- To the East: JEA Office, no retail facing the Lawn so open 9-5
- To the South: Parking Garage with Retail space (a positive) and a Vacant Lot (thank goodness since we don't have enough of those downtown)
- To the West: Opportunities for Development along Broad Street
Here's my point: Hemming is Dead after 5PM unless there's an event. It COULD be cool, since you have church that's been vacant since Delaney was Mayor and could be something, you have buildings to the east that COULD be lively at night (the retail space is largely there), and you have the buildings on Hogan (with the jeweler, Ed Ball, and Sweet Pete's though the latter is in question a bit).
While the Courthouse Garage is ugly, at least it has retail space facing the lawn, the vacant lot is an opportunity for Development with retail space, and Broad Street has options (especially if the city sells their lot).
Long winded way of saying this: Ken is right - the grass could be something cool if the development around the lawn is done right. This would be an area where the lawn could be really cool and could end up being more of a plaza/park.
^Another reason why DT Jax needs a plan or road map to guide all public and private sector investments in a manner that incrementally adds up into whatever the community deems it wants downtown's future to be. Years ago, we had to fight to keep that green space from becoming a freaking road. Get the surroundings right and that square could be a pretty exciting space.
Quote from: thelakelander on August 22, 2019, 11:07:59 AM
^Another reason why DT Jax needs a plan or road map to guide all public and private sector investments in a manner that incrementally adds up into whatever the community deems it wants downtown's future to be. Years ago, we had to fight to keep that green space from becoming a freaking road. Get the surroundings right and that square could be a pretty exciting space.
To that point - is there anything you'd like/can share about Steve's concept and if anything happening behind the scenes to make it an actuality?
Hearing that there may be a serious fight to exclude almost any real retail from the garage.
Quote from: Steve on August 22, 2019, 10:28:36 AM
Quote from: Ken_FSU on August 21, 2019, 08:47:34 PM
I like how it really opens up to the Courtyard lawn. EASILY the nicest greenspace in the downtown core, would be cool to see more activity on it (movable furniture, shaded tables, food trucks nearby, etc.).
I feel like we're in danger of creating the same vibe as around Hemming Plaza:
Hemming
- To the North: City Hall open 9-5
- To the South: Office Building, could have retail but doesn't
- To the West: Courthouse open 9-5
- To the East: MOCA and Library, both of which have retail but isn't really used all that well
Courthouse Lawn
- To the North: County Courthouse open 9-5
- To the East: JEA Office, no retail facing the Lawn so open 9-5
- To the South: Parking Garage with Retail space (a positive) and a Vacant Lot (thank goodness since we don't have enough of those downtown)
- To the West: Opportunities for Development along Broad Street
Here's my point: Hemming is Dead after 5PM unless there's an event. It COULD be cool, since you have church that's been vacant since Delaney was Mayor and could be something, you have buildings to the east that COULD be lively at night (the retail space is largely there), and you have the buildings on Hogan (with the jeweler, Ed Ball, and Sweet Pete's though the latter is in question a bit).
While the Courthouse Garage is ugly, at least it has retail space facing the lawn, the vacant lot is an opportunity for Development with retail space, and Broad Street has options (especially if the city sells their lot).
Long winded way of saying this: Ken is right - the grass could be something cool if the development around the lawn is done right. This would be an area where the lawn could be really cool and could end up being more of a plaza/park.
You need a Mayor and City Council that values people more than corporations. I don't see that happening anytime soon.
Quote from: FlaBoy on August 22, 2019, 12:18:40 PM
Hearing that there may be a serious fight to exclude almost any real retail from the garage.
Not a shock that some would rather not have retail. Let's see what gets presented to DDRB.
Plus, while not the same as say an after 5 restaurant, there are building aspects that can serve similar to retail that can create street activation. For example, First Baptist has a cafeteria on the ground floor near the corner of Laura and (I think) Julia. You'd never know it because the windows are glass blocks (you know the ones that houses sometimes have for Bathroom windows to PREVENT people from seeing in).
Quote from: thelakelander on August 22, 2019, 11:07:59 AM
^Another reason why DT Jax needs a plan or road map to guide all public and private sector investments in a manner that incrementally adds up into whatever the community deems it wants downtown's future to be. Years ago, we had to fight to keep that green space from becoming a freaking road. Get the surroundings right and that square could be a pretty exciting space.
This is what a CRA Plan is supposed to do. The Downtown CRA was just amended a few years ago, I believe. Maybe, the City should re-visit it now that Boyer is in charge.
Yeah, that CRA wasn't that detailed. Disappointing to say the least.
Quote from: vicupstate on August 22, 2019, 08:53:06 AM
QuoteEASILY the nicest greenspace in the downtown core
It is nothing but grass.
I kinda think it's boring. It seems to be a typical DT site.
(https://photos.smugmug.com/Cities/Jacksonville/Development/JEA-Headquarters-Ryan-Companies/i-VW4vst3/0/a19f508e/X3/20190919%20DDRB%20Agenda%20Packet_Page_125-X3.jpg)
I'm not sure why they'd stick the majority of retail frontage on Julia instead of Adams? Adams has a significantly higher traffic count than Julia and is a historical ground floor retail oriented corridor.
I guess the frontage is larger along Julia, more shallow storefronts than fewer deep storefronts. I doubt JEA wants any retail in the building itself, so I wouldn't be surprised if that's how they had to go about it.
Depending on leasing rates, I wouldn't be surprised if a good part of that retail space stays empty. From a market perspective it would be better to shift the garage retail to Adams, which would still keep it out of the building itself.