Live blogging DDRB Review of Parador Garage

[John P]

Theer are AIA reps that live near downtown
surely they would be interested if notified. Flagg needs back up.

[fieldafm]

It's clear, this thing is going to get passed

Miller  "chris is right, it could be improved with more meetings... but still better than first renderings' 

likes the recesses of the faux retail, makes it a liltle more palatable

"opportunities in the alleyway" 
architect 'not an alleyway, it's pretty wide expanse'  'maybe break up planters instead of one long liner planters for the opportunity for a pop up retailer to set up shop'
apparently t shirt vendors will be glad to be out of site lines outside 

'lighting could look better, instead of shining only halfway down' 
architect 'prefer that over long uplighting'  'bc suntrust is group of condo owners, we have to get their input first'

miller again 'overall youve come a long way, still a parking garage, but more comfortable than with it than previous designs'

[thelakelander]

The approval/review process towards downtown is broken.  We've forgotten the importance and definition of what it means to design for the pedestrian scale level.  If the Mayor's Office/DIA doesn't address this, I really don't see their creation of the DIA having as much of a positive impact on downtown as they wish.

[fieldafm]

Logan Rink

'im still completey unconvinced of the need for this'

'ive never had problems paking downtown'

'this couldnt be the highest and best use of this property'

'if he have to accpet a parking garage... then it seems like granting deviations is not a good idea.  its like we are encouraging this'  'love to hear the math on the need for this'  'what does 65% occupancy rate have to do with retail?'

architect '65% is where the developer breaks even'  'until then he's losing money every month'  'from a standpoint of a leasee going into the bldg, if im a suburbanite-im coming downtown unless i have an easy way to park'  'working with two major tenants now that said if you build the garage we will come' he's talking about PSS and Advanced Disposal  'as a citizen of jacksonville, if a parking space brings people downtown, that will be a catalyst for growth'  'it was refreshing to be in chicago recently having people wizz by you, i get bored to death in DT Jax'  'you have to have a destination'  'you have to get enough workers to drive those retail opportunities'

[fieldafm]

Rink 'im not convinced parking is downtown's problems'

architect 'this is solely a tenant issue, were not trying to solve the Landing's parking problems, the city has decided that they want to incentivize the parking garage'  'our developers believes this is the first major development downtown for a long time'

btw, parador owners left halfway though presentation.

architect 'right now, developer doesnt think enough demand exists for retail'

[thelakelander]

^If they are coming if a garage is built, then going ahead and put in the retail.

[Noone]

This parking garage sounds like if it does get voted in now it will have to be grandfathered in before the new JTA guy would have said "What are we Doin?"

[thelakelander]

architect 'this is solely a tenant issue, were not trying to solve the Landing's parking problems, the city has decided that they want to incentivize the parking garage'  'our developers believes this is the first major development downtown for a long time'

How is this anymore major than the courthouse garage that was built a couple of years ago?  I'm not a fan of the courthouse but I'd consider it to be a major downtown development and it just opened this past summer.  Also, if their goal isn't to resolve the Landing issue and the Landing doesn't think it resolves the issue, let's keep the $3.5 million, make this a market rate project and move on.

[thelakelander]

This parking garage sounds like if it does get voted in now it will have to be grandfathered in before the new JTA guy would have said "What are we Doin?"

The new JTA guy has nothing to do with this project.

[fieldafm]

Bailey 'if youre going to create a parking garage, that alleyway still needs to be an asset'  'make in more than a parking lot until we get to the point where we need retail'  also says he is glad developer is willing to invest downtown.  'we could need a lot like this, but we wont ever need it if we contnue to do what we are doing now'

architect 'developer is excited about the prospect of retail, but he's not excited about building empty spaces'

[thelakelander]

Does the developer have any background in retail?  Would it make sense to design the garage's first floor to be able to incorporate a retail buildout at a later date, like the courthouse and Carling garages?

[fieldafm]

johnathan 'what is the projection of getting to 65% mark, do these two tenants get us there?' 

architect 'im not sure if those two tenants make it happen, that was a deal with the developer and JEDC'

[thelakelander]

So no rational nexus between the marketability of future retail and the 65% number?  The 65% number is just what the developer needs to break even on his Suntrust investment?

[fieldafm]

roland 'with the economy the way it is, you just have to phase all of this' 

[fieldafm]

So no rational nexus between the marketability of future retail and the 65% number?  The 65% number is just what the developer needs to break even on his Suntrust investment?

yes, pretty sweet deal if you ask me.  Strips out the risk.  Viva the free market!