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Old February 10th, 2006, 02:20 PM   #121
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Westgate Development News No. 18

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Old February 10th, 2006, 02:25 PM   #122
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Arena Debate Sparked by the East Toledoans

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Old February 14th, 2006, 02:02 PM   #123
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Super Wal-Mart Development *GASPS* No. 2

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Old February 17th, 2006, 01:52 PM   #124
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Westgate Redevelopment Spin-Offs

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Old February 17th, 2006, 01:58 PM   #125
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Marina District Update: Bass Pro Shops? #3

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Old February 17th, 2006, 02:00 PM   #126
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Urban Village in Toledo

The Secor Road-Central Avenue area is considered the "Westgate" area:

'Urban village' moves to the planning stage

Toledo City Council's zoning and planning committee yesterday agreed to have the Toledo Plan Commission begin work on a proposed "urban village overlay district" for the Secor Road-Central Avenue shopping area.

Stephen Herwat, commission director, said he would appoint a committee of 12 to 15 to propose boundaries and design rules for the district.

He said the group would include property owners, neighbors, and architects.

Public hearings would be held before the proposed ordinance is submitted to council for adoption, he said.

Mr. Herwat said he received clear direction from both council and the administration last night to begin work.

Mayor Finkbeiner called for an urban village zoning overlay two weeks ago after losing a battle to have the 20/20 Comprehensive Plan followed in the design of a proposed $30 million Costco store development at the Westgate Village Shopping Center.

Mr. Herwat said the plan is a guideline, not a law.

The 20/20 plan adopted by council in 2000 called for urban village design standards in the Westgate area but envisioned "big box" stores as well. An urban village differs from a traditional shopping center by having smaller parking lots, ample sidewalks, and mixed uses.
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Old February 17th, 2006, 02:17 PM   #127
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Jeep Job Boom

From the local NBC station, the Jeep supplier companies are about to be completed with over $2 billion invested in the new Jeep plant which opened in 2001 and Daimler-Chysler has been adding more jobs and more opportunities around the new plant. You can see this huge plant right off I-75/I-280 when coming down from the Detroit metro area or even heading into Michigan from the south. Currently the plant has about 4000 employees with 1000+ more it will provide a renewal of development for this region. This plant makes Jeep Wranglers, Jeep Liberties, and some parts for Cherokee and others. They will begin the Dodge Nitro this summer. Now we are waiting for news in regards to the possible $500 million expansion at the General Motors Power Train plant--stay tune:

1,200 Jeep Supplier Jobs Open

(Toledo, OH) --- More than a 1,000 full time Jeep supplier jobs are up for grabs.

The news is a direct result, of new expansion at Jeep's Toledo North Assmebly Plant.

Some of the top jobs include working for companies like the OMMC, Dana Corporation and Toledo Metal and Dye.

UAW Local 12 spokesman Bruce Baumhower says in addition to the supplier jobs created by the Dodge Nitro, Jeep Wrangler and Liberty, some 200 workers who were laid off will have the chance to come back and work on the Nitro's third shift.

Baumhower says for now, most of the jobs will pay the non-union rate of $11-13 an hour.
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Old February 17th, 2006, 02:21 PM   #128
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Westgate Developer's Perspective

Ms. Holland is the owner and developer of the Westgate Shopping Center. This local paper has provided an interesting article in regards to her view of why certain things back in 1950s are not the same as today and people have to change if they want to survive:

Holland: Costco is dream anchor
By Stacy M. Kess, Toledo Free Press Staff Writer

Cleveland has one. Cincinnati does, too.

By fall 2006, Columbus residents will have their very own.

That's why Costco looked to Toledo for its next Ohio store.

"It's a natural extension," said James D. Sinegal, Costco president and chief executive officer. "Toledo is a very attractive market. It's got all the right attractive ingredients."

Costco already has a connection to Toledo, Sinegal said: Costco's executive vice president, Doug Schutt, attended high school in Toledo at St. Francis de Sales.

If all goes as planned, Costco will serve as the anchor store for Westgate Village Shopping Center when the complex undergoes redevelopment later this year.

"If I could have listed all my dream anchors to help re-spur the Westgate area, Costco would have been at the top of my list," said Westgate owner Liz Holland, CEO of the Chicago-based Abbell Credit Corporation.

In 1954, Holland's grandfather began acquiring land for Westgate, which was built soon after.

"For my grandfather, it was a labor of love," Holland said. "Three generations later, it's a labor of love for my grandfather."

She said when she looks at the redevelopment project, she sees a path to actualizing her grandfather's vision for the Secor-Central area.

"I think it's going to be tremendous. The Food Town location is vacant. The theater location is vacant. There's a lot of underutilized land to the north of us," she said. "By bringing Costco to Westgate, we are getting some longer looks."

But Costco initially was not just at the center of Holland's redevelopment plan; the warehouse club also landed in the middle of debates about Westgate redevelopment.

Some small businesses currently in the shopping center pulled out, while area residents argued the box store doesn't fit the neighborhood. Mayor Carty Finkbeiner criticized bringing Costco to Westgate. Nonetheless, the plans passed through the Plan Commission.

Holland said she "never thought [Costco opponents] were doing what was wrong," but she said people who know Costco want Costco.

"I think it's received a warm welcome from people who know what Costco is," she said.

That includes Westgate icon Barry Bagels.

Mark Greenblatt, general manager of Barry Bagels, said the changes to Westgate have been long coming. As long as Holland has wanted to redevelop — since about 1998 — Barry Bagels has expressed a desire for Holland to bring new life to the aging shopping center.

"We've been talking with the landlords for the better part of five years now," Greenblatt said. "I just think the new Westgate is going to look great."

He said the shopping center needs a store with the ability to draw a crowd, and Costco does.

"It's been a long time coming," he said. "Us and SteinMart might be the big draw there [now]."

He waved off concerns about competition from the warehouse chain, which does sell bagels.

"They're bagels will be a frozen, par-baked bagels," he said, adding Barry Bagels sells fresh bagels and Westgate is the local chain's best-performing store. "We're not too concerned."

Barry Bagels isn't the only tenant staying. SteinMart and Honey, I'm Home have also agreed to stay at Westgate after the redevelopment, Holland said.

Sinegal said his business needs small businesses, especially with 50 percent of its sales being rung up for small business customers.

"One of the major tenants of our business is to be able to supply small business," he said, adding the company spends a great deal of time on product assortment for that sector of shoppers. "They're a very important customer for us."

Although clearing the hurdle of the Planning Commission put much of the debate to rest, the tax abatement that will affect the shopping center's school district, Washington Local, caused another issue for some.

Before new construction begins, Westgate, which is considered a brownfield due to some contamination, must be cleaned up. The clean-up has made Westgate eligible for the abatement, meaning money that would have gone to the school district from property taxes would not. Instead, the city will make payments to the school district over five years for $300,000 from the added income taxes the city will collect from new jobs at the site.

"When the tax abatement is over, you'll have a much more valuable project on the books of the city and in Washington Local [district]," Holland said. "I think what Washington Local saw was Westgate was on the tax roles at a little more than $9 million, and when we're done, it will be on the tax roles for more than $30 million."

At the center of this is, again, Costco, a company known for paying its employees far above its competitors wages, plus benefits. The company starts employees at $10 per hour. A cashier with four years' experience can earn $40,000 with full medical benefits.

"I think there's probably been a little more notoriety when people have been doing comparisons." Sinegal said. "It's something we've always done. We just think it makes good business. If you hire good people, you pay them good wages."

Costco as neighbor

For the cities of Auburn Hills and Madison Heights, Mich., both of which have Costco stores, the benefits of the warehouse are real.

In 2000, Costco opened in Auburn Hills.

"They're very good. They're very supportive of us," said Molly Shamma, the administrator of the Auburn Hills Chamber of Commerce. "The area has expanded and we didn't have any retail to speak of [before]."

She said the store has been a "good corporate neighbor," participating in the community and serving the area's small businesses.

The Costco in Auburn Hills is in an area of corporate retail including Bass Pro and Target, said Director of Community Development Brian McBroom. He said the store has been good for the community and spurred retail growth. McBroom said the city has had an account with Costco.

"It's helping to serve the retail needs of this part of Oakland County," he said. "Thousands of jobs are here as a result of all the retail."

About 15 miles south, in Madison Heights, Costco is located in a mixed industrial area, but the small business district is only a mile away, said Mary Sames, executive director of the Madison Heights/Hazel Park Chamber of Commerce, adding Costco has been a member since 1998. Located close to Costco are a small flower shop and a tile store.

"They're very, very good to the community — exceedingly generous, exceedingly good to the community," she said, adding only one business, competitor Sam's Club, relocated after Costco moved into the area.

She said initially, the local flower shop worried about competition, but the business remained.

It's that kind of mix — big and small retail together — that fills out Holland's dream for Westgate.

She said the plans for Costco call for a building smaller than the former Lions Store building at Westgate and she wants to retain the big-and-small mix.

"We don't intend to change that mix at all in the redevelopment," she said.

What she does plan to change is the look. The plan calls for several buildings instead of one long L-shaped building as stands now. She said she's also planning on adding more green space and artwork from local artisans.

"It's going to be tremendously green. It's almost going to look like at garden, there's going to be so much green space," she said. "I think things are going to be great. My plans are to own it for another 52 years."
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Old February 17th, 2006, 02:25 PM   #129
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Water Street Steam Plant Development Update No. 3

Here is the update in regards to the Water Steam Plant conversions to lofts/retail site. You can see earlier posts in this thread in regarding to the development; the reasoning why these type of development takes longer than building something new because when you are rehabbing historic significant or a landmark you have a lot of obstacles and previsions to follow as it is stated in the article down below:

Don't get steamed
Developers say the steam plant is on schedule

By Steve Steel, The Toledo City Paper


Riverfront – For Rent: dozens of upscale residential spaces in newly renovated historic building with adjacent park and docking facilities. Townhouse suites available.

Sound like a desirable locale? It is the vision and intent for the redevelopment of the former Toledo Edison steam plant Downtown.
Renamed "Water Street Station" after its Water Street location, the project is currently in the final design phase and construction will begin this spring, ac-cording to lead developer David Ball of STS Management.
"This is a big project," said Ball, "and we are committed to doing it right. That will take time."
Ball and his partner Jimmy Jackson won the rights from the City of Toledo to redevelop the property after submitting proposals that included constructing a building on the river side of the existing plant providing additional commercial and residential space and adding an internal courtyard.
One of the most time-consuming aspects of the project, according to Ball, is qualifying for historic tax credits from the State of Ohio. "We have completed absolutely everything that we possibly could without having our tax credits at risk," he said, including design, site preparation, title transfer and permits.
"The steam plant is on the National Register of Historic Places," said Ball, "so we must submit all designs for approval to the state historic commission and National Park Service to qualify for a tax credit worth 20 percent of our costs." He said the project needs that credit to remain economically viable and would not qualify if any construction was started before designs are approved.
Currently engineering and design drawings and elevations have been completed for the project and submitted for approval. "We had to address a few concerns and are in the process of submitting new designs," said Ball. "But I would say we are no more than a few months away from the approval we need to move forward."
Marc Baniszewski, project manager from Sandvick Architects, noted that after approval the construction must move forward carefully. Echoing Ball, he said, "We must resolve a few design issues and should have final construction documents by the spring."
"We only get final approval after construction is completed," he said. "Since the tax credits are essential to the project we must ensure compliance throughout construction. That can slow the project considerably.”
Sandvick Architects specializes in redevelopment of existing structures, especially those with historic designation. Baniszewski has experience with similar projects. "Old buildings are unique, so it is hard to compare," he said, "but we have completed projects on a similar scale. I would say the process is moving forward at a good pace, since the City has given us as much support as could be expected. We realize everyone is looking at this project and want to see it move forward. We have moved through the design and engineering phase quickly and are now pricing contractors to make sure it is affordable. This hasn’t taken an extreme amount of time."
Paul Sullivan, architect formerly of The Collaborative, agreed that historic redevelopment is time-consuming. Sullivan, who was closely involved with the development of St. Clair Village near Fifth Third Field, said that project took five years from conception to finished product. "The steam plant is five times as massive, so one could expect it to take five times as long."
While Ball noted that much preliminary and cleanup work has already been done on the structure, Baniszewski predicted the first noticeable results will be seen this spring. "We are ready to pull the foundation permits for the new building and should get started when the weather allows it."
Baniszewski predicted that Water Street Station would be a signature part of Downtown development. "Typically we redevelop historic structures in an area where there is not much activity as a catalyst to get that area moving again," he said. "In Toledo we have a Downtown area that is vibrant, with activity, the river, [Promenade] Park, boatslips. This project will benefit from its surroundings to make it an immediately desirable place to live."
"This will be a wonderful addition to Downtown," said Ball. "Believe me, I have plenty of other things to do. I wouldn’t be working on this if I wasn’t committed to seeing it through and making it work. We, meaning The City of Toledo departments of development, utilities, transportation, real-estate, law, planning, mayors office, Sandvick Architects, various contractors, Jimmy [Jackson] and I, as well as others, have invested a tremendous amount of effort to get this project going. I think we’re close and when done, it will be a treasure."
"I won’t be rushed into anything under media or political pressure," he said. "We’re going to do this right."
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Old February 20th, 2006, 04:56 PM   #130
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Maumee River Crossing (I-280) Bridge Update

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Old February 21st, 2006, 02:03 PM   #131
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Marina District Update No. 3

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Old February 22nd, 2006, 12:09 AM   #132
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General Motors Expansion Update FINALLY!!!

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Old February 22nd, 2006, 12:22 AM   #133
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Toledo Shipyard Development News

The redevelopment and the comeback of the Toledo Shipyard is on its way. The local NBC station broke the news today about the shipbuilding development announcement There is a strong committment from the relocated company and the regional stakeholders which they know that the Maumee River and Lake Erie is a great waterway for shipbuilding just like the hey-days in 1900-1960s. I will be taking pictures and posting it on this thread very soon. The shipyard area in Toledo is in the northeast part of the city near the Maumee Bay which has a great view of the skyline of Toledo.


Ironhead Marine Relocates to Toledo Shipyard

(Toledo, OH) --- The Toledo Port Authority, along with Congresswoman Marcy Kaptur, Lucas County Commissioners, and city officials will announce Tuesday that Ironhead Marine has relocated to the Toledo Shipyard, NBC24 learned Monday.

Ironhead Marine will relocate from their offices in Temperance and Monroe, MI. They have already started work at the Toledo Shipyard which was vacated when the Manitowoc Group left last fall.

Lucas County Commissioner Pete Gerken tells NBC24 that federal, county and city officials will provide grants for Ironhead Marine. Congresswoman Kaptur will provide $4.5 million is federal money. The county is expected to provide $1 million over the next several years.

Ironhead Marine already has some 40 workers at the Toledo Shipyard. Gerken says they expect to hire at least another 150 over the next three years.

"This is a revitalization of our shipyard," Gerken said. "We want to become the centerpiece for winter layovers and emergency repairs during the summer."

Gerken says there will be some demolition going on at the Toledo Shipyard as Ironhead Marine rebuilds a the high-based facility with upper and lower cranes capable of working topside as well as on the hauls of ships.
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Old February 22nd, 2006, 01:57 PM   #134
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Arena Development Update *FINALLY*

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Old February 22nd, 2006, 02:01 PM   #135
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Former Mud Hens Ball Stadium

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Old February 22nd, 2006, 02:05 PM   #136
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Toledo Shipyard Development News No. 2 *In-Depth*

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Old February 25th, 2006, 07:28 PM   #137
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St. V's Contruction Picture Update No. 3

I took some pictures early this morning of the contruction progress at the St. Vincent Mercy where they are building a Hearts Center. You can see earlier posts of the pictures for this construction project in this thread:


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Old February 25th, 2006, 07:30 PM   #138
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Maumee River Crossing/I-280 Bridge Update No. 4

Early this morning while I was on the east side of the river I took a shapshot of the progress of the Maumee River Crossing bridge:

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Old February 25th, 2006, 07:33 PM   #139
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Tony Packo's At the Park

WOW! I live a few blocks from the new Tony Packo's downtown restaurant--they are opening first day of this year's ball game season this coming April. I notice the new signage went up this past Thursday and I love it! You can see earlier post in this thread of the this project:


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Old February 25th, 2006, 07:36 PM   #140
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Berdan Building Picture Update

I was on my way to the grocery store early this morning and saw this cool angle of the Berdan Building which I took a snapshot of it. This angle is the back end of the Berdan Building where its going to undergo a construction project to convert into lofts/offices this spring. I've got an earlier post in regards to this project and pictures in this thread:

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