COMPLETED: Main and Temple Development (Sage-Allen Project)

[Theophrastus Bombastus]

I still don't think the look is all that bad.

[beerbeer]

We're stuck with it and we move on. But I hope someone at city hall learned a lesson. More likely somebody got greased.

[redbaron]

We're stuck with it and we move on. But I hope someone at city hall learned a lesson. More likely somebody got greased.

[jdrct]

More likely somebody got greased.

[beerbeer]

I believe virtually every politican is corrupt. And that belief is reinforced regularly.

[GHartford]

I believe virtually every politican is corrupt. And that belief is reinforced regularly.

[jdrct]

Your belief that EVERY politician is corrupt is reinforced regularly? Think about that for a minute....

[beerbeer]

I don't need a minute. All the pols are captives of special interests, and that ain't you and me. Do you believe Rell is more honest than Roland? If they aren't lining their pockets, they are lining up their next job. They are helping firends. They are scratching the backs of the folks who are scratching theirs. They bend rules, ignore rules or make rules that help them. Not you and me, them.

The system is not only corrupt -- it is corrupting. That means that even when an honest guy gets elected, he learns how the game is played and eventually turns to the dark side.

And I didn't say every single one (ther might be on honest politicanout thre) I said virtually.

[T52]

Some of the callous and uninformed postings insinuating greasing of politicians, greed motivated developers and contractors on this project are pretty disheartening. The fact is that it has taken a considerable amount of cooperation and support from good people to get this complex project to where it is today. In previous posts some of the facts that led to the final design solutions for the elements of this project have been shared. There was also some suggestion that the actual costs on this project do not equal $53,000,000.

Some people get it and some don

[robm324]

I was in Hartford on Saturday evening for Dinner and to take a walk through downtown and Constitution Plaza. The back of the building is not ideal, but the front of the building is not nearly as bad as some would make it seem. The front is not as great as the original rendering showed, but all in all, this is a great project that will help Hartford tremendously.

Again, the back of the building does not fit the area, and would have been better if it was brick, but on the whole, I think this project will turn out wonderfully.

[jcrc]

Some of the callous and uninformed postings insinuating greasing of politicians, greed motivated developers and contractors on this project are pretty disheartening. The fact is that it has taken a considerable amount of cooperation and support from good people to get this complex project to where it is today. In previous posts some of the facts that led to the final design solutions for the elements of this project have been shared. There was also some suggestion that the actual costs on this project do not equal $53,000,000.

Some people get it and some don

[T52]

Actually, the point I have been trying to make is that without some form of help, these projects will not happen. The cumulative effect of some tax breaks, sub-market mortgages (or mortgage gaurantees), aquisition assistance, etc. are required to make them happen. When they do happen it is really pretty amazing. There really is little room for shenanigans.

As for comparing the unassisted projects to the assisted projects, that is a function of the complexity of the project. A relatively easy conversion of a free or under-priced structure is very different from demolishing and rebuilding or a combination thereof.

None of these projects are filled and having a building without its own parking is an issue of risk. Certainly security and parking are huge issues from a marketing perspective and it will be interesting to see what kind of difference it will make in filling units.

Another point to consider on assistance is that it usually involves some sort of requirements in order to qualify. It might be in the form of sub-market rental rates, hiring quotas or Davis Bacon wages. By not accepting assistance, a developer can lower part of the construction budget but may have to pay more for financing. That is less of an issue on a condo project as the financing is short term (until the units are sold). Assistance that comes in the form of Federal Tax credit is not as valuable as it used to be due to the AMT (alt min tax).

In days gone by it was possible for developers to establish partnerships with limited partner investors by over-stating the project worth on a pro-forma, taking a developer fee and letting the holder of the first mortgage foreclose (Colonial Realty?). Investors are wiser and the judicial system is a little tougher these days

[grock]

The criticism of the Sage Allen project is getting a little tiresome.

So the design isn't just like the renderings.

Still it is better than the following properties

1. The site of the former Statler Hilton

2. The parking lot near the Crowne Plaza

3. The parking lot across from St. Patrick/St. Anthony

4. The parking lot across from the Bushnell

5. The parking lot across from the Brickyard

6. The site of the old Main Street Market.

Give these Sage Allen guys credit. They are bringing new people downtown, what are the owners of these properties doing? NOTHING.

[JimSawhill]

Separated at birth?This is taken from Jim Sawhill's area. No wonder he likes it.

[T52]

FYI, The first tenant moved into the Sage Allen Tower today with four more scheduled for tomorrow. Look for Temple Street to open in the next week or two (awaiting completion of work on the Richardson, installation of lights, signs etc.). Landscaping and tile on garage facade will probably wait for warm weather.

[spatulashack]

City Street Back On Map

Downtown Strip, Will Reopen To Traffic

January 2, 2007

By JEFFREY B. COHEN, Courant Staff Writer

LINK HERE

Great article. Although it is interesting that when they talk about the usefulness of Temple, they talk about it as if it will be a one way from Market to Main (which it should) instead of the way it is arranged now. They speak of circling around looking for a spot downtown. Too bad when you are on Market, you will still have to go under 84 until you find a street that lets you back onto Main. There is no reason for 4 one way streets going the same way all right next to each other.

[JHChris280]

City Street Back On Map

Downtown Strip, Will Reopen To Traffic

January 2, 2007

By JEFFREY B. COHEN, Courant Staff Writer

LINK HERE

Now, if the Civic Center can be redeveloped and a street or pedestrian walkway built to connect Allyn and Pratt Streets it would be a huge boost to the flow of walkers or drivers in the city. The current Civic Center site served it's purpose for 30 years and did as a good a job as could be expected. A new arena on or near the 12B site would open up the center of downtown for apartments, condos, office tower, etc., and increase density in the city center while keeping the crowds a stones throw from existing retail and commercial areas. You'd have a very walkable route from Union Station to Constitution Plaza.

[beerbeer]

That is exactly the Northland plan for the HCC site.

[Luca Brasi]

That story makes no sense. It talks about making it easier to circulate the blocks between Main and Market, but then says this:

"Vehicular traffic will be able to travel from Main Street to Market Street, one-way from west to east. The north side of Temple Street will feature a handful of student-friendly restaurants that developer Marc Levine likes to call Chow Row."

So we basically have North Church, Talcott, Temple and Central Row all one ways headed in the same direction.How does this improve traffic flow? It still makes it confusing to get from Market to Main. Maybe they will change Talcott? They should also make Market two way all the way down to State House Square. It makes no sense why it switches to a one way at Kinsley. Southbound can continue down to State House Square with a right turn only onto Central Row.

[MadVlad]

FYI, The first tenant moved into the Sage Allen Tower today with four more scheduled for tomorrow. Look for Temple Street to open in the next week or two (awaiting completion of work on the Richardson, installation of lights, signs etc.). Landscaping and tile on garage facade will probably wait for warm weather.

[T52]

... retail only on the north side of the street? I don't think we've seen pics of that yet, how many places are available? Also, if I may ask, why were those townhouses along Temple limited to 2 or 3 stories?

[Luca Brasi]

Well, more people downtown is always a positive. The article we read above says there will be retail only on the north side of the street? I don't think we've seen pics of that yet, how many places are available?

[T52]

I don't think we should expect anything new here. I think its the same food court spaces that has been in the basement of the Richardson. I believe they are putting a new entrance on Talcott.

[beerbeer]

Just send everyone over to Jo jo's.

[T52]

Update 17 January 2007

FYI, 21 of the 42 Townhouse units are signed off for occupancy and students are due to arrive this weekend (86 of 170 beds available - majority of available are spoken for).

Occupancy of the Sage Allen Building started 2 January 2007, the leases are just about at the 25% mark (18 or 19 of 78 as of this morning) which is really great - the units are being well received.

There may be some sort of a ribbon cutting ceromony for Temple Street on the last week of January - watch for an announcement (electricians/NU are trying to get the street lights fired up prior to the ceromony).

This photo shows Temple Street facing East from where the old Mix Master was as of today:

http://img95.imageshack.us/my.php?image=dsc00563zr8.jpg

The left (North) side of Temple is where the eateries are going in the very near future.