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Macon-Bibb County voters elect one person as mayor, but that individual will put scores of other people in leadership positions

MACON, Ga. As the Age Friendly Communities Advisory Council was planning strategy for 2020, members realized they are lame ducks appointed by Mayor Robert Reichert, who is in his last year of office.

So, the new mayor could change everything? one of them asked.

Right, was the reply.

A similar conversation took place at last months Land Bank Authority meeting.

While discussing the COVID-19 drain on tax revenues and the possibility of working with other county departments on the budget, authority member Gary Bechtel asked, When we get a new administration whos going to be in these positions?

Some of the entities serve as advisory boards to research issues and report back to commissioners and the mayor, others have their own regulatory power, such as the Macon-Bibb County Planning and Zoning Commission which can approve or deny projects based on specific zoning requirements, strategic plans and the publics interest.

Even autonomous entities such as the Macon Water Authority, which is comprised of five elected members, also includes two appointed representatives of Macon-Bibb County.

Chris Floore, the Assistant to the County Manager for Public Affairs, said Mayor Robert Reichert not only draws from his personal knowledge of the local talent base of experts, but listens to others suggestions.

Sometimes hell ask the commission or board for their recommendations, Floore said.

There are nearly four dozen organizations that oversee everything from economic development to the county treescape to what type of public art should be on display.

Some of those groups, such as the newly reconstituted Macon-Bibb County Tree Board, are totally staffed by appointment from the mayor with the approval of the Macon-Bibb County Commission.

The by-laws for each organization often include specific qualifications for appointees.

For instance, when the commissioners considered the recommendations for the Construction Board of Appeals last month, they learned five active members, two alternates and a county building official will hear disputes between local business services staff and construction professionals. The county official would not have a vote and not be able to participate in deliberations or decisions reached.

The five active members must include representatives with experience in architecture or building construction, design and structural engineering, mechanical and plumbing, design and electrical engineering and fire protection engineering.

By code, the reconstituted Tree Board also requires that at least some members are professionally trained in forestry, botany or landscape architecture. The 14 members include half appointed by the mayor and commission and the others are ex-officio, or serve automatically due to the position they hold.

Other entities, such as the Fort Hawkins Board, simply require that a member live in Middle Georgia and be vitally interested in the early history of Macon.

The mayor, or a designee, also has a seat on private boards such NewTown Macon an the Cherry Blossom Festival Board of Directors.

Commissioners have the right to screen the mayors nominees and interview them before voting whether to approve the appointment.

Most often, its more of a rubber stamp procedure with the countys district commissioners generally spending more time discussing the makeup of boards and diversity than grilling the individual persons nominated by the mayor.

Any boards we have, it needs to reflect the community, Commissioner Elaine Lucas said during last months screening of appointments to the Tree Board. We need to make that statement to whoever the new mayor is. We expect these boards to reflect the whole community and not leave anyone out.

Sometimes, a funding source for an organization dictates requirements.

For instance, the Macon-Bibb County Transit Authoritys board must reflect the racial makeup of the area it serves, per Federal Transportation Administration regulations.

For the Macon-Bibb County Hospital Authority, Georgia law mandates the local governing authority submit a list of three names to fill a vacancy and the authority members vote on the nominees.

For the last several years, its been the authoritys practice to send a list of three suggested nominations to the mayor, who can make substitutions as Reichert did in 2017 and 2018 when he added his own name and another suggestion. Those substitutions were not selected.

Typically, the mayor sends back the same three names the hospital authority has suggested.If the authority rejects the first slate, they must choose from a second slate the county submits.

In recent months, commissioners have questioned Reicherts selection process for coming up with nominees and indicated they would like more input.

Filling a vacancy on the Urban Development Authority was as simple as running into former Macon City Councilman Cole Thomason, Reichert said.

I bumped into Cole when he was overseeing the installation of a new glass front on a building on Cotton Avenue, Reichert told the Economic and Community Development Committee in February. I think it would be great to get a business persons perspective.

In other instances, Reichert took commissioners suggestions and tapped graduates of the Greater Macon Chamber of Commerces Leadership Macon program, County Manager Keith Moffett said.

Commissioners want input

Commissioners Lucas and Al Tillman want more involvement in the selection process.

All of us here, we need to be making some suggestions to these boards, Lucas said when Thomasons UDA nomination came up for a vote.

We have all given a list of names before, Tillman said. There are folks lve talked to who would like to serve. As a combined government now, we make all the appointments and when Im gone I would like to have some folks on there that will do right.

In March, commissioners balked at the slate of 10 nominees Reichert proposed for multiple boards and suggested a moratorium on administrative appointments.

Table all appointments until we have further discussions, Tillman suggested. If were not going to be part of the process I just dont think we need to go forward.

Lucas suggested asking the state legislative delegation to revisit the charter that gives just about absolute authority to the mayor, she said.

The meeting ended with all 10 people being approved by the committee which recommended approval to the full commission. No moratorium was enacted.

When creating the Friends of Rosa Parks Square Board early last year, Tillman specified that the mayor pro tem, a position he currently holds, would be responsible for appointments to that body, which is looking for ways to fund enhancements to the public square across from Government Center, set its mission and plan for future maintenance.

Of the dozen friends of the park, one will be the chairman of the Facilities and Engineering Committee or a designee and the rest will be appointed by the mayor pro tem, who is elected by other members of the commission.

Board terms are typically staggered so that the entire organization does not turn over at the same time.

In the recent reconstitution of the Construction Board of Appeals, the initial members terms varied from about 6 months to nearly 4 years so that they would not all rotate off together.

Commissioner Valerie Wynn wants the courtesy of knowing when the mayor is looking to fill vacancies.

I would have input if we knew, Wynn said. We dont get to have a say-so in this and thats part of the problem.

The county has a spreadsheet with the names of nearly 400 people who serve on local boards and authorities. Many of them serve at the pleasure of the mayor and will likely remain on the various boards until the end of their terms even as the next administration takes over.

A copy of the spreadsheet obtained by the Center for Collaborative Journalism shows a column dedicated to when appointments expire, but more than 80 of those were either overdue or the list has not been updated as members were reappointed. Some of the board terms on the document expired years ago.

Tracking the timeline for each persons tenure is not easy, nor is researching each board and its role. The task is even difficult for staff and elected officials.

Clerk of the Macon-Bibb County Commission Janice Ross discovered in her office a large binder left by a predecessor. The book was loaded with by-laws and other information about the countys boards and organizations. It, too, was woefully outdated.

The next mayor will not only have to compile his own staff and evaluate whether to change department heads but must begin identifying candidates to serve on his behalf on all these boards and authorities.

Contact Civic Reporting Senior Fellow Liz Fabian at 478-301-2976 or fabian_lj@mercer.edu.

PREVIOUS COVERAGE OF THE MAYOR'S RACE

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Your vote for Macon's mayor puts hundreds of other people in power - 13WMAZ.com

For the companys upcoming projects, LaTerra is placing more value on amenities like balconies, patios and at-home workspaces. Photo by RICHARD HART

Century City-based LaTerra Development is growing fast and aiming high.

The company, which was founded by Charles Tourtellotte in 2009, has more than 3,000 multifamily units under construction or development.

We think that could make LaTerra one of the largest apartment developers in Los Angeles, said Tourtellotte, who serves as the companys chairman and chief executive.

LaTerra specializes in multifamily and mixed-use developments. Since its creation, the company has worked in markets including Santa Monica, Los Feliz, Mar Vista, Burbank, Hollywood, West Hollywood, Echo Park and Silver Lake.

One of our primary goals no matter where we are developing or constructing, no matter where we are entitling, we try to address the rental needs of the community, Tourtellotte said.

The company, he added, does this by offering a range of unit sizes and rents.

Tourtellottes son Chris, who serves as managing director, said LaTerras ability to entitle land sets it apart from other developers.

For example, he said, the company may see a shopping center with underlying residential zoning as a potential project site and look at it as a different opportunity than other investors would. A lot of our competitors can only buy entitled land.

LaTerra, he added, will buy entitled land if it can add value another way.

Charles Tourtellotte said he believes the current supply-demand imbalance for residential units works to the companys advantage.

The market were in is a great market for what we do, he said. The overall supply-demand imbalance here favors our business. The need for housing seems to always outpace the supply. The assets we bring to the table always remain in demand.

QuadReal team-up

In June, LaTerra announced a joint venture with QuadReal Property Group to invest up to $250 million in equity to develop in Southern California.

Were thrilled to have them as a partner, Charles Tourtellotte said.

At the time the partnership was announced, QuadReals managing director for the Americas, Tim Works, said in a statement, Los Angeles has extremely high barriers to entry, and we are excited to partner with a local operator that has significant entitlement expertise and reach into the local market.

The venture has closed on a property at 777 N. Front St. in Burbank that will be used to develop 573 apartments.

The project is located near a Metro station and close to employers like Walt Disney Co.

Charles Tourtellotte said the development includes a $275 million residential component, and an adjacent 300-room hotel has been approved. The site entitled for the hotel, he added, would likely be sold to a developer.

The joint venture has also closed on a site at 7617 Santa Monica Blvd. in West Hollywood that will be used for a 71-unit development.

Chris Tourtellotte said bringing in joint venture partners is one of many ways to finance projects.

We seek joint venture capital partners for these big projects because they are so big, and we arent sitting on huge piles of cash to do this on our own, he said.

The QuadReal agreement, he added, will allow LaTerra to have one partner to do multiple projects with, and it lets the company focus on the developments instead of finding partners.

He said this means LaTerra can hold assets longer, as compared to doing a venture with investment partners who might just be looking to build and sell.

Its a pension fund, as opposed to U.S. private equity money, Charles Tourtellotte explained. Theres a big difference between those two sources of capital. Its the character of that capital. Its longer term in nature and, generally speaking, a lower cost.

Multifamily strength

While Covid-19 has had a negative effect on many industries including real estate, multifamily properties have felt that impact less than other asset types.

Multifamily is not suffering like the other real estate types. A lot of my clients are reporting that their collections are pretty high, said CBRE Group Inc.s Laurie Lustig-Bower, adding that rent collections were in the 90% range, (which is) amazing given how the other types of real estate are suffering.

And developers are still interested in creating new product.

We still see a strong appetite for multifamily development, even among Covid times, she said. We still are seeing that developers feel the demand is still there for housing in Los Angeles, and by the time a new project could be approved and built, we should be well past the Covid pandemic.

Multifamily didnt experience any dislocation in the liquidity in the capital markets that almost every other asset type has experienced in the last couple of months, Charles Tourtellotte said.

That strong showing, he added, gives La-Terras investors the confidence to continue to do projects.

We read a lot about distress in the market. So many of the capital partners we speak with say theyre sitting on hundreds of millions or billions of dollars, he added. Theres a lot of capital on the sidelines. We dont think theres going to be a lot of distress ... in our space. Now we have great access to capital, and while we will be more selective in the opportunities we do and weve changed our underwriting standards rent growth (concessions), we are actively looking for new opportunities.

In response to the Covid-19 outbreak, LaTerra has made some changes.

For upcoming projects, the company is placing more value on balconies and patios. It is also adding more workspaces because the company thinks its likely more people will be working from home in the future.

Lustig-Bower said other developers have also expressed interest in creating designated work areas.

If we are going to change the way we work going forward, it would be nice if tenants would have a small office space in the apartment where they could work from home and have it look more professional, she said.

LaTerras leasing practices have had to change, too.

Now, the company is offering some virtual leasing options and said it is leasing at a strong rate.

Contractor affiliate

LaTerra has also set itself up to perform as a general contractor through affiliate LT Building Corp.

The affiliate, which launched earlier this year, is working on two projects in Mar Vista.

For now, it is only working on LaTerra projects.

It gives us much better visibility on costs and better control of the process, Charles Tourtellotte said.

He added that the company had already done construction management and had a team in place.

Looking ahead, Tourtellotte said LaTerra is hoping to put together a branding strategy for the whole portfolio.

Chris Tourtellotte added that the company would be changing the landscape of L.A. as it continues to develop new properties in the area.

Lustig-Bower said she has not heard of projects being put on hold, and developers are still interested in land for new projects. In the first quarter of 2022, effective rent rates are expected to return to pre-Covid levels.

In the time frame it takes to build, we will be beyond the pandemic, she said, adding that multifamily remains a good investment.

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Multifamily Developer LaTerra Is Thinking Big - Los Angeles Business Journal

Selbyville, Delaware, Aug. 10, 2020 (GLOBE NEWSWIRE) --

The North America CHP Market is anticipated to surpass USD 800 million by 2026, as reported in the latest study by Global Market Insights, Inc. Ongoing project announcements coupled with rising investments toward advanced heat distribution networks to provide continuous and reliable energy supply will complement industry growth. In addition, favourable government initiatives toward installation of CHP plants along with net energy metering schemes including incentives, subsidies and tax rebates will positively stimulate the business outlook.

The industrial application will witness an upsurge owing to rising energy demand along with ongoing investments toward smart energy infrastructure. Improved efficiency and low installation cost followed by high reliability and long product life cycle of CHP units will propel the product demand. In addition, increasing captive power generation demand along with rising R&D investments by leading manufacturers toward sustainable power production will drive industry growth. Favourable government norms toward CHP-inclined environment regulations and net metering policies are dominant measures enhancing the product adoption.

Request for a sample of this research report @ https://www.gminsights.com/request-sample/detail/4785

5 MW to 20 MW capacity is predicted to grow on account of growing applicability of combined heat and power systems across commercial and industrial establishments. Refurbishment & revamping of conventional power plants coupled with growing decentralized energy generation demand will further stimulate the North America CHP market statistics. In addition, ongoing technological advancement toward cost-effective, compact and smart systems will positively influence the product adoption. For instance, in 2020 Cummins announced the launch of C25G gas generator series. The product is designed to deliver higher fuel efficiency with the power density of 500kW and 580kW.

Some major findings of the North America CHP market report include:

Browse key industry insights spread across 179 pages with 204 market data tables & 32 figures & charts from the report, North America CHP Market By End Use (Commercial [Educational Institution, District Energy, Office Building, Government/Military, Utility], Industrial [Chemical, Petroleum Refining, Food, Paper, Primary Metals]), Fuel (Natural Gas, Coal, Biomass), Capacity (5 MW 20 MW, > 20 MW), Technology (Combined Cycle, Steam Turbine, Gas Turbine , Reciprocating Engine), Industry Analysis Report, Country Outlook, Price Trends, Competitive Market Share & Forecast, 2020 2026 in detail along with the table of contents:

https://www.gminsights.com/industry-analysis/north-america-chp-market

Canada combined heat & power market exceeded USD 300 million in 2019. Ongoing investments toward cogeneration project to fulfill the energy demand of metal, oil & gas and chemical, industries will fuel the product demand. For instance, in 2019, Stelco and DTE Energy announced the construction of natural gas fired combined cycle CHP power plants with capacity ranging over 60 MW across the Lake Erie facility. This construction will enhance the regional energy generation capacity followed by replacement of conventional power plants. Moreover, ongoing inclination toward the deployment of natural gas fuelled systems along with installation of advanced gas turbines and cogeneration plant technologies will propel the product adoption.

The ongoing impact of corona virus across North America region specifically in the U.S. may stretch the operations to the second half of 2020. However, respective government measures to resume the operations across major industries, manufacturing facilities and infrastructure projects will complement the North America CHP market growth.

Toc of this report @ https://www.gminsights.com/toc/detail/north-america-chp-market

Browse Related Reports:

Micro CHP Industry Analysis By Capacity (< 2kW, 2 10kW, > 10 50kW), Fuel (Natural Gas & LPG, Coal, Renewable Resources, Oil), Prime Mover (Stirling Engine, Internal Combustion Engine, Fuel Cell), Application (Residential {Space Heating/Cooling, Water Heating, Cooking, Lighting}, Commercial {Educational Institute, Office Building, Healthcare Building}), Industry Analysis Report, Regional Outlook, Competitive Market Share & Forecast, 2020 2026

https://www.gminsights.com/industry-analysis/micro-combined-heat-and-power-market

About Global Market Insights

Global Market Insights, Inc., headquartered in Delaware, U.S., is a global market research and consulting service provider, offering syndicated and custom research reports along with growth consulting services. Our business intelligence and industry research reports offer clients with penetrative insights and actionable market data specially designed and presented to aid strategic decision making. These exhaustive reports are designed via a proprietary research methodology and are available for key industries such as chemicals, advanced materials, technology, renewable energy, and biotechnology.

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North America CHP Market to reach over $800 million by 2026, Says Global Market Insights, Inc. - GlobeNewswire

The Landmarks Preservation Commission (LPC) recently approved the construction of a three-story infill and addition at 56 North Moore Streetin the Tribeca West Historic District. The building will eventually debut as a modern office space with multiple outdoor terraces set above the historic masonry faade.

Site map illustrates building location and the boundaries of the Tribeca West Historic District and the location of 56 North Moore Street

Renderings from ODAs New York design studio offer a first look of the redeveloped property and how the team will refurbish and expand the aging structure, which dates back to the early 1900s. To complete the effort, the architects worked with preservation consultants Higgins Quasebarth & Partners.

Along North Moore Street, scope of work calls for the removal and replacement of all doors, windows, and associated support structures with dark aluminum-cased glass throughout. At the ground floor, the project calls for new concrete sidewalk with stone curbs, a cantilevered storefront marquee, an updated lighting system, and security cameras.

Rendering of ground-level marquee at 56 North Moore Street ODA

At the upper levels, construction teams will remove existing skylights, fire escapes, and relocate an existing stairwell. The three-story infill and expansion will partially replace the fifth floor and establish two new levels above. The entire addition is enclosed in a modern glass and aluminum faade. The massing of the addition incorporates a number of setbacks that support several terraces and flexible outdoor spaces, as well as reduce sight lines from the street.

When complete, the structures elevation will increase from five to seven stories for a total height of approximately 145 feet including the elevator bulkhead and mechanical enclosure.

Section diagram of proposed expansion at 56 North Moore Street ODA

Elevation diagram illustrates existing conditions (left) and proposed expansion (right) at 56 North Moore Street ODA

While the project is approved by the LPC, the commissioners did not grant a final Certificate of Appropriateness, which is required for the project to proceed. An official letter from the LPC stipulates that ODA must further minimize the visibility of the bulkhead and set back the proposed railing above the existing parapet. Upon receipt, review, and approval, an official Certificate of Appropriateness will be granted.

View of existing building at 56 North Moore Street ODA

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LPC Approves Three-Story Addition at 56 North Moore Street in Tribeca - New York YIMBY

Contract expired:Exchange at Jacksonville

While the 1,063-acre Southeast Quadrant at Butler Boulevard and Interstate 295 still is planned for development, the proposed 67-acre Exchange at Jacksonville mixed-use retail project no longer is under contract.

Atlanta-based developer Jeff Fuqua introduced the project in March 2019 with a public presentation of a promotional video, but has not responded to calls, texts or emails seeking comment about the status.

The Exchange was designed with a food hall, grocery store, theater, apartments, hotels and office space.

A.C. Chip Skinner III said most of the single-family residential property in the Southeast Quadrant is under contract and is expected to close before year-end, but that the Fuqua project has been delayed indefinitely. He said the Fuqua contract expired.

Karen Brune Mathis

Landlord Simon Property Group hasnt announced a fourth phase of St. Johns Town Center, although plans were filed and two of the tenants are on board.

Simon announced in February that RH Jacksonville, The Gallery at St. Johns Town Center, would open late this year, although the timing has changed. The site is cleared and the city is reviewing a foundation permit.

A South Carolina developer also confirmed it intends to bring an AC by Marriott hotel to the center, but did not have a timeline.

Both projects, along with a theater and more retail space, are designed in the fourth phase, although COVID-19 has stalled or ended some proposed commercial developments in Northeast Florida.

Karen Brune Mathis

East San Marco is one permit closer to developing at Hendricks Avenue and Atlantic Boulevard, but theres no firm timeline for the proposed Publix Super Markets Inc.-anchored shopping center.

East San Marco is still progressing as we work on our civil permits and polishing up our architectural designs, said spokesman Eric Davidson with developer Regency Centers Corp. We dont have a specific start date yet, but we hope to update as we get through these next steps.

The St. Johns River Water Management District issued a stormwater management permit June 16.

East San Marco underwent development changes during its 20 years in the making.

Davidson said in May COVID-19 slowed progress but Regency hoped to file for development permits this year.

Karen Brune Mathis

Its unclear if COVID-19 has impacted negotiations between developers and City Hall on Jacksonville Jaguars owner Shad Khans proposed $500 million Lot J project or planning of the $2.5 billion Shipyards proposal near TIAA Bank Field.

The Jaguars declined to comment Aug. 4, and emails to the city requesting the status of a proposed $233.3 million tentative incentives deal announced in July 2019 was not returned.

Baltimore, Maryland-based The Cordish Companies and Jaguars subsidiary Gecko Investments LLC are equal partners in the development project operating as Jacksonville I-C Parcel One Holding Company LLC.

Cordish Chief Operating Officer Zed Smith said March 2, just before the unexpected pandemic shutdowns, a final agreement could be ready for Downtown Investment Authority and City Council consideration within 60 days. That did not happen.

The proposed Lot J Phase I comprises the Live! Arena entertainment venue, a 200-unit boutique hotel and 700 residential units. Smiths presentation indicated 400 mid-rise units and 300 high-rise units.

Mike Mendenhall

New York-based Spandrel Development Partners LLC wants more time to start construction at The Ford on Bay after it completes negotiations with the Downtown Investment Authority.

DIA CEO Lori Boyer said Aug. 3 that Spandrel is concerned about market conditions due to COVID-19 and the rental market but still is very much interested in doing the project.

The DIA board unanimously approved Spandrels $136 million bid in February for a two-phase project with 520 apartments and up to 74,000 square feet of retail space at 220 and 330 E. Bay St. Downtown.

Spandrel was to start construction on Phase 1 within 120 days after closing on the property, according to DIAs Oct. 21 notice of disposition for the site.

Boyer said in an Aug. 4 email that the closing date was not defined in the notice and is dependent on approvals from the Downtown Development Review Board and closing on a development loan.

Mike Mendenhall

Augustine Development Group plans to redevelop the former Ambassador Hotel Downtown into a 127-room La Quinta Inn, but without the initially planned apartments and parking garage, according to City Council legislation.

In May, Council approved a request to remove a proposed 200-unit apartment building and parking garage, along with a $4.9 million Recaptured Enhanced Value grant, from the agreement.

It still is estimated to cost $15 million to redevelop the property. A $1.5 Historic Preservation Trust Fund grant remains in effect.

The six-story, 60,000-square-foot building was constructed in 1922.

Augustine Development Group President Bryan Greiner could not be reached for comment.

Katie Garwood

The Southbank Urban Residences at 959 Prudential Drive carries on with construction since beginning in March.

Geismar, Louisiana-based Ventures Development LLC began the development process in 2017 for a 13-story, 300-unit apartment development. Legal complications with an adjacent property owner led to the reduction in scale in 2018.

The eight-story, 185-unit, 263,519-square-foot apartment building is a three-story concrete pedestal, with a parking garage, topped by a five-story wood-frame structure.

Jacksonville-based general contractor Summit Contracting Group Inc. is on track for a spring 2022 completion.

Scott Sailer

Kings Avenue Station, a development proposed on the Downtown Southbank, is being affected by the nationwide business shutdown because of the pandemic.

Things are very quiet due to COVID, said Mike Balanky, president and CEO of developer Chase Properties.

The project comprises a mixed-use Class A office tower, from six to 40 stories and up to 1 million square feet depending on the needs of an anchor tenant. Ground-floor retail is part of the design.

The site at 1201 Kings Ave. is near the Kings Avenue parking garage and the Hilton Garden Inn and Homewood Suites hotels.

Max Marbut

First Baptist Church announced Aug. 2 it will not pursue a plan to sell a majority of its Downtown campus and consolidate to The Hobson Block on West Church Street as offers dwindled to buy its 11.29-acre property amid the COVID-19 pandemic.

First Baptist Senior Pastor Heath Lambert told the congregation that six to eight large buyers that were interested in the property ended communication after the onset of the pandemic in March.

The decision also halts the churchs plan to demolish a 1927-era building at 125 W. Church St. to construct a new welcome center

Recent offers included smaller sections of the property and were about 25% of the value brokers advised First Baptist to accept, Lambert said.

Mike Mendenhall

Augustine Development Group awaits interior demolition and adaptive reuse construction permits totaling $19 million to begin work on redeveloping the Independent Life Building.

Augustine Development, led by Bryan Greiner, plans to renovate the 18-story, 165,000-square-foot building at 233 W. Duval St. to include a 21,000-square-foot grocery store, 140 market-rate apartments and a rooftop terrace, pool and lounge.

Augustine Development Group agreed to a Downtown Investment Authority term sheet requiring construction to begin within six months of City Council approving the proposal for a $3 million Historic Preservation Trust Fund grant. That approval is pending.

Katie Garwood

The District developers must show the Downtown Investment Authority that COVID-19 continues to hold back construction for a force majeure clause in the projects city incentives deal to continue.

DIA CEO Lori Boyer said Aug. 3 she expects to meet with The District co-owner Michael Munz next week to determine if the projects performance schedule suspension that took effect March 13 still is valid.

The proposed $600 million, 32-acre District comprises residential, retail, hotel and office space on the Downtown Southbank.

Munz and Peter Rummell control the projects development company, Elements Development of Jacksonville LLC.

The DIA approved a Recaptured Enhanced Value grant in April 2018 of up to $56 million. The citys portion of infrastructure improvements is a separate $23 million project.

Mike Mendenhall

Negotiations have restarted to redevelop The Laura Trio Downtown at Forsyth and Laura streets.

City Council in 2017 approved $9.8 million in incentives for SouthEast Development Group of Jacksonville and The Molasky Cos. to redevelop The Barnett and for the Trio.

The deal was amended in September to partially remove SouthEast and Molasky from the agreement when VyStar Credit Union agreed to build a parking garage adjacent to the historic buildings along Laura Street.

SouthEast Managing Director Steve Atkins, owner of The Laura Trio, did not respond to requests for comment.

We have been in ongoing and recent conversations with representatives of several parties involved in the project who believe they will be moving forward in the near future. No amendment to the Trio portion of the agreement has been processed to date, said Downtown Investment Authority CEO Lori Boyer in an email.

Max Marbut

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Project update: Where big Jacksonville developments stand now - Jacksonville Daily Record

Work is underway on a new four-story, 110,000-square-foot medical office building at Huffmeister Road and Hwy. 290 in Cypress. (Rendering courtesy NexCore Group)

Construction kicked off in early August on a new four-story, 110,374-square-foot medical office building that will be located on the HCA Houston Healthcare North Cypress Campus at the intersection of Huffmeister Road and Hwy. 290 in Cypress.

The project is being built by Denver-based NexCore Group, a health care real estate developer. It will join the HCA Houston Healthcare North Cypress Hospital at the site as well as another existing medical office building.

The development will span different medical disciplines and potentially include an outpatient endoscopy suite and an ambulatory surgery center, according to an Aug. 5 press release. Clinical office space will be available for independent specialty physicians, including those in general surgery, urology, gastroenterology, pulmonology, nephrology, family practice, ophthalmology, orthopedics, cardiology and podiatry.

The new building will be located on the west side of Huffmeister Road, north of an existing parking garage and where a street-level parking lot currently exists. Plans for the new building also include 364 parking spaces surrounding it, according to a NexCore site plan.

The building is being developed in partnership with area physicians, who will own and manage it upon completion, according to the release. Those involved with the building's development formed a partnership board of managers, which includes local physicians in Cy-Fair.

"There has been a tradition of physician ownership on the North Cypress campus for over a decade. The physician response to the opportunity to once again own and manage their own office building was incredible," said Dr. David Mack, a board member and an orthopedic surgeon in Cypress.

Jim Brown, CEO of the nearby HCA hospital, said he was excited to bring the project to the North Cypress campus.

"This development will foster our ongoing growth for many years to come," he said in a statement. "I am appreciative of our physician leaders, NexCore and HCA leadership for helping bring this project to fruition."

The new center is slated to open Oct. 1, 2021.

Originally posted here:
Construction begins on 110000-square-foot physician office building at HCA Houston Healthcare's North Cypress campus - Community Impact Newspaper

The Nintendo Switch wasnt just the game companys saving grace after the Wii U. The hybrid console was the first true consumer-friendly bridge between gaming portability and higher end games. For those of who had to spend time on the road, traveling with the Switch dock and AC adapter took up enough space that console started to feel less conveyable. Genkis new Covert Dock is attempting to lighten your travel load.

GENKI COVERT DOCK

Developed by: Human Things

MSRP $79.99

Included: Covert Dock, USB-C 3.1 Cable (1.8m), Global Travel Adapters, Manual

What youll instantly notice about the Genki Covert Dock is its compact size (2.36 x 1.73 x 1.3 / 60mm x 44mm x 33mm). It combines USB-C input, USB, and HDMI out in one block that takes up less room than the Nintendo Switch AC adapter itself.

There are more than a few 3rd party dock replacements for Nintendo Switch, some of which have been known to damage and in extreme cases brick the console. Genkis device is certified Power Delivery compliant to output secure HDMI signal. Its native resolution can handle up to 1080p at 30FPS meaning the consoles output can be viewed in full on a tv connected to the dock.

The covert dock aims for consumer convenience and does indeed deliver. In addition to being able to charge the Switch when connected to USB-C, most laptops, smartphones, and in my case a PS Classic I connected can energize through the USB port. Youll be able to condense the number of chargers you carry on trips with the Covert Dock.

The other big selling point of this charger is how fast it can charge your Nintendo Switch. Utilizing Gallium Nitride technology for higher power density means when connected it passes energy at larger amounts than a standard adapter. I put this to the test by letting my Switch battery drain until it was dead then connecting it to Covert Dock. A standard AC adapter charges the Switch in about 3hrs, the Genki charged my Switch in just under 2 and 1/2hrs (your times will vary).

While I do love the sleek profile and ambition of the Genki Covert Dock, it may not be a viable replacement for a standard Switch dock in your entertainment setup. If your dock is a semi-permanent part of a TV stand or entertainment cabinet where a power strip isnt in a convenient place relative to the TVs HDMI input youll definitely need a longer HDMI cable (Genki Covert Dock does not come with an HDMI cable). If your power strip for entertainment devices is dusty from being in such an out of the way spot that you cant clean it, the Genki will not have added convenience for you.

While it would have raised the price considerably, it would have been cool to see the Genki have the capability to stream to TVs via smartcast or airplay.

At an MSRP of $79.99, you can get the Genki Covert Dock about $10 less than when the standard Nintendo brand dock set is in stock on Nintendos website. For those who need a replacement dock and plan on traveling (once its safe to do so), you should strongly consider the Genki Covert Dock. While you might need a longer HDMI to make it part of your home set up, you can not beat the convenience this little device brings to the table. It even opened up a world of taking my Switch to the home of friends and family, something I used to begrudgingly have to plan and pack for. This device makes that idea happen as a simple addition to my Switch travel case. Between not having to carry multiple chargers, small size, and nitride power consumption the Genki stands clear above every 3rd party Switch dock and charger on the market.

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Tech Talk: Can The GENKI COVERT DOCK Replace The Standard Nintendo Switch One? - redcarpetreporttv.com

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Through a public disclosure request, Washington Policy Center obtained a document that lays out the Governors goals, principles, must-haves, supported revenue options and potential policy changes for what would be the Governors Transportation Investment Package in 2021. The document was developed by the Governors senior policy advisor in late April, and was reviewed by the Office of Financial Management (OFM) in early May of this year.

One of the revenue options included on the list (shown below) is a Road Usage Charge (RUC), also known as a mileage tax. The Governors senior policy advisor added a note to the RUC option, indicating this has been proposed as a replacement for the gas tax. Could consider replacement + new revenue.

The note about a RUC functioning as a replacement + new revenue raises a red flag. It could mean the Governors office would like a RUC to supplement the gas tax until the gas tax is retired and can be fully replaced. It could also mean a gas tax is replaced with a much more expensivemileage tax. This is all speculation, however, since the language is unclear.

I followed up with the Governors staffer who wrote this draft for clarification on this point and received the following response: The document you are referencing is a deliberative, internal staff document that lists ideas which have not been vetted, furthered or advanced.

My question was not answered and so it remains unclear how the Governors office views or intends to leverage a RUC. We will continue to track this issue closely, as it appears that both the Governors office and the states Department of Transportation (a cabinet agency) have different aspirations for a RUC that conflict with the recommendations provided by the state Transportation Commission leading the RUC research and policy effort.

The full Transportation Investment Package Action Proposal draft can be read here.

See the original post here:
Governor's Office considering mileage tax to replace gas tax and increase revenue - Washington Policy

Scheduled to be open to traffic by late summer 2021

RUSSELL, Ky. The work on the replacement for the viaduct bridge in Russell, Kentucky is going well, said a spokesperson for the Kentucky Transportation Cabinet.

The work on a new flyover bridge to replace the 82-year-old bridge into downtown Russell, Kentucky began in May and crews have been removing part of a mountain next to Kentucky Road 750 on the south side of U.S. 23 and building supports for the new bridge.

Actually, it is going really well, said KTC District 9 spokesperson Allen Blair. The contractor (Triton Construction, Inc.,) is a little ahead of schedule. I dont know if that will translate getting it done ahead of schedule, but they have made really good progress.

He said it is going along pretty quickly and they are happy to see that because they started with an aggressive schedule and they seem to be moving along pretty aggressively to get the earthwork moved and get the bridge piers done, Blair said.

The earthwork and the piers have to be completed before the construction crews can begin putting down beams and other parts that will hold up the roadway.

Theyll be moving towards that for the rest of this year, Blair said, adding that it will probably be early in 2021 before the bridge starts to really take shape.

He said the current goal is to have the new viaduct bridge open for traffic by late summer next year.

It could be August, it could be September, Blair said. But that still depends on a lot of work going smoothly, material supplies being consistent and that we dont see any problems.

There will be landscaping work to be done after the new bridge is open that will carry into fall 2021.

The old viaduct bridge has remained open to traffic, which Blair said was part of the original plan and why the flyover design was chosen.

Thats why we are doing how we are, to maintain traffic and connectivity to downtown Russell throughout the construction process, Blair said. He pointed the reason that the old bridge wasnt demolished during construction is that the only other way to get to that section of town is through a railroad underpass, which isnt adequate for all traffic and especially semi-trailers.

You wouldnt be able to have any truck traffic or deliveries or firetrucks be able to get through, Blair said. So, it was an important consideration for the city and the community to do it the way we are doing it now.

The old bridge will be demolished after the new one is open.

The flyover design was chosen because it not only replaces the old, deteriorating bridge, but also improves area traffic flow by removing KY 244 from the now-congested intersection of U.S. 23 and the Ironton-Russell bridge.

Both intersections on U.S. 23 the Ironton-Russell bridge and the new KY 244 will be T-shaped intersections that handle traffic flow more efficiently with less delays.

The chosen alternative includes a new KY 244 approach at Kenwood Drive north of the existing KY 244-U.S. 23 intersection at the Ironton-Russell bridge.

This new KY 244 will loop westward along part of KY 750 then back to a new flyover bridge across U.S. 23, railroad tracks, and the existing viaduct on the river side to touch down where the old bridge connects to Bellefonte St. in downtown Russell.

The rest is here:
Work on viaduct bridge going well - The Tribune | The Tribune - Ironton Tribune

With Apples refresh of the 27-inch iMac, a new option is available that previously was only offered on the Pro Display XDR. You can now ordet your iMac with a nano-texture display. This reduces glare to a bare minimum, but cleaning the nano-texture glass on your new iMac is quite different from other display options.

When you order your 27-inch iMac with nano-texture glass, Apple actually etches the coating into the display at the nanometer level. Apple claims that it reduces glare while preserving contrast, for jaw-dropping image quality. The texturing scatters light as it hits the display, minimizing glare and reducing the undesirable haze and sparkle of the normal matte coatings.

Apple provides a special cleaning cloth for the nano-texture glass. The company says you should never use any other material on the display or you risk damaging the glass. So, how can you clean the nano-texture glass on your new 27-inch iMac if it gets really dirty?

As it turns out, the key to removing difficult smudges is something you probably already have around the house. Take that 70-percent isopropyl alcohol (IPA) solution out of your medicine cabinet. Moisten the cleaning cloth with it, and you can easily wipe away those hard-to-remove smudges.

Once done, you should clean the polishing cloth to remove excess isopropyl alcohol. Just follow these steps:

Should you lose the polishing cloth, or want a spare, you can order a replacement directly from Apple Support.

See original here:
Cleaning the Nano-Texture Glass on Your New iMac - The Mac Observer