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Thread: Newark Development

  1. #8476

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    Quote Originally Posted by 66nexus View Post
    Wed, Feb 25, 2015
    Community, Politics, Real Estate

    Triangle park moves ahead despite differing views

    BY LYANNE




    (Star Ledger Report) Newark’s city council unanimously agreed to pass legislation today that paves the way for the Triangle Park project with the possibility of retail opportunities. Earlier this month the council voted to transfer city land to the Newark Housing Authority for the creation of a park in the shape of the triangle in the blocks of Edison Place, Lafayette Street, McCarter Highway and Mulberry Street. The council also agreed to take a second vote and hold a public hearing on an ordinance that amends the Newark Downtown Core District Redevelopment and the Newark Plaza Urban Renewal plans for area to include mixed use opportunities. Over the last few weeks the project had garnered considerable controversy as city lawmakers and officials debated who should develop the park and what it will look like.

    The Newark Housing Authority chose Boraie Development LLC through a public bidding process to develop the park, the NHA said. Earlier this month East ward councilmen Augusto Amador his frustration with the process as he could not get details plans from the Boraie development group. The council has since received preliminary plans for the project, and all now seem to be on board.

    But Edison Properties, which owns land around the proposed park site, has criticized Boraie’s design for the park because it included retail. One significant difference separates the two proposals. The Boraie plan includes several retail possibilities to accompany the park, while the Edison plan includes little retail and more open space.

    “What we’re trying to do in Newark is gain control of the park. The amendments that we were trying to get the council to vote on gives Newark the authority to have something else other than just a park there,” Baraka told PolitickerNJ on Tuesday. “The problem that we’re having is that if we develop something like a 125,000-square-foot park, it’s going to cost the city $200,000 to $300,000 a year to maintain. We need ratables. It’s a very valuable piece of land, so we absolutely do want other things on that property. We don’t know if Boraie’s idea is what we want. We just know we want something else other than just a 125,000-square-foot [passive] park.”

    At the last meeting Michael Stein, a lawyer representing Edison Properties, questioned whether the council had seen a viable plan for maintaining the park, the project’s budget or a construction schedule. Stein said that moving forward with the ordinance would breech a contract Edison has with the NHA.

    “The council’s action will leave Edison with no choice but to initiate the arbitration procedures called for under its agreement with the NHA and to institute litigation to halt the enforcement of this ordinance,” he said.

    But some council members said they didn’t take too kindly to threats of lawsuits. ”In no way were we influenced to defer by what you said,” City Council president Mildred Crump told a lawyer representing Edison Properties during the meeting last Wednesday. “I’m gonna tell you why because the last vote we cast you smiled like I got my way.”We’re not going to be blackmailed,” said Central Ward councilwoman Gayle Chaneyfield Jenkins. “And we’re sure as hell not going to be threatened.”

    Edison offered its own competing project design for the project. Additionally the company pledged to help pay for a pedestrian bridge to connect Penn Station to the Ironbound area — a long sought after project in the city.

    For Over 10 years, Triangle Park, a new park located next to the Prudential center, was envisioned as the lush capstone on a plan to rebuild Newark’s once desolate downtown core. The final stage in a project under way for a decade, the park would provide a pedestrian link between Newark’s Ironbound, Penn Station and the Prudential Center arena. Moreover, it would be the centerpiece for new retail, housing and office space that would boost the city’s struggling tax base.

    But after ten years, and close to $12 million spent, today Triangle Park remains a parking lot, encircling a long abandoned factory in the heart of the state’s largest city. But the Baraka administration, along with the council members appear poised to move the long awaited park forward whether Edison treats or not.

    - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -

    taken from njbiz

    http://glocallynewark.com/traingle-p...ferring-views/
    Edison Properties should be ashamed. The person who proofread this article should also be ashamed.

  2. #8477

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    I went to the Newark Housing Roundtable at NJIT last night hosted in coordination with Rutgers-Newark (thanks towerpower for the heads up on that - only found out because you posted it here). The attendees included the Keith Kinard (head of NHA), Ron Beit (the developer behind Teachers Village and Four Corners), Ed Martoglio (the developer behind 60 Nevada and Richardson Lofts among others), Alle Ries (director at La Casa de Don Pedro), Richard Cammarieri (director at New Community Corp) and Julio Colon (relatively high ranking official from City Hall).

    Some interesting tidbits, in no particular order, of what I remember from the event:


    • One Theater Square was again mentioned as definitely moving forward with shovels in the ground by the summer, which unfortunately seems like it might be sliding back from the March groundbreaking referenced in this thread.



    • The NHA has over $500m is backlog maintenance and repairs that has to be done on its crumbling infrastructure and receives around $13m from the government. Kinard noted a few times that this Congress (meaning Republican control without straying any further into politics) is slashing public housing funding. Thus, the NHA cannot continue its focus on solely low income housing and must, as a matter of necessity, move into the mixed income arena because it literally cannot afford to stay the course going forward.



    • Alle Ries discussed a couple rehab projects done by La Casa de Don Pedro. In one case the organization took a bath and in the other I think it almost broke even - both has significant subsidies from the government. It cost them roughly $250,000-$300,000 to rehab these two properties and were only able to sell them for around $165,000 each (granted one of the sales was in 2010). It does demonstrate why private investors seem to have little interest in fix 'em up and flip 'em deals in the Newark market though.



    • Along the same lines, the two private developers discussed the significant gaps they face between construction cost p.s.f. and rent p.s.f. I do not remember the exact numbers, but one of them had a chart showing the highest profit margin in Manhattan, then Brooklyn, then Jersey City where rent p.s.f. exceeds cost p.s.f. On the other end, cost p.s.f. exceeds rent p.s.f. in Harrison with moderate losses and Newark with significant losses. The main game for 'closing the gap' is a wide array of government subsidies. I know Beit has been criticized in some quarters for using all these subsidies and incentives but something like Teachers Village would not be remotely economically feasible at the moment without them.



    • Clearly the private developers desire 'market rent,' which is pretty much code for upper middle class and upper class (because the market in Newark sure isn't that). The lead to a question/comment from the audience that students and young people can't afford their definition of 'market rent' to some applause.



    • The private developers and Kinard noted that ground level retail is featured in most of their new projects but that it is a huge struggle to fill those spaces with quality tenants. Martoglio said the rents he can get are very low (ranging from $8 p.s.f. to low $20s with an average in the teens) and that there is not really an economic benefit to it. Beit touted the success of the Teachers Village retail, which is 70% pre-leased, but also noted it required enormous effort to achieve that amount. Kinard was actually the most blunt by saying that it is tough for the NHA to lease up its retail and it has to turn away many prospective tenants that he feels Newark already has enough of (he specifically mentioned hair braiding shops and liquor stores).



    • Newark is over 70% renters with a large amount of investor, absentee landlords who milk their properties like our favorite parking land-bankers. There is a push for landlord registration, more stringent inspection requirements and more inspectors (there are current just 8 and 20-25 are needed). Someone noted that a few large landlords had cozy relations with City Hall and Colon essentially replied that those relationships are over with this administration (observing Ras Baraka so far, personally I buy that).



    • There are two model neighborhoods, in probably the worst areas of the West and South Wards, that the city is currently focusing on. It was noted that the city has to make difficult decisions in allocating limited resources to a few places versus spreading them too thin across the whole city.



    • Wrapping up, the key theme repeated by everyone was lack of resources at all levels, which essentially meant money. Whether it is the NHA not receiving as much Federal funding, the State redirecting affordable housing funding to the suburbs, or the private developers competing against each other and everyone for the diminishing amount of subsidies they require, there is just not enough to go around. Someone mentioned it is important for all of them to coordinate their efforts for the good of the city instead of cannabalizing among themselves.


    There is definitely more I am leaving out but this post is already getting long. I believe towerpower was planning on attending so hopefully he will chime in as well.

  3. #8478
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    How the hell do you pick a company that perpetrated the largest broundbreaking farce in Newark history to build a park? Well, at least they are honest about being lowest bid. $0 dollars since it will be another science high/Rector street.

  4. #8479
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    Wher'es Shaq? Is he goona truck in some dirt from home depotn dump some marygolds and wilted tulips and hold a groundbreaking/ Christie presidential announcement?

  5. #8480
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    Quote Originally Posted by Brick City View Post


    • One Theater Square was again mentioned as definitely moving forward with shovels in the ground by the summer, which unfortunately seems like it might be sliding back from the March groundbreaking referenced in this thread.
    What a joke! A week ago, they were confident that they'd be starting construction in mid-March. Now, they think they'll be ready by summer. By summer, they'll say they'll be breaking ground mid-2016. In mid-2016, they'll say they had to scale the project down and the expected ground breaking will be in 2025. Let's face it, this project isn't happening for awhile, just like the failed Shaq tower.

  6. #8481

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    Yes, I went to that housing roundtable as well, but I will start the post with images of construction from early the same day yesterday.
    http://urbanismvsmodernism.blogspot....l?view=sidebar

    Prudential













    Look at the progress of the interior work and final lighting. I really wish that they would get the regular service elevators operational so they could finish the cladding. The project will be done in the Summer, instead of the spring as earlier predicted, due to last year's crappy winter. That was confirmed by the guy from Prudential I talked to on Tuesday. Also take note of the mount for the Prudential logo on the top right.

    Hahne's Building










    15 Washington



    Look at those beautiful new windows!



    Cablevision

    Stair tower cladding




    Office cladding! I assume the gray block pattern will cover almost all of the inset concrete surface.








    The following images are screenshots of the Newark Housing Roundtable presentation. The guy who set that up, Tony Schuman, is also the teacher of the Newark class on planning that I visited Prudential and the Chancellor of Rutger's Newark with. We have a lot more visits planned, particularly including Ron Reit of RBH Group.

    60 Nevada


    The Broad Street side of the project is called 999 Broad and is a separate but nearly identical project that will attach to the corridors. It was coded blue meaning a near future development and will have ground floor retail facing Broad. It can be seen in the bottom right of the image below.

    The Lantana in the top of the image is a top secret project as far as the internet is concerned. Almost all of the others are completed and opened.


    The Newark Housing Authority is working on a number of projects.

    New Horizons will go on this site https://www.google.com/maps/search/F.../data=!3m1!1e3 and will be enormous. 2 buildings the size of the rendered one totaling 140 units and a TEN story 100-unit senior living tower will occupy the site at the corner of Livingston Street, Muhammed Ali Avenue, and Irvine Turner Boulevard. The pictured building will have 10,000 square feet of retail and 40 one-bedroom, 28 two-bedroom, and 21 three-bedroom units as a first phase. Architect's site: http://www.nettaarchitects.com/felux-fuld-new-horizons/ This replaces the Felix Fuld homes.

    Lincoln Towers is the big building by Lincoln Park, which will be renovated. It is 80 units of senior housing converted in 1982. It is due for an upgrade.

    Baxter Park phase II will go ahead in the spring according to recent news articles. It will have a grocery store and a bank and will hopefully drive some retail tenants to the Phase I retail spaces that are still empty.

    Milford Avenue refers to this building at 88 Milford Avenue that was half renovated to 24 units in 2008-9. I am assuming they will finish it.
    https://www.google.com/maps/@40.7196...WkWlBrN_RA!2e0

    Seth Boyden Homes are near the Branch Brook Park light rail station and are the large complex of brick towers with concrete balconies near the sharp turn in the line. This is likely another renovation.

    Montgomery Heights Phase II


    Another project is called the Somerset Brownstones.


    This project is at either 50 or 100 Spruce street, which are one or two blocks west of Lincoln Park, near the intersection with MLK Boulevard. A number of nice brick faced historic apartment buildings are clustered in that same area. FOUR of these 15 unit buildings will be built, with all units accessed from the ground floor rowhouse style entries. They will be family units unlike the Phase I 57 unit senior housing project.

    Other news
    • As Brick City mentioned, NJPAC tower was listed as a summer groundbreaking. This directly contrasts with the one month timeframe that was mentioned during Ras Baraka's town hall meeting that I have been posting about. The only thing I could think of is the discrepency between the start of work and the start of digging to actually put a shovel in the ground. There is a two story building that served as a temporary annex to NJPAC as a ticket office on the corner of the site which is also occupied by a Newark Police office. That must be removed and the parking lot torn up to begin digging. Demolition might take 2-3 months and is a different permit than excavation.
    • Teacher's Village retail is 70% pre-leased and Ron Beit specifically targeted retail that he would "want to replicate" as opposed to the liquor stores and hair braiding places that make up the vast majority of downtown retail, particularly along Halsey Street. He wants to create "destination retail" but not specifically national chains. Unfortunately, very few Newark businesses have the capital to open a second location or the desire to move. I think the replacement of the Calumet building will contribute the remaining 30%. Permits are almost all acquired for the retail stores, something that was eased by the clear regulations of the new zoning code, so interior work can finally begin within a month.
    • According to Julio Colon, 219 private housing units were constructed last year, with many of them being two or three-family buildings. 198 units are underway now and 183 are in the permitting process.
    • The Valentine's Day Land Sale was a massive success. 500 couples or singles (can't discriminate in any way, including relationship status) lined up and looked at lots and all 100 were sold. 25 to Newarkers, 45 to NJ residents, and 30 from outside New Jersey, particularly New York City. The news has continued to spread rapidly with 555 positive news reports about Newark, and it was reported on in France and Tokyo!!! They are hoping for another sale soon to build on the success and sell the other 2000 city owned residential lots. The result of this sale means 100 new homes completed within the next 18 months.
    • The Clinton Street artists housing I mentioned earlier will be at 505 Clinton Street. A huge former historic bank building will be renovated into live-work spaces. https://www.google.com/maps/place/50...047d638fab7230 It is one block from the new Newark Public Safety office that is one block east.
    • Carmel Towers (250? units) near Weequahic Park is currently abandoned. It failed some very important inspections and was emptied almost overnight. A developer bought the building and is working on permits to renovate it.

    A number of statistics were thrown around.
    • 24% own their own homes and 76% are renters. This would not be a problem, but there is a huge problem with "absentee landlords" that suck every penny out and do little in repairs.
    • Newark has 8 code enforcers for the whole city. At least 20-25 would be needed to properly keep up with those absentee landlords.
    • Ras Baraka is initiating varying plans to crack down on those landlords through either punishment or incentives.
    • Section 8 housing (subsidized units in privately owned buildings) has a waitlist of 20,000!
    • Affordable Housing in Newark Housing Authority owned buildings also has a waitlist of 20,000!
    • 55% of all renters pay more than 30% of their income in rents. 30% are below the poverty line.
    • Rents are extremely high compared with sales due to the odd demand. There is a huge demand for rental apartment but few Newarkers can get the financing to buy a house. Normally, the rent price formula is the sale price divided by 120 months. This means that a $180,000 three-bedroom condo could be fairly rented for $1500 a month and would require a household income of $61,000. It often costs $200,000 to build the same unit, thus the need for the subsidy. Newark's median household income is $34,000 so half make less than that, hence the massive need for subsidized housing.
    • At last count, there were 1500 homeless people in Newark, likely with many on the wait list for subsidized housing. There is a $2,000,000 program to house them and provide services, but that is too small. SERVICES ARE A PRIORITY TO HELP THEM!!!
    • NHA estimates a need for $560 Million extra to solve the housing problem. $13 Million is allocated from Congress in the 2015 budget and that is shrinking. They are moving towards subsidizing suburban homes AGAIN (that started the whole mess in the 1930's), and are even eliminating the programs. Hope VI was eliminated. Newark has to look increasingly to non-traditional funding sources like non-profits and corporate grants, and random other state and federal programs. It is possible, but it is a logistical NIGHTMARE! At the current rate, the affordable housing stock is decaying faster than it can be maintained or renovated.
    • Two specific areas in the south and west wards have been designated as "model neighborhoods." They are approximately here https://www.google.com/maps/@40.7170.../data=!3m1!1e3 and here https://www.google.com/maps/@40.7292.../data=!3m1!1e3 Both neighborhoods have a large number of vacant lots with potential to be developed and a lot of abandoned properties.

    In other non housing roundtable news,
    • Spice n' grill opened at 27 Academy Street last Friday. It is an Indian restaurant and it has a 100% Halal menu option
    • BURG will open their location in Military Park in late-May.
    Last edited by towerpower123; February 27th, 2015 at 12:58 AM.

  7. #8482
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    So should we expect to see a massive uptick in Market Rate housing over the next few years?

  8. #8483

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    Is the church next to 15 Washington for sale? Is it landmarked?

    It's one of the nicest looking buildings in the above photos... Would be pretty terrible/ pathetic if it gets razed for more unfortunate mid-rise modernism.

  9. #8484

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    Both Brick City and towerpower123 should consider writing for or teaming up with some of the local Newark blogs. They're always looking for more content and if you guys are going to these events and taking pictures anyway, you might as well expand your audience and get some recognition for it.

    www.brickcitylive.com

    www.glocallynewark.com

    www.thenewarktimes.com

  10. #8485

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    Quote Originally Posted by Nexis4Jersey View Post
    So should we expect to see a massive uptick in Market Rate housing over the next few years?
    I hope so, but it seems the economics are not there without subsidies until a critical mass is achieved downtown (any regular reader here knows it is not there yet). Going to try to outline what is currently in the pipeline and beyond - feel free to chime in if I have missed anything and will update this post:


    Under Construction

    Teachers Village - phase 1 (charter schools complete; residential and retail underway)
    15 Washington Park (Rutgers graduate housing and classroom/event space)
    494 Broad Street addition (parking garage with 2 floors of Cablevision offices)
    Prudential tower and satellite retail buildings on Broad and Halsey Streets
    IDT building (IDT is renovating and moving back into the lower 3-4 floors)
    Hahnes Building renovation (Whole Foods, retail, apartments and space leased by Rutgers-Newark)
    Carlton Hotel (pretty sure it is being renovated into a Tryp by Wyndham)
    Rock Plaza Lofts (Redd's Restaurant & Bar is moving in to the last remaining vacancy)
    Biotrial North American headquarters (part of University Heights Science Park)
    NJIT Central King Building and York Building addition


    Upcoming Projects

    Rutgers-Newark new science building (I have no idea why groundbreaking has been delayed so long on this fully funded project)
    One Theater Square (theoretically a June groundbreaking; financing supposedly complete)


    Proposed Projects

    One Riverview at Rector Street (this will hopefully jump to 'under construction' but there has been no activity since the faux groundbreaking)
    Commerce Street hotel (proposed for the former Cardinal Health building that adjoins the parking garage on Commerce Street)
    Triangle Park (City Council approved but still threat of litigation delays)
    Parking garage behind City Hall (currently held up by litigation with Edison Properties)
    Four Corners (ambitious project involving 79 parcels around Market and Broad Streets acquired by RBH)


    Not to diminish the importance of the other projects, but I think the bolded ones are crucial for the continued progress of development downtown. They also would all dramatically improve the skyline and potentially Newark's image.

    Speaking of potential development, the property owner next to Rock Plaza Lofts has the next couple buildings down Market Street with frontage stretching to Edison Place for sale as a development site: http://www.loopnet.com/xNet/MainSite...epID=101&jli=y

    Quote Originally Posted by Stroika View Post
    Is the church next to 15 Washington for sale? Is it landmarked?

    It's one of the nicest looking buildings in the above photos... Would be pretty terrible/ pathetic if it gets razed for more unfortunate mid-rise modernism.
    Took me a bit to find information on such a large and prominent building. It used to be the Second Presbyterian Church; according to the real estate broker it is under contract for a pretty penny: http://assurancerealtygroup.com/inde...apper&Itemid=5
    (it will not let me directly link to listing - click on 'All Properties for Sale' and scroll down to '15 James St').

    It was purchased by a non-profit in 2004 but I guess their plans changed or did not work out: http://www.wisommm.com/history/history

    Quote Originally Posted by Jorge View Post
    Both Brick City and towerpower123 should consider writing for or teaming up with some of the local Newark blogs. They're always looking for more content and if you guys are going to these events and taking pictures anyway, you might as well expand your audience and get some recognition for it.

    www.brickcitylive.com

    www.glocallynewark.com

    www.thenewarktimes.com
    Appreciate the shout out. Do not need or want recognition but it would be nice for us Newark supporters to expand our reach and get the word out that progress is being made. Thanks for the links, will check out those blogs (I do remember glocally from a few years back).
    Last edited by Brick City; March 2nd, 2015 at 06:05 PM.

  11. #8486
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    A glimpse of the Newark Skyline from the New York Harbor


    Jersey City Harborfront & Newark Skyline
    by Nexis4Jersey09, on Flickr

  12. #8487

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    I do not see that church next to 15 Washington still listed there. If anything, I think it might be used in an adaptive reuse project for office or residential, similar to the New Community Corporation headquarters or a small church in Cape May that was converted into 3 large condos. Whatever happens to it, I absolutely hope they do not tear it down or significantly alter its appearance.

    'America's Got Talent' returning to Newark to film first round auditions this week

    http://www.nj.com/essex/index.ssf/20...o_film_fi.html

    The famed American Idol-esque talent competition show will be filming in NJPAC this week. Tickets for sitting in the audience are available for tomorrow at noon and 5 pm and on Friday at noon. The weekend shows are waitlisted. The tickets are free and you can sign up using this link. =======> http://on-camera-audiences.com/shows...cas_Got_Talent

    The Saturday and Sunday show times are already completely booked so act fast to get your seats. This is a very unique event that has only happened once before. If you miss it, you will have to go to Los Angeles to see it next week.

  13. #8488

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    YIMBY has a new rendering of the SOMA tower up along with a great piece on Newark.

    http://newyorkyimby.com/2015/03/new-...m-project.html

  14. #8489

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    Quote Originally Posted by milesq View Post
    YIMBY has a new rendering of the SOMA tower up along with a great piece on Newark.

    http://newyorkyimby.com/2015/03/new-...m-project.html


    Yeah... If that happens, Newark will truly be a changed city. I highly doubt it will happen, but if they can actually pull together the financing, then this will truly become Newark's and Urban Jersey's biggest and best landmark. They already own the sites, having mentioned the issues with putting the sites together during that housing roundtable. Their presentation only showed plain color coded blocks on a map for the Four Corners project so it does not show any details, but if this actually does become a reality, it will become the catalyst that Newark needs to continue development. It is also placed in the best location possible for helping local businesses, as the currently run-down shops along Market Street line the main route between this site and Penn Station, even if the tenants do decide to walk through the Gateway Center. The scale of this is immense, even if in several buildings instead of this huge tower, as it will have over 2000 residents, 1000 office workers, and potentially thousands of shoppers a day. Even if not this, I would like to see SOMETHING built on Market Street that at least has its upper floors occupied.

  15. #8490

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    Lol



    Quote Originally Posted by towerpower123 View Post


    Yeah... If that happens, Newark will truly be a changed city. I highly doubt it will happen, but if they can actually pull together the financing, then this will truly become Newark's and Urban Jersey's biggest and best landmark. They already own the sites, having mentioned the issues with putting the sites together during that housing roundtable. Their presentation only showed plain color coded blocks on a map for the Four Corners project so it does not show any details, but if this actually does become a reality, it will become the catalyst that Newark needs to continue development. It is also placed in the best location possible for helping local businesses, as the currently run-down shops along Market Street line the main route between this site and Penn Station, even if the tenants do decide to walk through the Gateway Center. The scale of this is immense, even if in several buildings instead of this huge tower, as it will have over 2000 residents, 1000 office workers, and potentially thousands of shoppers a day. Even if not this, I would like to see SOMETHING built on Market Street that at least has its upper floors occupied.

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