Reno Gazette-Journal from Reno, Nevada • Page 5

THURSDAY, MARCH 3 1 200i RENO 5A Downtown3 TTT Arri ill From 1A In all, three housing projects are under construction in downtown Reno. Two others are in the planning stage. The Comstock Hotel-Casino closed in November 2000. Since June, workers have gutted the Comstock for a first-class renovation called the Residences at Riverwalk, Ranging from studios to $1 million penthouse suites, 125 condos will take the place of 306 former hotel rooms on 15 floors. All but 36 have been sold since Jan.

15, said Erin Ruiz, managing sales agent. Buyers range from hospital workers to young professionals to people buying second homes, she said. No investors are allowed to rent the units. "It's people from all walks of life," she said. Christopher Leinberger, a new urbanist developer from Albuquerque, N.M., said he was impressed with the conversion after taking a short tour.

Leinberger lectured this week in Reno on renovating downtowns. While it might not be clear now, he said Reno holds a valuable asset in its obsolete hotel-casinos because of the potential to convert them into first-rate housing. Given a solid structure to begin with, Leinberger estimated the construction costs at the former Comstock are about half of what it would cost to build new. Leinberger said housing is key interest from customers for its 92 condos, which sold for an average of $450,000. The redevelopment agency values the 13-story million.

It's expected to be completed in the summer of 2006. Demolition is under way for the conversion to condos at the former Sundowner hotel-casino. Now called Belvedere Towers, final plans recently were turned into the city to build 188 condos in the north tower and work should be done within six to eight months, said Bijan Madjlessi, a company executive in the San Francisco Bay Area. Plans for 188 units in the south tower will be turned into the city within a few weeks, he said. He said condos can be built at less than half the price of building new.

He said bathrooms are being torn out for kitchens. And all the electrical and other building systems had to be upgraded. Units will range from the low to range. Residents also will share a 300-space parking garage and a parking lot. "We think it's a great city," Madjlessi said.

"We feel welcome. There's a demand for starter housing in town." For the Palladio, Belvedere Towers and Comstock, developers anticipate plans to use the first floor for shops and restaurants or other commercial uses. Farther west on the Truckee River, a 1 2-story residential tower called Riverside Condominiums soon could take the place of a brick house at 1 101 Riverside Drive. The 40-unit complex on 1.4 acres was before the Reno City Planning Commission on Wednesday night for variances to build the high-rise close to the river and create a shadow for other buildings. Construction began a few weeks ago on the Virginia Street Senior Apartments, an 11 million project.

The three-story building containing 84 apartments for low-income senior citizens is subsidized with $1.6 million in federal home funds distributed locally. And the cleared Bundox property and a five-acre vacant large-lot parcel, both near the National Automobile Museum, hold the potential for other new projects. Across the country, Leinberger said younger people and professionals want to escape the monotony of suburbia and empty-nesters want to get away from yard work, he said. Nationwide, almost 75 percent of all households are without children, he said. He estimated that about half of them are interested in leaving the suburbs.

And when households are willing to give up one of their two cars, he said, they generally can afford the extra cost for downtown housing. "Downtowns are coming back far more rapidly than people think," Leinberger said. I' Los Angeles-based BF Management purchased the building for $6 million in June 2004. It is spending $4.8 million on construction, according to its building permit. The luxury condos feature as many as four to eight balconies with views of the river and the snow-covered foothills or city views.

The few one-bedroom condos left start at $209,000. Two-bedroom condos range from $269,000 to $542,900. The condos have all the modern trimmings: 9-foot tall deco Erin Ruiz stands in the kitchen of a condominium model at the former Comstock to bringing a major supermarket, drugstores and other stores and services downtown. Nationwide, downtowns are enj oy ing a renaissance as people move back to the cities from the suburbs, he said. "The real driver is housing," Leinberger said.

"There has to be enough rooftops." Ruiz said a number of developers have stopped to tour the first-floor condo models at the former Comstock. "There has been a major interest from developers from all over," Ruiz said. Downtown housing RiverZoning laws sometimes hurt businesses i ANDY BARRONRENO GAZETTE-JOURNAL hotel casino in downtown Reno. rative ceilings, double-thick walls and windows, exquisite tilework, granite counters and top-notch appliances. "Everybody iswatching this," Estes said of Reno's first major hotel-casino conversion.

"When this is done, people are going to start making their moves." A redevelopment agency-subsidized project called the Palladio is under construction less than two blocks away on the river. Denver-based BCN Development has received equal BUILDING AN URBAN MAIN STREET Buildings should have plenty of street-level windows and main entrances to the street. Adequate lighting to illuminate the building and provide for safety. Neon where appropriate to emphasize night-life. No blank walls longer than 10 feet.

Sidewalks should have 48 inches of width for people to pass by any cafe" tables. Trees and landscaping are required. Ban parking lots along streets. At street corners, large windows or angled walls with a door entry. Restore original facades of historic buildings by removing later materials where possible.

Use original facade theme in renovation. Source: City of Albuquerque's 2010 plan for downtown. RGJ.COM POLL Would you move to downtown Reno? Log onto RGJ.com. INSIDE: Reno planning officials vote unanimously to approve a tentative map creating a 40-unit luxury condominium along the Truckee River. 2A He despises strip malls, saying they serve as "giant billboards" and are "built to be thrown away." National chain stores follow the strip centers and usually shy away from the risks in building downtown.

So downtown stores might have to be homegrown but they're also more interesting. Only eight chain stores are among 650 shops in downtown Santa Fe, N.M., and it draws 3 million visitors a year. In Albuquerque, his Arcadia Land Co. has partnered with a private foundation to rebuild downtown during the past eight years. Working in partnership with a private foundation, his company has built a 14-screen R.

RODRIGUEZRENO GAZETTE-JOURNAL in Cold Springs off U.S. 395 in Washoe County. Details: The homes range from 1 ,040 to 2,660 square feet with floor plans ranging from two to six bedrooms, two to three baths and two to three car garages. The lot sizes vary DIVORCES AIAZZI: Nicole M. v.

Michael G. ANSTETT-ARR0Y0: Brian Anstett v. Juanit Arroyo BAER: Keri L.V.Gary J. BAIN: Cheryl Lynn v. Marc BANER-BANE: Kristina Baner v.

Garrett Bane BARRADAS: Joppette D.L. v. Rhodora Sicat BARRO-HERNANDEZ: Henry Barro v. Karla Hernandez BAUMAN: Diane L. v.

Kent W. BENNETT: Melissa Paulette v. Anthony Lee BERTI: Rebecca Lynn v. Joshua Berrard BHARGAVA-LAL: Aditya Bhargavav. SangreetaLal BURKE: Shan M.

v. Joseph 0. CACCIAT0RE: Jody D. v. Robert C.

CALZADA: Marie v. Kendrick CARDWELL: Gerald v. Stephanie CHANEY: Patrick C.v. Jennifer L. CHECHE-HUNTER: Casey Cheche v.

Travis Hunter COLE: Larry A. v. Virginia A. COYNE: ZarieCv.PatrickD.il CROW: Mary Jane v. Gerald David CUNNINGHAM: Vaunyav.

Freddie DAMR0N: Jo Lynn v. Robert L. DEJESUS-ARCE: Manuela De Jesus v. Emilio Arce DEM0LSKI: Ann D.v.Peter Kurt DURBIN: Robert 0. v.

NikeynL DUTT0N: Sandra L. v. Mark R. ELLIS: Amy Lynn v. Andrew Russell FALLS: Donald Falls v.

Maria R. Frinzivalli-Falls FARKAS: Nina Lv. Brett S. FARR: G. Farr v.

Michele 0. Farr FISHER: Tracy v. Steve FRAIDE-BERGER: Liese Anne Fraide v. Sean Daniel Berger GENTRY: Tabitha v.James GEPNER: Sue Lynn v. James Lynn GONZALEZ-LEBAS: Julio Gonzalez v.

Wendy Lebas GUTIERREZ: Oscar F. v. Carol J. HARLAND-DIMAURO: Phillip A. Harland v.

Angela M. Dimauro HASLIP: Kristin v. Jeffrey Neil HAYES: Carla Renee v. Kenneth Bryan H0TTELL: Russell v. Maria HURTAD0: Lorena v.

Kenneth JARAMILL0: Elidia v. Ramon JASHBHAI-BAKORBHAI: Patel B. Jashbhai v. Patel J. Bakorbhai KANAEH0L0: Robin Lee v.

Sandy K. KASTELITZ: Brenda v. Edward M. KATAI: Rose v. Walter KRANCHER: Jennifer v.Marko The Residences at Riverwalk: The former Comstock hotel casino at 200 W.

Second St. is expected to open with 125 condominiums in August. The Palladio: Located at First and Sierra streets, the project is under construction and will include 92 condominium units. Expected to open in summer 2006. Riverside Drive Condominiums: Near Booth Street bridge, this project would include 40 condo units.

0 Virginia Street Senior Apartments: Eighty-four subsidized units for seniors are under construction at Virginia and Thoma streets. 0 Belvedere Towers: Former Sundowner hotel casino at Arlington Avenue and Fourth Street, has turned in final plans for 1 88 condo units for the north tower. An equal number also could be built for the north tower. Note: For the Palladio, the Belvedere Towers and the Comstock, the first floor or first few floors would be used for shops and restaurants or other commercial uses. revival S.

REICHRENO GAZETTE-JOURNAL well, he said he'd give 36 of them top ratings. Twenty years ago, he'd have given only four top ratings. But unlike strip shopping centers, building downtown takes money for real brick and architecture that will stand the test of close-up viewing and time, he said. Investors have to be patient in making profits and usually must provide more equity up front. But in the long run, he said, they'll make more money.

He said that's opposite of how commercial real estate typically works in strip malls. Investors look for a return of their money over seven years. And as a result, "builders over the last 40 years have done their damnedest to build the cheapest." C' movie theater hidden behind offices and stores. And in "taming the big box, a city parking garage is buried behind condos, stores and restaurants," he said. Over the years, a portion of the private-public partnership profits will go into building affordable housing.

Bob Rusk, a longtime downtown Reno businessman, said Leinberger's comments confirmed what he has believed for years. "We have one of the potentially best downtowns for moving forward," Rusk said. But he said Reno needs that business improvement district on Leinberger's list. "What's lacking today is a strong leadership that everybody buys into," Rusk said. Some downtown property owners currently "hand over" extra property taxes to the city for extra police and extra maintenance to clean sidewalks.

But if a business district controlled the purse strings for spending that money and some for promoting downtown, then businesses would become more involved, he said. He said it wouldn't be long before businesses would be demanding more such as expanding the cleaning district beyond a couple of blocks. Reno community development director John Hester said Reno has some of the design elements Leinberger pitches, but downtown still comes under the thumb of the city's inch-thick zoning code ordinance. The riverfront district has special requirements for the river and design. And for downtown, streetscape standards for sidewalks, trash receptacles and benches exist.

Reno has no designated walk-able district downtown or standards requiring interesting facades or banning parking lots. But change is coming. The city's zoning code is now being overhauled and the 2002 regional plan requires special planning for downtown as a focal center, he said. from 6,000 to 1 5,000 square feet with covered front porches, fenced rear yards and RV gates. Features: Residents can walk or ride their bicycles because sidewalks and bicycle lanes are planned throughout Woodland Village, according to Dorothy Coleman, sales manager for the development A commercialsmall business center called "Village Center" will be built in spring 2006.

Some of the businesses moving into the center include an ice cream parlor, delipizza shop and nailbarberhair salon. The development is about one mile from Nancy Gomes Elementary School. Cold Springs Middle School will be located near Village Center and the development is located about 10 miles from North Valley From 1A management or strategy for downtown. Reno is lacking a business improvement district from his 12-step recovery plan. Downtown still has a limited number of shops.

And the city's zoning laws sometimes trip businesses rather than make building easy. For exr ample, the City Council is considering lifting a cap on liquor stores so Long's Drug Stores can move into the closed Riverboat casino. More than 50 planners and concerned citizens came to hear Leinberger's lecture, one in a series sponsored by the local chapter of the American Planning Association and Scenic Nevada. His 12 steps were published this month in a paper by the Brookings Institution. And with the institute, Leinberger said, he soon will publish the first rating guide for the nation's downtowns.

"We will either inspire cities or shame them," he said, into making their downtowns more "walkable" communities, places where the sights and sounds lure people to spend time walking and browsing. Leinberger said he'd like to see more cities follow Albuquerque's example in throwing away a thick zoning code book and replacing it with a short list of design standards, such as pointing doorways to the street and provide interesting facades with lots of windows and lighting. He favors building around parking garages to hide them. And he'd ban parking lots. "Let private industry figure that out," he said.

But each downtown should set its own tone. "It should be home-grown from the dirt up," he said. Reno resident Aline Barber, who moved here eight years ago, liked what she heard. She said she wished more developers would favor buildings that set off the beautiful views of the mountains or tap into the city's rich history rather than settle for Are you curious about ongoing construction or planned construction in your neighborhood? Moving Dirt is a new weekly feature designed to provide information about new construction in Northern Nevada. Tips and questions about local construction projects should be forwarded to reporter Beryl Chong (788-6575; bchongrgj.com).

VIRGINIA LAKE REHABILITATION What A City of Reno Parks and Recreation project costing $323,000 to improve southwest Virginia Lake. The project includes adding landscaping and renovating paved pathways where the metal sculptures used to be displayed. The art pieces have been removed MOVING DIRT SOURCE: City of Reno, developed mediocrity. "Where are the architects? Where is the vision?" she said. Leinberger did not rate Reno after having spent only a few hours here.

But he said downtown is further along than Albuquerque, which began rebuilding its downtown in 1998. "This downtown pleasantly surprised me," he said. "It's much more complex. It has lots of assets. It needs to be better managed.

If I were an investor, I think this would be an interesting place to invest." Across the country, Leinberger said downtowns are enjoying a renaissance after 50 years of suburbanizing. Of 60 downtowns he knows Mountain view ur. i ROORKiUEZRENO GAZETTE-JOURNAL and returned to their owners. Part of the current asphalt path is ADA compliant Reno wants to make it compliant all the way around Virginia Lake Park. History: The plan was approved by the city council in late 2002.

The bidding phase was approved two months ago, but because of the 1 -I- heno" Plumb Ln. "-i si A HMsgS fW 1 2 wove St January snow, work on the project did not start until this week. Landscaping: Trees, flowers and shrubs will be planted in 1 area. "We wanted to mimic plants you would see as you're driving down the Mount Rose Highway," Jeff Mann, park manager for the city of Reno, said. Completion date: Late June.

Future phases: Renovation of the shoreline around the lake and aquatic planting to prevent erosion. New restroom facilities. Improved pedestrian access to park. WOODLAND VILLAGE What A $500 million project with 2,028 single family homes, parks and commercial development on 900 acres High School. There will be three parks at the development Forest Park: five acres, already completed.

Sierra Rock Parte 2.5 acres, construction will begin next month. Village Center Park: 1 0 acres, construction expected to begin April 2006. Some amenities include basketball courts, playground equipment a covered barbecue area and a YMCA at trie Village Center. Where: Village Parkway and Georgetown Drive. When: Groundbreaking was 1999.

Currently, 1 ,042 homes are occupied. The project is expected to be completed in 2010. Developer. Lifestyle Homes, Inc..