Click here to view updated construction photos, showcasing the nearly-complete Urban Exchange!  Both buildings (East and West) are now open, as of this pats Thursday.

Gym equipment will be delivered in the next few days, and the final construction details will be finalized.

To see the exciting developments at Urban Exchange for yourself, feel free to swing by our Leasing Center --- we're open nearly every day of the week from 12p - 5p.  Or, call Mary to schedule at 877-548-3831.

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As the construction of Urban Exchange nears completion, I am again reminded of the "vision book" entitled "urban values and vision for downtown harrisonburg."



This work was created by Eugene Stoltzfus Architects at the request of the Economic Development Committee of Harrisonburg Downtown Renaissance, and is a contribution to the ongoing exploration of ideas for the revitalization of downtown Harrisonburg.



In addition to some intriguing renderings to help us imagine the future of downtown Harrisonburg, the vision book also provides 23 guiding values for the revitalization of downtown Harrisonburg. 



Review the entire book by Eugene Stoltzfus Architects by clicking here, or using the file embedded below...

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Well, actually, I'm not --- but as each week passes, the number of people who can make that statement is growing as Urban Exchange residents move in. 



More on that in a moment, but first, some very interesting historical context....

I referred to the Citywide Housing Analysis for Harrisonburg, Virginia a few weeks ago, and here are some additional excerpts from that 2005 report, related to downtown housing....


The growing number of people leasing apartments at Urban Exchange is showing that there is indeed an emergent (emerged?) downtown housing market.


Given the number of people leasing at the Urban Exchange (which are luxury apartments), I don't think we can describe the demand as latent anymore.  So....does that mean that downtown Harrisonburg has reached a critical mass of commercial and arts amenities??


Admittedly, Urban Exchange is being developed at the tail end of the 2005-2010 time frame referenced here, but certainly the demand for downtown living was grossly underestimated in this 2005 report. 

Urban Exchange is comprised of 96 apartments in the East Wing (roughly 90% leased to date), and 98 apartments in the West Wing (roughly 45% leased to date). 


Even aside from other recent downtown developments, Urban Exchange will contribute 194 households (75% increase), and the potential for 375 new residents (64% increase).  So, your next question might be....

Who are all of these people deciding to live in downtown Harrisonburg?? 

We'll be working to answer that more thoroughly in the weeks to come, but here are some examples of the Urban Exchange tenants that we have met over the past week:

• English teacher at Spotswood High School
• Sociology professor at JMU
• Program Assistant in JMU Residence Life
• Curriculum Developer at Rosetta Stone
• Division Manager at McDaniel's (now Masco)
  
• Teacher at Peak View Elementary School
• Husband/Wife owners of a downtown business
• Retiree from New York state
• Software engineer at Rosetta Stone
  

The list goes on and on --- and we'll get into more of these details as we near completion of Urban Exchange --- but it is very exciting to see the diverse and energetic community that is developing in this new community in downtown Harrisonburg.

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We're now less than four weeks away from the first residents moving into the brand new upscale condos in the East Wing of Urban Exchange located in downtown Harrisonburg.  Click on the image below to view updated construction photos.

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Construction is moving along steadily at Urban Exchange in downtown Harrisonburg.  This exciting new mixed-use community will include 194 condos, two levels of structured parking, and approximately 12,000 square feet of retail space.  

Over the past 16 months, we have been excited to see that people crossing nearly every demographic have interest in living at Urban Exchange.  Those having committed to living at Urban Exchange span an age range of 20 to 80, and include retirees, young professionals, university faculty and staff, undergraduate and graduate students, families with children, employees of growing local companies such as Rosetta Stone, SRI, SI, RMH, and more.  

Urban Exchange is comprised of two wings with approximately 100 condos in each, and when we broke ground in February 2008, we did so with the vision of selling the condos in the West Wing, and leasing them in the East Wing.  This past week, however, we made the decision to lease all 194 condos instead of selling half of them --- primarily because of the significant changes in the condominium financing market that have taken place over the past 12 to 18 months.

The West Wing of Urban Exchange is comprised of 98 condos, and Fannie Mae and Freddie Mac guidelines dictate that 51% (soon to be 70%) of such condos must be owner-occupied in order for any purchaser to use a conventional mortgage for purchasing at Urban Exchange.  Furthermore, Fannie Mae and Freddie Mac will not allow loans to close on any condos until 51% of the condos are reserved.

Given these guidelines, we knew that it would be difficult to orchestrate the sale of 70 condos nearly simultaneously, but we were determined to attempt to do so.  Unfortunately, a few timing and logistical factors conspired against us:

1. Construction on the East Wing (for lease) was started two months prior to construction on the West Wing (for sale).
2. Prospective Urban Exchange tenants were willing to sign leases well before their condo was close to being complete.  (In fact, I believe the first leases were signed before we even had a single piece of lumber on the work site!)  As of last week, 75% of the East Tower was leased, and 25% of the West Tower was leased.
3. Prospective Urban Exchange buyers were hesitant to sign even a non-binding reservation agreement until their condo and the building as a whole was nearly complete if not entirely complete.  As of last week, 15% of the West Tower was reserved for purchase.

Last week, when this decision was made, we were at the crossroad we had anticipated for several months.  We were seeing 5 to 6 new leases a week, yet nearly all of the prospective buyers (without reservations) were waiting to commit until construction was nearly complete.  We realized that within the next few weeks we would have to start turning prospective tenants away if were to preserve enough owner-occupied units in the West Tower to achieve the occupancy standards from Fannie Mae and Freddie Mac.  

Given the vast, early demand from tenants to live in Urban Exchange, and the delayed, hesitant demand from buyers --- last week we decided to move forward with leasing all of the condos at Urban Exchange.

We have discussed this change at length with all of the buyers who had reservations at Urban Exchange, but we know that there were quite a few other prospective buyers who had not yet committed to purchase.  If you are one such person, and are still excited about the possibility of buying a condo in downtown Harrisonburg, we'd like to stay in touch with you.  

The developers of Urban Exchange own several other properties in downtown Harrisonburg where they will be developing condos after Urban Exchange is complete.  The next two projects that they will be developing will be considerably smaller than Urban Exchange (15-25 units) and thus will be much more feasible for condo sales.  In approximately six months we will be starting to hold focus groups with any such interested downtown condo buyers, as we begin the design and planning stages of these next projects.  If you would like to know when these focus groups begin, please click here.

Thank you for your continued support of and excitement for Urban Exchange --- while the decision to lease all of the condos marks a slight change in direction, it will still be bringing dynamic change to our downtown district.  In just over a month, the first residents will be moving into Urban Exchange, and as the next few months unfold, we will be building up to over 300 new residents of downtown Harrisonburg in an exciting and diverse community at Urban Exchange

If you have any questions about this change in direction at Urban Exchange, please contact me (Scott Rogers, 540-578-0102, scott@LiveUE.com), and if you have interest in further details on leasing a condo at Urban Exchange please contact Mary Messerly (540-421-9341, mary@LiveUE.com).

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Get up close and personal (thanks to unanticipated loud construction equipment) with Harrisonburg mayor Kai Degner, and hear about the upcoming Mayor's Sustainability Summit to be held in downtown Harrisonburg.



As Kai mentioned, the agenda for the Summit will be formed around the interests and desires of those in attendance, but may likely include topics such as:

• renewable energy
• local foods
• preparing for a post peak-oil world
• green space
• bike share programs
• energy conservation initiatives
• climate change

Kai's theory is that the first step towards making any of these large scale community changes is to create dialogue in our local community.  It is bound to be a fun and thought-provoking day.  Mark it on your calendar....

Mayor's Sustainability Summit
Saturday, May 30, 2009
9:00 a.m. - 5:00 p.m.
Starting and ending in Court Square Theater
View more details by clicking here.

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Just a few days ago, the third (blue) bridge was installed at Urban Exchange!  Click here to view updated construction photos of the blue bridge and other exciting developments at Urban Exchange.

If you look through all of the photos you'll also notice:

• the first kitchens at Urban Exchange, by Classic Kitchens, nearing completion
• the developer of Urban Exchange riding in his new ZAPCAR (zero air polution)
• the interior of the Urban Exchange Sales & Leasing office on Market Street

To see these exciting developments for yourself, feel free to swing by our Sales & Leasing Center --- we're open nearly every day of the week.  View our hours by clicking here.

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An Urban Exchange Marriage Proposal!

Congratulations to Bobby and Jenna on their engagement!  Bobby proposed this weekend in the apartment at Urban Exchange where the couple will eventually be living --- after her surprise (Jenna thought she was just getting a tour of their apartment's progress) --- she said yes!  Bobby is a chef at Eastern Mennonite University and Jenna is a graduate student.  We wish Bobby and Jenna well, and are excited about the life they will share together at Urban Exchange!

Many thanks to Rebekah Girvan Budnikas, a top-notch local wedding and family photographer, who not only captured this special moment, but is also soon to be opening a high-end photography studio in downtown Harrisonburg! 

Six Days to Bridge Installation

BREAKING NEWS --- the three bridges that will connect the two wings of Urban Exchange will be installed on Tuesday, March 10th, beginning at 8:00 a.m.  We will be using an enormous crane to lift each section of the bridge up, and lower it into place between the two wings.  We will certainly post photos of this exciting event online, but feel free to stop by to watch the action!

Work was completed this past weekend on the metal columns that will support the bridges.  Click here to view these updated photos --- which also include a glimpse of some small bridge sections.

Classic Kitchens Prepares for Kitchen Installation

Class Kitchens now has all of the granite and cabinetry components in Harrisonburg for installation at Urban Exchange.  Click here to view photos from the Classic Kitchens warehouse, where the kitchen components will be staged and partially fabricated before being brought to the Urban Exchange site.

Condo Specifications

Are you curious about the detailed specifications of the apartments and condos being built at Urban Exchange?  We have now posted a list of specifications for the condos and apartments at Urban Exchange.  Please let me know if you have any questions about these specifications.

Stay tuned for more exciting announcements about Urban Exchange in the coming weeks. For more information about the condos and apartments, feel free to reply to this e-mail, or call me at 540-578-0102.  For all leasing matters, please call 540-421-9341 or e-mail info@LiveUE.com..

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Construction is flying along at Urban Exchange (196 condos for sale and for lease in downtown Harrisonburg).  Here are a few updates on the progress:

• The courtyard is really shaping up!  The photo above starts to show how large of an area this will be, with raised decking, landscaping, and seating areas.  More courtyard photos here.
  
• The bridges will be installed soon!  As you can see in the photo above, the end segments of the yellow bridge (2nd floor) have been installed.  In roughly 4 weeks, all of the bridges will be installed via a crane!  More bridge photos here.
  
• The apartments in the East Wing (for lease) are moving along quickly, with rough mechanicals and insulation nearing completion and drywall in progress!
• The East Wing is now scheduled to be complete on July 1, 2009.  Completion of the West Wing is scheduled for August 20, 2009.

See the progress at Urban Exchange via these construction photos from earlier this afternoon.

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Listen in as Barry Kelley, one of the developers of Urban Exchange, talks about the impact that Urban Exchange will have on Harrisonburg.



Below is a rough transcription, for those of you reading on mobile devices without video capabilities...

I think the impact on downtown Harrisonburg is one feature that it will have, but I'd have to go even deeper and say that the idea of building an urban environment  and creating more functional urban environments is something that we as a society have been doing for hundreds of years.  It was until 1945, after the war and the baby boomers, that gas prices as they were allowed us to change our life and our lifestyles, and I think we've come to the conclusion that we are paying a big cost for that change in lifestyles.  And so, there seems to be a drawing back to the city centers and the urban environments because of increased use and better use of time and quality times with your children, and your friends and your neighbors. 

And so how does that impact Harrisonburg and downtown Harrisonburg, I think that is all part of the revitalization part, because people are coming to the understanding that maybe living 10, 15, 20 miles out into the county, has some downfalls, and so if you can live a simple life, maybe it can be more fulfilling in a lot of different ways.  So, how is it having an impact on Harrisonburg, I think it has a social impact on Harrisonburg and the surrounding areas, that our whole country is going through that is rather profound and we're just a small part of that.

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Click on the photo above to view updated Urban Exchange construction photos, showing the dramatic progress that is taking place just one block from Court Square. 

Also, if you'd like to take a tour of Urban Exchange, please either stop by during our office hours, or also feel free to call or e-mail to make an appointment to meet on site:

Condo Sales
Scott Rogers
540-578-0102
scott@LiveUE.com

Apartment Leasing
540-421-9341
info@LiveUE.com

Are you interested in living in downtown Harrisonburg?

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Despite some rainy days in December (see above), construction is flying along at Urban Exchange --- framing for the fourth floor is being finished on the East Tower (apartments for rent), and the first floor is being framed on the West Tower (condos for sale).

Click here to see the latest construction photos of this exciting project in Downtown Harrisonburg, the future home of 196 condos, and 12,000 s.f. of retail space.

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From the Daily News Record we learn that with the latest City assessment, the 173 parcels in the downtown business district had a median 25.22 percent increase in assessed value.

That's great news for downtown property owners, as the value of their properties have increased --- but not so great news for those same owners from a property tax perspective. 

And from a larger perspective, I think it's terrific news, as it shows that downtown Harrisonburg is continuing to be a great place to live, work, eat, shop, play and more.

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The framing is continuing at a rapid pace at Urban Exchange in downtown Harrisonburg, future home of 196 condos, and 12,000 s.f. of retail space.  View more construction photos on the Urban Exchange web site.

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Have you eaten at Taste of Thai? 

The owners will soon be opening a new restaurant downtown.

Learn more about Taste of Thai, Prasert, and more at "the state" a local blog that plans to interview many restaurant owners to provide an inside look at dining in Harrisonburg.

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As mentioned last week, Dave's Downtown Taverna was coming up on a huge milestone --- having served 1,000,000 customers! 

I had lunch at Dave's this past Friday, and wouldn't you know, the one millionth customer was sitting just a few tables away.  IF ONLY I had come 30 minutes earlier!

Ah well --- congratulations to Dave's for over 14 years of great food and service in downtown Harrisonburg!

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If you like eating at Dave's Downtown Taverna, you'll want to eat there this week!  (or maybe next week)

Dave's is getting very close to serving their one millionth customer, and when they do, that customer will receive a $500 gift certificate to Dave's Downtown Taverna.  Wow!

So whether you're going for their gyro, souvlaki, pizza or pasta, make sure to eat at Dave's this week!

Dave's is located in downtown Harrisonburg -- directions and a map are here.

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In local elections, Kai Deigner was elected to the City Council yesterday, along with Richard Baugh and Dave Wiens.  Kai won with the most (6,060) votes, followed by Richard (5,133) and Dave (4,663).

How did Kai do it?  What was his platform?

Of note, Kai is passionate about several real estate related issues, such as Smarth Growth, and Downtown Revitalization.

Kai on Smart Growth...
Harrisonburg is changing quickly, and Ibelieve we need to be proactive in making sure we preserve our openspace, control traffic, and build smartly. We should use the principlesof smart growth, "an urban planning and transportation theory that concentrates growth in the center of a city to avoid urban sprawl; and advocates compact, transit-oriented, walkable, bicycle-friendly land use, including neighborhood schools, streets that work for everyone, mixed-use development with a range of housing choices." (source)

Read more about smart growth...

• What is Smart Growth
• Coalition for Smarter Growth
• Urban Exchange in downtown Harrisonburg
  

Kai on Downtown Revitalization...
Downtown is the heart of Harrisonburg and I'm committed to continuingthe renaissance. Using the available retail, living, and office spacedowntown is a wonderful way to continue building on the momentum thatso many people, businesses, and organizations have contributed to inthe last decade. Harrisonburg Downtown Renaissance, with whom I workwith closely each week, is to be commended for their dedication.

Read more about Downtown Revitalization...

• 23 Guiding Values for the Revitalization of Downtown Harrisonburg
• Harrisonburg Downtown Renaissance
• Eugene Stolzfus Architects' "urban values & vision for downtown harrisonburg"
• Urban Exchange in downtown Harrisonburg
  

Kai's other issues (citizen education, open government, energy efficiency, city dog park) are also worth reading about.  Congrats to Kai --- I'm excited to see the things he will accomplish on City Council!

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Below are 23 concepts for current (or future) property owners in downtown Harrisonburg to consider as they restore or revitalize downtown properties.



These values are from the vision book entitled "urban values & vision for downtown harrisonburg" produced by Eugene Stoltzfus Architects for the City of Harrisonburg Downtown Renaissance.

1. Build density within the City and maintain openness in the County.
2. Use building position and massing to define urban place at a public scale.
3. Use secondary building characteristics to tune-up how buildings relate to and form place at a public scale.
4. Use urban accessory elements to tune-up the subtleties of access and definition of urban spaces.
5. Use pedestrian-scale pavers for areas that are designed for and frequented by pedestrians.
6. Use building transparency to relate inside to outside.
7. Encourage mixed-use development throughout the city.
8. Encourage sidewalk cafés.
9. Develop a strategic parking plan.
10. liminate large surface parking lots, and provide structured parking decks of 4 to 6 stories.
11. Incorporate mixed-use into the sides of parking decks which front on streets.
12. Encourage growth of trees in the city.
13. Coordinate tree management and signage.
14. Uncover and open up Black's Run where possible.
15. Provide more park land in the downtown.
16. Support individual low-tech transport such as walking, bicycles, and scooters.
17. Develop good local public transport.
18. Facilitate an appropriate balance between pedestrian and car movement.
19. Engineer the downtown traffic plan to enhance downtown as a destination.
20. Support green design.
21. Cultivate the value that we are building a city for the long term.
22. Inform private developers about the urban values the city considers important.
23. Maintain in public places, visible displays of Harrisonburg's urban values.

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Come discover the potential of downtown Harrisonburg TONIGHT (9/25/08), at 6:30 p.m. in the City Council chambers where Eugene Stolzfus Architects will be presenting exciting opportunities and possibilities for our historic downtown through a visionary look toward our future.  I hope to see you there! 

Get a preview: http://hburgnews.com/2008/09/24/vision-for-downtown/


This image is from a fascinating book compiled by Eugene Stolzfus Architects.  (25 MB)

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