Trinity Mills Transit Center

The site sat at the intersection of a transit corridor and a retail pike that had lost its anchor tenant. The frontage was real, the visibility was real, and the parking was adequate, but the zoning had been written for a use that no longer existed and the utility capacity on paper had not been tested in years.

We surveyed the parcel, the frontage, and the utility before we touched the pro forma. The survey found a setback line that the record had never reflected and a sewer tap that the city believed was live but was not. Both findings changed the buildable envelope and the timeline.

We overlaid the zoning, the transit authority's station area plan, the utility, and the market. The overlay showed that a mixed use anchor with ground floor retail and upper floor office would fit the envelope, serve the transit, and clear the market rent. The overlay also showed that the entitlement would require a text amendment, which we sequenced into the schedule.

We closed the entitlement, placed the construction debt, and leased the ground floor before the vertical began. The assemblage that had been vacant for three years reached certificate of occupancy with the retail 80 percent preleased and the office 60 percent preleased. The lines met and the numbers reconciled.

• 3 years vacant to 80% preleased
• Text amendment sequenced into schedule
• Sewer tap verified before offer