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High-quality knives are essential tools in any kitchen, and the way your knives are stored can affect their longevity and accessibility. Available in many shapes and forms, knife storage solutions can help organize your knives while keeping you and your family safe from accidents and preventing your knives from dulling prematurely. The best knife block for your kitchen depends on your cooking workflow, available space in your kitchen, and design style.

There are many options when it comes to buying a knife block. Learning about the four commonly used methods of storing high-quality knives can help narrow the choices.

The standard knife block that sits on your countertop is known as an upright knife block. Countertop knife blocks ensure that your knives are close at hand when you need them. They come in a variety of materials and styles to suit you and your homes decor.

While some are designed to be paired with specific knife sets, others are made with a universal design that offers flexibility with the size of blades that fit into them. This design includes a tight arrangement of vertical flexible plastic or rubber rods that can conform to the shape of your knives and hold them in place. These rods can often be removed for easy cleaning.

Upright knife blocks do take up counter space, so they may not be a good choice for those with small kitchens. Knife blocks that allow you to insert the knives at a diagonal angle take up more counter space, while knife blocks that let you insert the knives vertically are more compact.

Storing your knives loose in a drawer can be dangerous and simultaneously risks causing damage to the blades of your knives. In-drawer knife blocks are inserted into your kitchen drawers and allow you to store your knives off the counter while keeping them organized and protected. These are ideal if your counter space is limited. They typically come in single-tier or dual-tier designs. Both offer varying options for how many knives they can hold. Because in-drawer units typically have knives resting on their blades, this type of storage can cause premature dulling.

Because the knives blades have limited contact with any other material, magnetic knife storage is considered to be ideal for the longevity of knives. This option is sanitary and allows you to see all your knives so that you can easily select the right one. There are two types of popular magnetic knife storage solutions:

Under-cabinet knife blocks are installed securely on the underside of your upper kitchen cabinets. They are typically constructed with hinges to allow you to pull the block down or out to access your knives. Under-cabinet knife storage is a great space-saving solution for those who dont have room on their counters or in their drawers for knife storage. This also is a great option for families with young children, because the knives will be safely out of reach.

After figuring out which type of knife block would most efficiently serve your needs, there still are more factors to think about. Read on to find out what to consider when shopping for the best knife block for your home.

Perhaps the most important consideration when shopping for a knife storage solution is the available space you have in your kitchen. The model that makes sense for you may depend on whether you have room for storage in your drawers, on your counters, or on your walls. Those with extremely limited space would be better served by an under-cabinet knife block which doesnt take up valuable counter space in your kitchen.

Knife blocks are made from a variety of materials. Not only can the material affect the performance of your knife block, but it also can determine the style that suits your home.

The size of your knife collection will dictate what kind of knife block you need. Its also essential that the knife storage method you choose is compatible with the knives you own. Since some knife blocks are meant to accommodate only blades of specific dimensions, it can be preferable to choose a knife block with a universal design that can hold knives of varying sizes, including smaller steak knives and paring knives. Knife blocks typically hold between seven and 20 or more knives, with most models having a capacity of between 12 and 18 knives.

Safety is a primary concern when it comes to knife storage. When using an upright countertop knife block, its important that its stable and that there is no risk of it tipping over. While heavier wooden and bamboo knife blocks easily stay upright, more lightweight plastic products are at risk of toppling if they do not have weighted bases to keep them balanced.

Keeping your knives sharp is essential to ensure optimal performance. Some knife storage solutions come equipped with built-in knife sharpeners that can be used to refresh the blades of your knives. Many experts advise against using knife blocks with built-in sharpeners, especially for high-end knives, because they run the risk of causing damage to the blades. Typically, knife sharpeners that are included with knife blocks are not an ideal substitute for using a dedicated sharpener or having your knives professionally sharpened.

Your cooking workflow is another important consideration when it comes to choosing a knife block. Its ideal to store your knives near the area where users are most likely to perform food preparation tasks.

While countertop knife blocks may seem to be the most accessible, they do obscure the blades of your knives, potentially making it difficult to find the one you need at that moment. Some modern upright knife blocks, however, are made with translucent materials that allow you to see the blades of your knives so you can quickly grab the correct one.

Depending on the style of your kitchen, you may or may not want your knives to be on display. If you like to keep your knives out of sight, either in-drawer or under-counter options are ideal. Countertop models come in a variety of materials and colors to better suit your particular aesthetic preferences. Most knife blocks have a wood-grain or metal finish, but there also are plastic options in a multitude of colors. Magnetic, wall-mounted strips lend an industrial look to your kitchen.

Knife blocks require occasional cleaning, but some types are easier to clean than others. There are options that are dishwasher safe, while others may require handwashing and have slots that are tricky to access.

Whether you need an upright, magnetic, in-drawer, or under-counter storage solution for your knives, weve gathered our top picks recommendation for each of those categories. These products include features mentioned above, including accessibility, storage capacity, aesthetic, and ease of cleaning.

Photo: amazon.com

While this knife block may not have a traditional appearance, it allows you to easily see all your knives blades so that its easier to find the one you need. It has an upright style and a universal design. The flexible blade separator keeps your knife blades from touching one another, helping prevent damage or dulling prematurely. It can hold up to 18 knives or other kitchen tools with blades up to 8 inches in length.

It has four rubber feet to keep the block securely in place. The insert and base can be separated and cleaned by hand with warm soapy water.

The dimensions of the block are 8.5 inches long by 3 inches wide by 8.5 inches high.

Photo: amazon.com

While more modern, innovative knife storage styles are becoming increasingly popular, many shoppers still prefer the aesthetic of a traditional upright knife block. This model by Shenzhen is made from bamboo, which is more durable than many hardwood alternatives and is less likely to warp over time. Because the angled knife slots have wide openings, theres less risk of damaging your knives when inserting or removing them.

This block is made with two tiers. The lower tier can hold knives with blades of up to 5.75 inches, while the deepest slots on the upper tier can hold knives with blades of up to 10.5 inches. This knife block accommodates 19 knives and has an extra slot for scissors or a honing rod.

The dimensions of this block are 5.25 inches wide by 8 inches high by 11 inches long.

Photo: amazon.com

The transparent barrel of this universal knife holder allows you to see the blades of your knives, helping you easily choose the right one for the task at hand. Even though knives are stored close together, this knife holder is made with parallel slots that prevent the knives from touching one another. Because the blades wont come into contact with any hard material, this knife block wont accelerate dulling. Depending on the size of your knives, it can hold between eight and 12 blades, and it has a slot for scissors.

This knife holder can accommodate knives with blades of up to 8.9 inches long and 2.5 millimeters thick. The base features a stainless steel plate to help with balance and prevent it from tipping over. The components of this knife block are detachable for ease of cleaning.

Photo: amazon.com

Magnetic knife storage is ideal for the longevity of your knives and provides a sanitary option that allows you to easily see and access the knife you need. This magnetic countertop knife block provides the easy accessibility of a traditional wooden knife block but doesnt run the risk of dulling your knives blades. It can store up to seven knives of varying lengths due to the cascading design.

Its dimensions are 11.25 inches high by 10 inches wide by 6 inches deep. Because there are no slots to worry about, this knife block is easy to clean with soap and water.

Photo: amazon.com

With an exterior of bamboo, this upright knife block has a traditional look, but the universal design means that it can fit a wide variety of knives. It uses flexible plastic fiber rods to hold the blades in place and prevent them from incurring damage. It can accommodate knives and other kitchen tools with blades that are up to 8 inches long.

The universal plastic rods are removable and are dishwasher safe for easy cleanup. The dimensions are 5.5 inches wide by 5.5 inches long by 10 inches high.

Photo: amazon.com

This magnetic knife strip from Woodsom uses niobium magnets along its length to keep your knives securely in place. This means there arent any nonmagnetized dead zones, so you can attach your knives safely from end to end. The magnets are faced with a natural wood surface that is made to withstand scratching.

This strip comes in a variety of lengths from 8 to 36 inches but also can be customized to the exact length you need for your kitchen. It is available in several different materials, including walnut, pine, maple, oak, and hickoryall of which have a different aesthetic to fit your homes decor style. The wood has been treated with food-safe butcher block oil for a lustrous finish.

It includes a mounting kit for easy installation to walls or cabinets.

Photo: amazon.com

This in-drawer knife block is a two-tier system, with the upper tier made to fit smaller knives and the bottom tier meant to accommodate larger blades. This makes it a great pick if you have a collection of steak knives that youd like to store alongside your task knives.

Because the block features an angled handle-rest, the knives will stay in place when your drawer is opened and closed, preventing the blades from scraping against the bamboo. It holds 12 knives and has a designated space for a honing steel. Its made with eco-friendly Moso bamboo which can be washed with soap and water.

It can fit bolstered blades up to 10.25 inches long or unbolstered blades up to 15 inches long. Its made to fit the majority of standard kitchen drawers, with dimensions of 17 inches by 9 inches by 2 inches.

While this option holds 12 knives, those with larger knife collections could be well served by the 16-knife option.

Photo: amazon.com

If you dont have counter or drawer space to spare, an under-cabinet knife block is a space-efficient choice. This product by The Drop Block features three strips of rare earth magnets that can hold a collection of knives of varying sizes. Two strips are horizontal for storing larger knives while one is vertical for paring knives, steak knives, or scissors. The heavy-duty hinges allow you to lower the knife block to view and access your knives, keeping them safely stowed away from children.

This block is available in three sizes. The dimensions of the small version are 18 by 9 inches, while the exterior dimensions are 19.5 by 10.5 inches.

Photo: amazon.com

This block, which can hold up to 16 knives, actually comes equipped with two separate knife sharpeners to suit different needs. The first is a ceramic rod to finely sharpen and polish metal blades, while the second is ultra-hard tungsten steel meant to coarsely sharpen V-shaped blades.

It also has two-tiered storage, with the bottom tier built to accommodate smaller knives with blades up to 5 inches and the top tier made for larger knives with blades up to 8 inches. The case is made from eco-friendly Brazilian bamboo, which is naturally water resistant.

This knife block lends itself to easy cleaning because the plastic rods used to hold the knives in place are removable and washable. The rods prevent your knives from dulling because they offer a soft and flexible surface for the blades to rest.

With so many choices available, shopping for the best knife block can be a bit overwhelming. If you still have some lingering questions, these answers to some of the most frequently asked questions about knife storage may help.

Whether a knife block is sanitary or not depends on the style of knife block. Because ease of cleaning varies depending on the type of knife storage solution you choose, some blocks are more sanitary than others. Traditional wooden knife blocks are the least sanitary because they can more easily accumulate dirt and food particles, and the knife slots can be difficult to clean.

Magnetic knife strips are used in many professional kitchens and should not damage your knives. A good rule of thumb when using magnetic storage is to avoid forceful contact by touching the spine of your knife to the magnet first, rather than the blade.

In order to avoid dulling the blades of your knives, its important to put pressure on the spine of your knife, rather than the blade, when sliding it into a slot in a knife block. If your knife block allows for it, its actually ideal to slide your knives in upside down, so that the spines are on the bottom.

The cleaning method depends on the style of knife block. Traditional wooden knife blocks, which are difficult to clean, should be held upside down and shaken to release crumbs and debris that may have accumulated inside. The block can then be handwashed with soapy water. A pipe cleaner or baby bottle brush may help clean inside the slots.

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The Best Knife Block Options for the Kitchen in 2020 - BobVila.com

Located on the rail trail at 2151 Hawkins, The Line will have:

The project doesnt have any other office or retail tenants have been lined up yet. The Line will open sometime in the fall of 2021, the team said in a statement. Eventually, a new light rail station will be added next to The Line.

Here are some new renderings of the project. All are by Bogza.

What theyre saying: We are beyond excited to be a part of this amazingly cool space. With an expansive beer garden, second-story patio, house-roasted coffee offering, and a dynamic chef-driven food and beverage program, this experience is going to be second to none in the Queen City, said Sycamore co-owner Sarah Brigham.

The brand: The team behind the project includes: Developer Portman Holdings, owner National Real Estate Advisors, and Foundry Commercial, which is handling the leasing. The architect is Gensler, and DPR is handling construction.

Why it matters: This kind of project further positions South End as one of the hottest office submarkets in the country. To name a few other major projects either underway or recently opened in the neighborhood:

South End is one of the top markets in the country that mixes local culture and creative commerce, Charles Pinkham, SVP of development for Portman Holdings, said in a statement.

Join us:This coverage is made possible and free to all (no paywall) with the help ofAgenda Members. If youd like to support more reporting like this,become an Agenda Member.

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The 16-story South End tower that'll house Sycamore Brewing has a new name: The Line - Charlotte Agenda

This information was provided by the city of Athens:

Buc-ee's will reap the benefits of tax breaks when it comes to Limestone County.

Buc-ee's Athens will be located at the intersection at Huntsville-Browns Ferry Road and Interstate 65.

That interchange is getting a $27 million renovation right now because of the nearby Mazda Toyota plant.

The store will bring about 170 new jobs. The $35 million investment on 25 acres will bring about 53,000 square feet of retail space as well as more than 100 gas pumps.

Buc-ee's is doing geotechnical testing and various environmental studies. The company would like to start construction in the middle part of 2021. Construction could take about a year.

The Athens City Council also voted to annex into the city about 30 acres of property owned by Red Stick Partners, located east of the planned Buc-ee's site, which is already in the city limits. The city expects more retail development there.

"Buc-ee's is a huge retail economic development project for us that opens up more retail development in that area," Athens Mayor Ronnie Marks said. "Forty percent of our city budget is comprised of sales tax, so this is a major win for Athens."

In an agreement with the city of Athens, Buc-ee's will pay $3.5 million to help cover the costs of designing, developing and constructing sewer and infrastructure, plus give $35,000 per year to the city for community groups, activities and programs for 20 years after Buc-ee's Athens opens.

The city would then reimburse the $3.5 million by first giving back 100 percent of the city's 3-cent sales tax generated by Buc-ee's Athens and 100 percent of the 1-cent motor fuel tax received from the center until two-thirds of the full amount is paid back.

After that, the amount drops to one-third of the 3-cent sales tax and 100 percent of the 1-cent motor fuel tax received from Buc-ee's Athens, and the city has 20 years to reach the full amount.

Limestone County Commission approved an incentive to give one-third of the gas tax revenue generated each contract year by Buc-ee's Athens, up to $180,000 per year, for up to 10 years, as long as Buc-ee's Athens met certain benchmarks in fuel sales.

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Buc-ee's Athens gets tax breaks as part of multimillion dollar investment in Limestone - WAAY

Noblesville is the historic seat of Hamilton County. But the once-sleepy community is now undergoing major change to attract new businesses and residents. Wochit

A four-story apartment building, retail shops and a parking garage are being proposed along the White River in Noblesville at the site of a Hamilton County employeeparking lot.

Officials with thecity, J.C. Hart Company and Republic Development said the $47.9 million project at 5th Street and Maple Avenue will have 219 apartments, 5,000-square feet of retail space and parking for 295 cars.

The spot is just east of the river on the 3.4-acre area that also houses McMillan's Auto Care.

One of our citys great assets is the White River and this project will bring people to the heart of our city and increase the vibrancy along the river, Mayor Chris Jensen said a written statement. Investing in our downtown livability and quality of life attracts more talent to our community, which ultimately drives our economic development.

In Hamilton County: Here's why most schools still have an in-person learning option

The project is the second piece in an arrangement between the county, city and developers.

The county is planninga 430-space employee parking garage at 8th and Clinton streets to replace the two lots at 5th Street and Maple Avenue, which the county sold to thedevelopers for $4.5 million.

Commissioner Mark Heirbandt said the county had long sought a garage because it is safer for the employees who now must cross Ind. 32 to get to the Hamilton County Government Center.

Preliminary plans are for the$9.5 million employee garage to have four floors one underground with 430 parking spaces and the capacity to add another floor later with 150 more spaces, Heirbrandt said. The parking lots being replaced hold 332 cars. It would be open to the public on weekends and after work hours. RQAW Architects is working on the final design and construction could begin in 2021.

The mixed-use project includes an outdoor sports and activity area, greenspace along the river, a pool and a clubhouse. The apartments will rent for between $850 to $2,000 per month.

The project continues a string of rental unitsplanned in or neardowntown. Among them are:

John Hart, president of J.C. Hart, saidhis project will help the city achieve its goal of increasing densityand vibrancydowntown.

Our vision for this development is to provide diverse housing options across a wide demographic to both attract millennials, working professionals, and folks who are looking to downsize, Hart said in a news release.

Theplanwill be presented to the CityCouncil at an upcomingmeetingand the developer expects to break ground on the project in late spring or early summer 2021, if approved.

Carmel-based J.C.Hart has also developed the Flats at Switch in Fishers, Midtown Flats in Carmel, Pebble Brook Village in Noblesville and Penrose onMass in Indianapolis.

Call IndyStar reporter John Tuohy at 317-444-6418. Email at john.tuohy@indystar.com and follow on Twitter and Facebook.

Read or Share this story: https://www.indystar.com/story/news/local/hamilton-county/2020/12/03/noblesville-apartments-another-complex-planned-near-downtown-white-river/3796256001/

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$47.9M mixed-use project planned along White River in downtown Noblesville - IndyStar

Mill Creek Residential, a national multifamily developer with a substantial Texas presence, has contracted to buy The Lot and Local Traveler sites for conversion to a mixed-use development branded as The Trailhead.

The Lot and Local Traveler restaurants, located at the Gaston, Garland, Grand intersection, closed permanently during the pandemic. Sharing a property line, the two sites total 3.88 acres.

The Lot site is zoned mixed use, and the Local Traveler site carries a community retail zoning. Mill Creek has filed a re-zoning case with the City of Dallas proposing to combine the sites under a planned development classification that would allow construction of about 320 apartment units and between 10,000 and 20,000 square feet of commercial space a combination of retail and office space depending on forecasted demand.

The land is at the confluence of three City Council districts Paula Blackmons District 9, Dave Blewetts District 14 and Adam Medranos District 2, where the property is located. Mayor Eric Johnson likely drives by the property to and from City Hall from his home in Forest Hills. The property is down the street from the Dallas Arboretum and adjacent to the Santa Fe Trail.

Navigating these different constituencies during the rezoning process will be challenging.

We have assembled a team of designers and consultants from the neighborhood, says Michael Blackwell, senior managing director of Mill Creek. We, together with the sellers, are East Dallas people who were also fond of The Lot and Local Traveler and who use the lake and the trails daily. We want to do something special, unique, upscale and mixed use that would only work right there.

Multifamily builders have focused on transit-oriented developments in Dallas and other markets. Blackwell substitutes trail for transit in a nod to the sites location next to the Santa Fe Trail.

The Trailhead will be a trail-oriented development about the Santa Fe Trail and the connections to the broader system including White Rock and Trinity Forest to celebrate, engage, support, encourage and treat it like a great street, he says.

Mill Creek Residential has significant experience in developing mid- and high-rise multifamily in Dallas locations. Under its Modera brand, Mill Creek has developed Modera Hall, Modera Howell, Modera Uptown and the under-construction Modera Katy Trail. View Mill Creeks past projects in Dallas and other markets here.

City staff and plan commission meetings are anticipated to begin in late January or early February. Adjacent landowners will be notified of public meetings, and Mill Creek is sure to hold neighborhood gatherings as they seek support for the rezone. Now that the case is filed, the City will soon post the developers submittals here.

So many dynamics are woven into this land-use question density, height, affordability, architecture, scale, traffic, trails, topography, unique neighborhoods, multiple councilpersons, multiple plan commissioners, adjacent uses and what is allowed by right today. Buckle up.

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Rezoning proposed for The Lot and Local Traveler sites - Advocate Media

EAST BRUNSWICKThe Township Council introduced an ordinance authorizing the municipality to enter into a financial agreement with the redeveloper of the 110 Tices Ln. Redevelopment Project.

The property is currently owned by the redeveloper, Tices Developers, LLC.

The redeveloper proposes to redevelop the project area with the construction of 520 residential dwelling units consisting of apartments, townhomes, a clubhouse, maintenance facilities, 18,000 square feet of retail space, and adequate parking to accommodate the residential and retail components, according to the plans.

The redeveloper and the Redevelopment Agency have agreed to enter into a redevelopment agreement with the agency dated November 2020 to set in detail each parties undertakings, rights and obligations in connection with the development and construction of the project, according to the council.

On Nov. 9, before the council introduced and approved the ordinance, Mayor Brad Cohen said this ordinance is an attempt to use the redevelopment law to replace functionally obsolete industrial space in town and replace it with a modern mixed-use transit-oriented development for the needs of those who are living here now.

For those that are only concerned about the monetary effect, the tax effect on this is significant. The present tax revenues that we have for this property is about $500,000 a year, which only 20% comes to the township under the current tax code, Cohen said. With the new PILOT [payment in lieu of taxes] agreement it will bring upwards of [more than] $2.5 million over a 30-year period of time yearly. At 95%, which is how a PILOT works, it would net out to the town to $2.375 million or more per year going forward.

While its a five times increase in the amount of taxes coming to the township, Cohen said its a 23.75% increase in terms of what comes to the municipal government.

I think that people need to keep in mind that significant increase can be used to fund recreational programs, school programs that may be needed and in many other infrastructure programs in town that would otherwise fall to the current taxpayers and residents, Cohen said.

Redevelopment Agency Chairman and Councilman James Wendell said on Nov. 9 that this financial agreement will be a tremendous tax windfall for the town.

Its a great development coming to town. I think its going to add a lot of revenue. There were many months of negotiation between the developer, myself, Redevelopment Agency Director Michael Hughes, and the mayor and everybody else got involved and it took a long time to get to the point where were at, Wendell said. I think that were sitting on the high side from what the other towns get and I think developers understand what the township brings to them and the long-term investment that theyre going to make.

Wendell said the developer understands what the township brings to them and the long term investment that theyre going to make. The good part of this developer is now the agency will have a partner that is going to be a long-term investor in town.

These are not merchant builders that are going to look to build something and sell it, and I think to have a 30-year long term partner in town is a great thing to have , they know what it takes to keep these buildings going and keep these buildings successful, Wendell said.

The council approved and adopted the ordinance authorizing the financial agreement between the agency and the redeveloper for the 110 Tices Ln project on Nov. 23 during the council via video conference.

In order to enhance the economic viability of and opportunity for a successful project, financial assistance is necessary in order for the project to be undertaken in its intended scope, according to the council.

Councilman Kevin McEvoy asked Township Attorney Michael Baker if that means there is going to be a need for someone ask the township for money.

No, what that means is that this project couldnt happen without there being some different structure for the taxes that they would pay because it said. Its very common, particularly when youre developing an older industrial site that had some environmental issues, you have a large facility to take down and concrete to take out, Baker said. When youre also having to meet some of the significant portions of the townships requirements under the Fair Housing Plan, it makes for a much more expensive than usual project, as in anticipation of those things. The state legislature passed statutes that allow a town to structure differently.

The way that these properties would be taxed, its the long term tax exemption statute that allows for a special financial arrangement between the property owner and the developer to be made, and its in an effort to make sure that the project is viable, that the old industrial facility can be properly developed and that its fair to both parties, Baker said.

For this agreement, Baker said the developer and township professionals held weekly in-person meetings through March. Now, using the Zoom platform, the professionals have continued to meet and got to the point where everyone is comfortable that this is a very good deal for the township.

An application went before Cohen and the council for the approval of a long-term tax exemption in accordance with Long Term Tax Exemption Law (LTTE) for the improvements to be constructed as part of the project, according to the council.

Baker said the long-term tax exemption is the statute that allows the structure of taxes for a project in a redevelopment area to be raised differently instead of having an ad valorem tax which is the tax on the value of the property. There are two options, it can be a percent of the construction or a percent of the revenue, he said.

In this case, Baker said its a 12% of revenue for the first 10 years, 12.5 for the next 10 years and 13% for the following 10 years that will produce a revenue stream of taxation, to the town of about $2.3 million a year.

Right now the town is getting about $125,000 of the revenue from the property before development. Now the town will get a beginning 95% of the revenue from the project. The folks who get less money will be principally the county, but thats the way the statute is structured, Baker said. As a result of that, the town will be able to collect far more in revenue from this project, then the town will have to expand in cost of servicing the people and the project.

Any exemption from taxation as set forth in the financial agreement is granted to the redeveloper with respect to the project for the term set forth in the financial agreement; provided that in no event will the term of the agreement exceed the earlier 35 years from the date of execution of the agreement or to the extent permitted by the LTTE law, 30 years from the redevelopers receipt of a Certificate of Occupancy for the project, and only so long as the redeveloper remains subject to and in compliance with the agreement and LTTW law, according to the council.

This ordinance will take effect in accordance with all applicable laws, according to the council.

For more information, visit http://www.eastbrunswick.org/129/Agendas-Minutes.

Contact Vashti Harris at vharris@newspapermediagroup.com.

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East Brunswick introduces ordinances entering into finance agreement with developer of Tices Lane property - centraljersey.com

A rendering of Wheaton Gateway, an 800-unit project planned by The Duffie Cos., Willco and the Housing Opportunities Commission of Montgomery County.

A major new residential project is slated for the Wheaton area in eastern Montgomery County.

A joint venture of The Duffie Cos., Willco and the Housing Opportunities Commission of Montgomery County is scheduled topresent Wheaton Gateway, an 800-unit project, to the community Thursday evening, Bethesda Magazine reports.

The team postedthe plans on the project website ahead of the presentation, which is being held virtually at 7 p.m. The teamis currently goingthrough the sketch plan process, and it aims to begin construction by 2023.

The project sits at the intersection ofUniversity Boulevard and Veirs Mill Road, across the street from the Westfield Wheaton shopping mall. It is about a half-mile from the Wheaton Metro station, the penultimate stop on the eastern branchof the Red Line.

The developmentsite, composed of five adjacent properties, currently houses a Lindsay Ford dealership with a large surface parking lot. The properties along University Boulevard previouslyhouseda Mattress Firm and an Ambassador hotel, which have both been demolished.

The Housing Opportunities Commission acquired the properties in multiple transactions from January 2019 to July 2020 totaling more than $12M, property records show.

The proposal calls for up to 800 units, roughly 30% of which would be set aside as affordable housing, withunits ranging from one to three bedrooms. It also calls for about 50K SF of commercial space and underground parking.

The project would be built over three phases, with the first phase consisting of about 325 units and 25K SF of retail.

The Duffie Cos., founded in 1953, is also the developer behind the two-buildingHillandale Gatewayproject in Silver Spring. Willco, which hired a new CEOin September, also has 4M SF of developmentplanned in Montgomery County's White Flint area.

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Duffie, Willco Propose 800-Unit Project In Wheaton - Bisnow

Exterior work is now fully complete at 25 Park Row, a 702-foot-tall mixed-use skyscraper in theFinancial District, and what had been an active project on YIMBYs annual December countdown list the past few years. Designed by COOKFOX Architects and developed by J&R Music Worlds Friedman family and L+M Development Partners, the 50-story reinforced concrete structure contains a total of 110 residences. YIMBY recently spoke with L+Ms Tell Metzger about the rise of the new tower, the evolution of the surrounding neighborhood, and the changing styles of contemporary residential high-rise design.

YIMBY in bold.

The neighborhood around City Hall has seen a dramatic transformation over the past decade. What do you think are the main factors that led to this rapid evolution and transition to a more residential nature?

The push to transform City Hall and the surrounding downtown neighborhoods began over twenty years ago with the conversion of commercial towers into residential properties to meet an overwhelming demand for housing in the area. Within the past decade, the area has established itself further as a premier residential neighborhood with the arrival of notable schools, luxury retail outposts, lauded restaurants and food halls, and cultural institutionsall of which have made the neighborhood a destination amongst New Yorkers.

25 Park Rowsblock is home to what was once the tallest building in New York City. How did that historical context play out in relation to designing its new neighbor?

You are referring to 25 Park Rows neighbor,15 Park Row, which held the distinction as the tallest building in the city until 1908.CookFoxthoughtfully designed 25 Park Row to complement and complete the urban room comprising the architecturally and historically significant buildings on the perimeter of City Hall Park. Its height and design is a complement to its esteemed neighbors.

Did the architects and developers behind One Beekman and The Beekman consult with your team on their projects, and vice versa? The buildings appear coherent with the blocks overall vernacular.

The Beekman proceeded 25 Park Row so was part of the context to consider. 25 Park Row is designed with the core to the south and a single-loaded corridor allowing every residence unobstructed views over City Hall Park and beyond. This means that quite literally, its back is to The Beekman. The facade of 25 Park Row was carefully calibrated to complement the buildings that rim the park as its primary objective. Any similarities with One Beekman are a happy accident.

What were the challenges of developing the site?

Its critical to New York City life to get the streetscape right, but its difficult because theres not a lot of political momentum to support retailers at the moment. The city does have tools in the form of tax abatements that were deployed successfully in Manhattan after 9/11 and could be used to new effect today. In terms of our future tenants, we have an office space and a retail space so we anticipate our office user will value our park views and the private lobby and elevator buildout.

What are some advantages prospective tenants will have in this location?

Our retail tenant will be able to take advantage of the neighborhoods residential population in addition to local office workers and foot traffic stemming from our location near the Brooklyn Bridge as well as other attractions.

Do you consider 25 Park Row to represent Neo Art Deco architecture, and do you think the rise of other skyscrapers like Rose Hill, 111 West 57th Street, andVandewateraffirm a citywide trend towards the rebirth of design that does not become immediately dated?

The skyscraper building period coincided with the rise of the Art Deco period. Consequently some of New Yorks most iconic buildings, such as The Chrysler Building, Empire State Building, and Rockefeller Center embody this design now synonymous with classic New York. Accordingly, buildings seeking to be classic in design, particularly when near or adjacent to a commercial area, will often reflect the Art Deco heritage of New York and, often, the architectural context. This is much, in the way that Rosario Candela, Emory Roth and other pre-war designers are still referenced in residential exterior and interior design. 25 Park Row seeks to continue that tradition.

On the subject of Art Decos rebirth, do you think that the respective market is to credit for the creativity of these designs, or is technological progress and cost efficiency of construction also contributing to the feasibility of this revival?

Fundamentally 25 Park Row is a new construction building. Renovating an Art Deco skyscraper would likely be more complex than building a rationalized new residential tower. We were able to situate the buildings core to ensure that every residence has a view over City Hall Parkthis approach to building design is rooted in a contemporary approach.

25 Park Row offers crafted interior and amenity design. The development team ensured the integrity of the intricate interior design was meticulously executed. The amenities and interiors at 25 Park Row are even more beautiful that the architectural renderings. The reality is better than the dream.

With Fulton Center and the Oculus recently opening nearby, the neighborhood is more transit accessible than ever before. What additional infrastructure improvements do you think would benefit the vicinity?

The area infrastructure now includes a Whole Foods, the Seaport Entertainment Complex and the new Perelman Performing Arts Center, in addition to the numerous acres of waterfront park and recreation space. With nearby educational institutions from preschools to world-class universities, it is hard to imagine what more one could seek in this fully realized 24 hour neighborhood.

How do you think theCity should encourage the revitalization of neighborhood retail in Lower Manhattan, and what kind of tenants do you anticipate will ultimately occupy 5 and 25 Park Row?

Its critical to New York City life to get the streetscape right, but its difficult because theres not a lot of political momentum to support retailers at the moment. The city does have tool in the form of tax abatements that were deployed successfully in Manhattan after 9/11 and could be used to new effect today. In terms of our future tenants, we have an office space and a retail space so we anticipate our office user will value our park views and the private lobby and elevator buildout.

The accumulation of history on 25 Park Rows block will imminently illustrate the absolute limit of floor-area-ratios. Do you think that its time to repeal the state-mandated cap on residential FAR, and if it were repealed, do you think developers would ultimately be able to build taller housing that is also more affordable at market rates?

This is an issue that is at the citys discretion to determine the public good.

Whats next on the horizon for your firm, after 25 Park Row is fully wrapped?

We will continue our corporate mission of building quality housing throughout New York City and beyond, across price points and product types. We look forward to partnering with teams in the future who will bring a deep respect and knowledge to future developments as the Friedmans did with this site.

25 Park Row. Photo by Michael Young

25 Park Row. Photo by Michael Young

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Ten Questions With 25 Park Row and L+M Development's Tell Metzger, on Neo Art Deco, Neighborhood Retail, and More - New York YIMBY

VIRGINIA BEACH, Va., Dec. 03, 2020 (GLOBE NEWSWIRE) -- Armada Hoffler Properties, Inc. (NYSE: AHH) today announced it has formed a 50/50 joint venture with Beatty Development Group, which will develop and build T. Rowe Prices new 450,000 square foot global headquarters in Baltimores Harbor Point. Beatty is the lead developer of the joint venture and Armada Hoffler is the noncontrolling equity partner and general contractor for the build-to-suit project.

Situated between Harbor East and Fells Point, Harbor Point is Baltimores largest downtown waterfront development site with capacity for up to three million square feet of mixed-use space on 27 acres. T. Rowe Price has signed a letter of intent for a 15-year lease at Harbor Point for two sustainably designed and constructed buildings totaling approximately 450,000 square feet. The T. Rowe Price site is adjacent to Armada Hofflers existing Harbor Point assets: the Wills Wharf office building, the Thames Street Wharf office building, and 1405 Point apartments. In addition to T. Rowe Prices new global headquarters, the joint venture plans to develop complementary ground level retail and limited onsite parking as well as expand and improve the green spaces and public amenities at Harbor Point. The preliminary estimated cost of this entire phase of mixed-use development office, retail, onsite parking, and public space improvements is approximately $250 million.

In conjunction with the build-to-suit project, another joint venture between Beatty and Armada Hoffler will develop and build a new mixed-use facility with structured parking on a neighboring site to accommodate both existing parking requirements and the influx of employees relocating to Harbor Point. T. Rowe Price plans to relocate its downtown Baltimore operations to Harbor Point in the first half of 2024.

T. Rowe Price further validates Harbor Point as a top tier destination for world-class companies, said Lou Haddad, President & CEO of Armada Hoffler Properties. Alongside Exelon, Morgan Stanley, and EY, we are excited to welcome T. Rowe Price and their 1,700 employees currently downtown to Harbor Point.

We look forward to continuing our 25-year partnership with Armada Hoffler in creating an innovative and sustainable global headquarters for T. Rowe Price at Harbor Point, said Michael Beatty, President of Beatty Development Group.

About Armada Hoffler Properties, Inc. Armada Hoffler Properties, Inc. (NYSE: AHH) (the Company) is a vertically-integrated, self-managed real estate investment trust ("REIT") with four decades of experience developing, building, acquiring, and managing high-quality, institutional-grade office, retail, and multifamily properties located primarily in the Mid-Atlantic and Southeastern United States. In addition to developing and building properties for its own account, the Company also provides development and general contracting construction services to third-party clients. Founded in 1979 by Daniel A. Hoffler, the Company has elected to be taxed as a REIT for U.S. federal income tax purposes. For more information, visit ArmadaHoffler.com.

Forward-Looking Statements Certain matters within this press release are discussed using forward-looking language as specified in the Private Securities Litigation Reform Act of 1995, and, as such, may involve known and unknown risks, uncertainties and other factors that may cause the actual results or performance to differ from those projected in the forward-looking statements. These forward-looking statements may include comments relating to the proposed T. Rowe Price headquarters and related projects, including the anticipated lease duration, expected timing of completion and the size of the Companys portfolio after completion of the T. Rowe Price project. For a description of factors that may cause the Companys actual results or performance to differ from its forward-looking statements, please review the information under the heading Risk Factors included in the Companys Annual Report on Form 10-K for the year ended December 31, 2019, and the other documents filed by the Company with the Securities and Exchange Commission (the SEC) from time to time, including the Companys Quarterly Reports on Form 10-Q for the quarters ended March 31, 2020, June 30, 2020, and September 30, 2020. The Companys actual future results and trends may differ materially from expectations depending on a variety of factors discussed in the Companys filings with the SEC. These factors include, without limitation: (a) the impact of the coronavirus (COVID-19) pandemic on macroeconomic conditions and economic conditions in the markets in which the Company operates, including, among others: (i) disruptions in, or a lack of access to, the capital markets or disruptions in the Companys ability to borrow amounts subject to existing construction loan commitments; (ii) adverse impacts to the Companys tenants and other third parties businesses and financial condition that adversely affect the ability and willingness of the Companys tenants and other third parties to satisfy their rent and other obligations to the Company, including deferred rent; (iii) the ability and willingness of the Companys tenants to renew their leases with the Company upon expiration of the leases or to re-lease the Companys properties on the same or better terms in the event of nonrenewal or early termination of existing leases; and (iv) federal, state and local government initiatives to mitigate the impact of the COVID-19 pandemic, including additional restrictions on business activities, shelter-in place orders and other restrictions, and the timing and amount of economic stimulus or other initiatives; (b) the Companys ability to continue construction on development and construction projects, in each case on the timeframes and on terms currently anticipated; (c) the Companys ability to accurately assess and predict the impact of the COVID-19 pandemic on its results of operations, financial condition, dividend policy, acquisition and disposition activities and growth opportunities; and (d) the Companys ability to maintain compliance with the covenants under its existing debt agreements or to obtain modifications to such covenants from the applicable lenders. The Company expressly disclaims any responsibility to update forward-looking statements, whether as a result of new information, future events or otherwise, except as required by law.

Armada Hoffler Properties, Inc. Contacts:

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Armada Hoffler Properties Announces Joint Venture to Develop & Build New Global Headquarters for T. Rowe Price at Harbor Point - GlobeNewswire

By Brandon Block

The Olympian

Kelsey Hulse hit refresh on her computer.

It was 2017, and Hulse a political wonk, nonprofit fundraiser, and former candidate for Thurston County Commissioner was searching for a place to live in Olympia. She opened up Craigslist and local property management websites and sorted for one-bedroom units under $1,000 per month.

Very few came up.

After making a flurry of phone calls, she found a one-bedroom in Lacey for $1,170. Even with a job as a lobbyist for Puget Sound Energy, minimal student debt, and few other financial commitments, it was more than she wanted to pay or could sustainably afford. Hulse stayed out her six-month lease there, and then got a lucky call: a friend told her they had a spot opening up in a unit built above their garage for $850 per month, utilities included.

The unit was essentially one open space, just over 1,000 square feet, with a bathroom, tiny appliances and no oven. Although technically permitted as a bonus room a room created by remodeling or an addition that does not meet building code definitions for traditional rooms it functioned a lot like an Accessory Dwelling Unit (ADU), which are also sometimes known as backyard cottages, mother-in-law units, or granny flats.

ADUs can be remodeled basements or attics, attached additions, or above-garage units like Hulses, but most commonly they look like a small detached cottage house in a backyard.

While $850 isnt exactly cheap, and definitely isnt affordable for low-income people, for Hulse it was a better option than what else was out there. She lived there for just over a year, and in that time was able to save up some money. Earlier this year, she bought her own house in west Olympia.

While ADUs arent affordable by definition, they do tend to be built by individual homeowners who are motivated to make a long-term investment, and theyre often rented at below-market rates to family members or friends.

Or as Janae Huber puts it, theyre lower case affordable. Huber is founder of Olympians for People Oriented Places, a group that advocates for progressive zoning reform. She means that while $850 is not going to be accessible to someone on public support, its more affordable than whats generally available in Olympia. It might be something that someone working a retail job could afford.

Affordable as defined by the federal Department of Housing and Urban Development means paying no more than 30% of your income towards rent. For those making less than half of the area median income (AMI) in Thurston County, or about $35,000, an affordable rent is under $900, according to a recent housing report by the Thurston Regional Planning Council. (At 30% of AMI, about $21,000, $500 rent per month would be affordable.) At those prices, there are few units, and theyre almost exclusively ones created by federal programs such as low-income housing tax credits or subsidized by Section 8 vouchers with the latter program only serving about 25% of the people who qualify.

Theres just not enough subsidies available from government sources to meet the needs that we have for this kind of housing, Huber said. Right now, the way that housing comes into our community is by and large through the efforts of private developers. And so until that changes, until the entire system changes, that is what we need, and ADUs are a realistic way that individual families can add housing to our housing stock.

While putting cottages in backyards wont solve the housing crisis, Hulse and Huber think that having more options in the lower-middle price range would take some of the pressure off Olympias housing market, especially for young, single people and older adults who want to downsize.

Olympias regulations on ADUs

Data provided by the Planning Department show that there are approximately 100 permitted ADUs in Olympia. The city officially allowed ADUs as a housing type in 1995, but most ADU permits were issued in the past decade.

There are also a significant number of ADUs that are unpermitted, according to conversations with builders, housing advocates, renters, and homeowners familiar with Olympias housing market. Some were built prior to 1995. In other cases, the owner chose not to go through the citys permitting process.

City officials have expressed support for ADUs, but the citys own policies present major obstacles to developing more of them. Those interested in building an ADU in Olympia face regulations that can quickly torpedo the project.

First, theres the requirement that all ADUs be owner-occupied, meaning the owner must live on site, either in the ADU itself or the primary house that its attached to.

That rule makes it impossible for anyone other than an individual homeowner to create an ADU, including an organization such as Homes First, a nonprofit affordable housing provider.

Homes First CEO Trudy Soucoup says they have five sites in Olympia where theyd like to develop ADUs, as theyve done already in Lacey. By using volunteer labor from the YouthBuild program, they were able to bring ADUs online in Lacey for about $45,000 half the cost of what an individual homeowner would pay in the private market.

Olympias owner-occupancy requirement could change soon. Olympias Planning Commission has approved eliminating the requirement as part of the Housing Options Code Amendments, which will be considered by the City Council in December.

Another regulation that would be addressed by the code amendments would be the requirement that ADUs provide one off-street parking space a significant deterrent on small city lots in older neighborhoods.

Mandated parking policies were introduced in the citys 1961 zoning code, which required one off-street parking space for each single-family house, as well minimum parking requirements for businesses, schools, and medical offices. Subsequent zoning ordinances upped that requirement to two parking spaces per single-family house, four for duplexes, and more for multifamily structures and businesses. ADUs were included when the city legalized them in 1995.

High costs of building

Where zoning allows for ADUs, prospective builders often find the costs quickly exceeding their budget.

Building an ADU in Olympia means paying between $3,500-$4,000 in development impact fees, depending upon whether youre building downtown or not.

Impact fees are a one-time fee meant to offset the costs of expanding government services to accommodate new development. Especially in suburban areas, theyre meant to address the costs of adding infrastructure such as new roads, transit, schools, and utilities.

But perhaps the most expensive requirement for a prospective ADU builder in Olympia is the automatic fire sprinkler system, which the city began requiring in all new residential structures in 2014.

The hidden cost driver is that much of Olympias older water infrastructure is not sufficient to carry the volume of water necessary for a sprinkler system, meaning a prospective ADU builder would need to lay new pipes, connect another water meter, and pay a city hookup fee. That can add $8,000-$10,000 to a project, according to builder John Erwin.

Olympia is one of just eight cities in Washington that require fire sprinklers in new homes. Fire codes are largely determined at the city and county level, with each jurisdiction deciding what provisions of the International Building Code to adopt.

Last week, the citys Land Use and Environment committee approved a proposal to exempt ADUs from the fire sprinkler requirement if the primary house is not required to have them. This would mean any ADU built on a lot with a house built prior to 2014 would be exempted.

Olympias proposal, brought by Fire Marshal Kevin Bossard, is based on legislation passed by the state of California in 2016. (California also has a carve out for impact fees: In 2019 the state passed a bill that prohibits municipalities from charging impact fees for ADUs under 750 square feet.)

It may sound odd to campaign against fire safety codes, but you have to look at the outcome rather than the intention, Erwin said.

We can be smart about it, we can be diligent, but you cant regulate complete safety into our lives, Erwin said. Through over-regulation you increase the price of housing and you put people out on the streets. So now whats safer: living in that 1950s house thats poorly insulated and doesnt have fire sprinklers, but you can afford to rent it, and you can shower and bathe and cook and sleep, or living on the streets?

Olympia vs. Lacey: different regulatory approaches

Fundamentally the question is whether a one-room cottage should be regulated the same way as a 2,000-square-foot single family house.

Other cities take a different approach. The city of Lacey does not charge development impact fees for ADUs, and doesnt require fire sprinklers in any new housing. Lacey also waived utility hookup fees for ADUs.

Earlier this year, Lacey made available free, pre-approved designs for ADUs, created by local architectural firm the Artisans Group, in an attempt to make the permitting process easier. Design work can account for as much as 10 percent of project cost, says Associate Planner Jessica Brandt, so the designs will make ADUs cheaper, too.

The program hasnt seen any takers yet, though that may have more to do with it launching during a pandemic. In total the city has permitted at least 40 ADUs since 1999, according to Brandt. She has been working with Olympia and Tumwater and hopes to eventually share Laceys architectural designs across jurisdictions.

Faces of a housing crisis

Hulse is not exactly who legislators have in mind when talking about the housing crisis.

Shes a young professional, gainfully employed, in good health and with few common barriers like debt or disability that could make housing elusive. She also is well-connected with a circle of friends and neighbors with available rental housing. (Her friend who rented her the ADU? That was Ryder, the mayor of Lacey.)

There really were very few barriers for me, Hulse said. I have a good job that pays me a good wage. I dont have any kids, it was just me by myself, I dont have any pets, I dont have any physical limitations where Id have to seek a certain type of property.

Nonetheless, her experience struggling to find affordable housing points to the extent of the challenge posed by Olympias tight, increasingly expensive housing market.

Given my experience looking for housing as a fairly well-resourced person with not a lot of barriers, it seems clear we just need more.

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High costs, regulations get in the way of adding accessory dwelling units in Olympia - The Daily World