Home Builder Developer - Interior Renovation and Design

Fees. Ill be blunt; Ive been nervous about approaching this topic. The most significant shift in this area the abolition of mandatory fee scales happened eight years before I was born. Fees are also an emotive topic, shrouded in the touchiness that always accompanies discussions of money in our culture.

A couple of brief caveats. I have a limited word count so this is not an exhaustive examination. I also cant touch on architects wages. Though theyre inextricably tied to fees I just dont have space to consider this properly. Caveats firmly in place, let me get on with it!

Fees are now a bit of an enigma. Rumours swirl and some publications and agencies have attempted to publish fee surveys. However, information is patchy, and surveys are usually from a small, self-selecting sample and therefore of limited value statistically speaking. One friend told me of an unethical but practical part III tutor who, as he saw it, had found a way to overcome this problem. He admitted to his students that he had little interest in teaching them he had mainly taken the job to harvest their PEDRs and case studies for fee information.

This lack of guidance is a fairly recent development. In the early days of the RIBA a focus on the client being able to select on ability, rather than cost, was seen as key in professionalising the architect. Therefore, the RIBA set mandatory fee scales, based on a percentage of construction cost. Clients could select on talent, and architects didnt have to concern themselves with what to charge for their services. This may have been an oversimplification in terms of fee calculation, but projects at the time rarely approached the level of either complexity or duplication that they do now.

The Restrictive Trade Practices Act of 1956 made collective restrictive practices in the supply of goods illegal. This was shortly followed by the Monopolies and Mergers Act of 1963 which extended this principle to the supply of services. A Monopolies Commission Report from 1970 began to erode the legality of mandatory professional fee scales, suggesting the introduction of price competition is likely to be the most effective single stimulant to greater efficiency and to innovation and variety of service and price. Under pressure from government mandatory RIBA fee scales became recommended in 1982.

RIBA fee scales exist in a mythical world one where the architect was god on site

Considering these policies to be successful, the government of the early 1990s built further on this principle by introducing compulsory competitive fee tendering for public-sector projects. Many private-sector projects followed suit, and in 1992 recommended RIBA fee scales became indicative.

These indicative charts were finally abolished in 2009 with the RIBA stating at the time: The RIBA practice committee felt that the application of percentages based upon fee survey data was an increasingly outdated method of calculating fees, and potentially harmful in the current economic climate. The RIBA now points to its publications A Clients Guide to Engaging an Architect (2013) and Good Practice Guide: Fee Management (2009) for guidance on fee calculation.

The government intended that the abolition of fee scales would lead to a more innovative, competitive marketplace. Thirty-seven years on, few would argue that the marketplace for architectural services is competitive, though some have suggested that there has been a race to the bottom on fees, leading to lower standards. While this argument may carry some truth, I think it oversimplifies the issue.

I spoke with Helen Logan, a partner at Allies & Morrison, who described the difficulties she sees in drawing too neatly a comparison between then and now. She acknowledged that fees as a percentage of construction cost are often half what they might have been in the last recommended scales (1992). But she also said the construction landscape has changed. Fees are not always a percentage now they may be on a per unit or time charge basis. Some practices are even beginning to tie their fee to the commercial success of the project.

Additionally, efficiencies in the way we practice have shifted the time and resources required for architectural work. Drawing by hand was the norm in 1992; CAD, and now BIM, has increased the ability for straightforward duplication of, for example, flat layouts, and increased the efficiency of coordination within large teams or between disciplines. Large and complex projects can now be carried out with more accuracy and speed than when everything was drawn with a Rotring pen on trace.

Nevertheless, Logan cautioned that many of the productivity improvements that have come about in her working life are difficult to easily quantify or communicate to clients when demonstrating value or negotiating fees. Since 1992 the regulatory environment has dramatically shifted: Part M has doubled in size; Part L is notably more challenging; there has been a new Planning Act; CDM legislation has come into force; as have new parts of the Building Regulations, for security and high-speed broadband; not to mention the de-facto legislation emerging through the Ojeu process to name but a few.

Architects must now grapple with considerably more information and coordinate ever more complex technical detail. Very little of this is readily apparent from a surface glance. It has, however, resulted in better, safer, healthier buildings that, broadly, cause less damage to the environment and the workforce that created them, not to mention dramatically increasing the social value of modern construction projects.

For me, RIBA fee scales exist in a mythical world one where the architect was god on site, projects were smaller, and where architects didnt advertise but sat behind their brass plaques waiting for work to knock on the door.

This picture bears almost no resemblance to the profession I joined two years ago. Fee scales abolition undoubtedly made life harder for some architects, especially those who are not so keen on the business side of practice life.

But it is short sighted, I think, to suggest that the progress both social and technological made in the last 30-odd years is entirely unrelated to a more competitive market place for fees.

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We need to talk about money | Opinion - Building Design

AN iconic building is one that captivates a city or even a nation.

Iconic buildings are most successful when there is a socio-cultural layer to their development, says Hannes Pfau, partner at UNStudio, an Amsterdam-based architecture company.

"The urban fabric of Kuala Lumpur has many examples of modernist architecture that have an added richness because they not only demonstrate quality design, but also respond to local climates and ways of life, he said.

Pfau said, iconic buildings can benefit cities on multiple levels.

"The Petronas Towers in Kuala Lumpur are a stunning example. They are ageless. By having been the tallest towers in the world for six years, they brought a lot of attention to Kuala Lumpur and helped define it as a leading city in Asia, he told NST Property.

Pfau said Kuala Lumpur embraces many different cultures and has grown into a city with a very exciting mix of traditional and modern, adding that this mentality is ideal for the development of new landmark projects.

Mercedes-Benz Museum, Stuttgart, Germany.

Culture is an extremely important parameter when it comes to the design of architecture. We as architects, should always do our best to address this in a respectful and tasteful way. Additionally, architecture is a reflection or reaction to an era, so it can never be isolated from history and culture. Modern architecture is strongest when it reflects the past and present, and even anticipates the future, he added.

Pfau, who is also a director of UNStudio Asia, manages several large scale and high profile projects in China and Asia Pacific region, such as the Lyric Theatre Complex in the West Kowloon Cultural District in Hong Kong, as well as the Mercedes-Benz Museum in Stuttgart, Germany and the University of Music and Music Theater in Graz, Austria.

He hoped that the Lyric Theatre Complex will be a spectacular addition to the public buildings in Hong Kong.

For Pfau, the largest project that he had personally been involved in is Raffles City project in Hangzhou, China.

"This is a very good example of an integrated design approach that aims to reach the highest level of social, ecological and commercial sustainability," he said.

Working in Malaysia

On the services that UNStudio can provide for Malaysian companies, Pfau said, the scale of its projects ranges from large-scale urban plans, to architecture and interior design, to product design.

Every scale and budget has its own challenges. We do strongly believe in customized design that caters to the very specific needs of our clients. To create something that is meaningful to the field of architecture, that further expands the capabilities of our practice and is the perfect solution for the client, that is always our goal. Personally, I enjoy designing a single family house just as much as a mega project, he explained.

UNStudio is currently working with Vanke Malaysia, a subsidiary of Vanke Group from China, on a multi-billion ringgit mix-development project located at Bukit Nanas, Kuala Lumpur.

On this development with Vanke, Pfau said it will be one of the first projects for UNStudio in Malaysia.

Hannes Pfau, partner at UNStudio.

"This project is of highest importance to us to respect the cultural and environmental context and to design a building that is a vanguard of sustainable and environmentally-friendly design.

"One of the questions we have been asked is how do we create a residential mixed-used building in the city centre where the residents can enjoy the natural greenery while at the same time make use of the offerings of an urban, centrally-located apartment.

"The goal would be to offer a lifestyle that places the quality of life and work-life balance at its core," said Pfau.

Architecture revolutions in Asia

On the revolutions in Asia in terms of architecture, Pfau said the interest and investment in design and architecture has been evident across Asia since they started working on projects in Asia nearly 20 years ago.

Taking China for example, there has definitely been both a continued strong interest in drawi

ng international architectural influences into the country and nurturing the emerging architectural identities rising from within. The speed of architectural development across China is unprecedented, he said.

Pfau said, other Asian countries such as South Korea, Japan, Singapore, and Malaysia have each found their distinct architectural identities during their own eras of growth, which have led to many great examples of risk-taking architecture and iconic works that have been embraced by the citizens as a part of modern society and culture.

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What makes a building iconic? - New Straits Times

Artificial intelligence (AI) is on a serious roll. Consider these eye-popping numbers:

According to one Gartner report, AI implementation has grown 270% in the last four years. According to another, leading organizations plan to double their number of AI projects in the next year.

Spending on AI hardware and software is expected to soar from the current level of $37.5 billion to $97.9 billion in 2023, IDC projects.

A PwC study determined that AI could drive a 14% increase in global GDP by 2030 the equivalent of an additional $15.7 trillion due to productivity gains and demand for new products and services. That makes AI the biggest commercial opportunity in todays economy.

Every business leader is asking what AI means for their company and how they can capitalize on it to gain a competitive advantage, serve customers better and foster high-performing workforces. Many want to get ahead of the trend and stake out ground as front-runners.

However, organizations need to be careful not to rush into AI without an awareness of the common pitfalls that can slow, limit or even ruin their AI initiatives. Im starting to see some instances of companies falling into five common traps:

1. AI Washing

This is an annoying phenomenon where a company positions an offering as involving AI when, in fact, thats a stretch. In many AI washing cases, a company is really using more basic forms of data analysis to make something more intelligent. This is not true AI, which can learn and take action in response to the data someone sends it and, over time, become smarter and more autonomous as the amount of data increases.

MMC Ventures, a British VC firm, examined 2,830 AI startups in 13 European Union countries and found that a whopping 40% dont actually use AI in a manner material to their businesses.

Given AIs momentum, its no surprise that some organizations around the world would latch onto the hype even while lacking an authentic AI story. But its a dangerous tack that puts the companys credibility at risk and, on a broader level, wrongly confuses the market about what AI is and isnt.

2. The Shiny Object Syndrome

This is different from AI washing in that an organization may be enthusiastically developing genuine AI capabilities, but it has put the cart before the horse by failing to delineate what important business issues or customer pain points its looking to AI to solve.

As with AI washing, its an understandable predicament. AI is white-hot, and everyone wants in. But its also no different from any other technology since the beginning of time in that a solution in search of a problem is doomed to fail.

Thus, the very first step for any company diving into AI must be to carefully identify and weigh the specific areas of the business that AI has strong potential to improve. Remember: AI is a means to an end, not an end in itself.

3. Architectural Snag

Even after organizations have successfully homed in on appropriate AI applications, some are surprised to discover that their architecture isnt well suited to AI. For a product development organization, Do I have the right architecture is a critical question to be answered. The outcome of AI is only as good as the quality and quantity of data it ingests. If an organization just runs some AI algorithms on top of a system and they do not provide the right data, the AI engine will yield substandard results.

4. Organizational Boundaries

Silos are excellent for storing corn; theyre a curse for an enterprise AI strategy that inherently depends on data integration and collaboration among teams to ensure end-to-end solutions.

In a McKinsey survey, only 17% of respondents said their companies "have mapped out where, across the organization, all potential AI opportunities lie. And only 18% say their companies have a clear strategy in place for sourcing the data that enable AI work.

Also, companies must make sure they are organizationally and culturally set up to do AI right. For example, a customer support team that is vacuuming up data in their crucial area must be seamlessly sharing that data and collaborating with the data scientists who are writing AI models aimed at improving customer service. Thats the only way to ensure the continuous feedback loop that is essential to AI.

5. Insufficient Skills Investment

AI requires a heavy investment in the teams of data scientists who work hand in hand with the business domain experts to drive the objectives that an organization expects to gain from AI.

Yet study after study has shown that most companies worry they lack the in-house talent needed to execute their AI strategy. Organizations need to recognize this challenge at the outset of their AI journey and be prepared for the recruiting wars. One smart tactic is to think outside the "I need domain experts" box to the "I need to couple mathematicians, physicists and other scientists who could make great AI practitioners with domain experts" box.

Organizations need to be intelligent about artificial intelligence. By steering clear of these five traps, they can successfully ride the AI wave for incredible business value.

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The Top Five Mistakes Companies Make With AI - Forbes

A day after issuing an executive order stating that climate change is an existential threat that impacts all Minnesotans, Gov. Tim Walz was in Mankato Tuesday to reinforce the message.

Walz glanced at the half-dozen members of his cabinet including the commissioners of transportation, commerce, housing, pollution control and agriculture, along with the director of the Board of Water and Soil Resources seated behind him and awaiting their turn to speak.

I think it might be a testament to how seriously we take this issue, he told dozens of people attending the day-long Minnesota Environmental Congress at Minnesota State University.

The Democratic governor said its been left to the states to provide leadership and take action in the presence of gridlock on climate change at the federal level.

And thats what we intend to do in Minnesota, Walz said.

Mondays executive order aims to coordinate and accelerate state action to reduce greenhouse gases and prepare for the various impacts of climate change. It warned that the challenges presented by a warming planet extreme precipitation, new invasive pests and diseases, more violent storms will be felt across the states population and across its economy.

Walz recalled the more bipartisan nature of the issue a decade or two ago, when Republican Gov. Tim Pawlenty was joining efforts to set nation-leading goals for clean energy production and Newt Gingrich, the former Republican Speaker of the U.S. House, and current Democratic House Speaker Nancy Pelosi appeared together in a television ad calling for cooperation on addressing the climate crisis.

Since then, the issue has become politicized, and the Trump administration is actively opposing efforts to reduce carbon emissions when the world needs our leadership more than ever, the governor said. ... We cant wait. We cant wait for D.C. to decide we can function as a democracy should function.

That leaves the work to lower levels of government, according to Walz, who said Minnesota will join 11 other states in setting stricter vehicle fuel-efficiency standards after Trump tossed out standards set by the Obama administration. The state will look to completely eliminate fossil fuels from its electrical power supply over the next 30 years. And state agencies will consider every decision through the lens of environmental sustainability.

Agencies will also be focusing more on how the effects of climate change impact virtually every aspect of life. Transportation officials will have to consider the increasing frequency of flooding when selecting locations for new roads or road reconstruction. Health officials will have to react to how a lengthened pollen season impacts people with asthma and other respiratory illnesses. Agencies overseeing agriculture and natural resources will have to prepare for the consequences of rising temperatures on farms, lakes and wildlife.

Its not about spreading fear, Walz said. Its about being responsible and rational about what were facing.

After the governor finished talking, the commissioners started. And that was just a fraction of Tuesdays agenda at the sold-out Minnesota Environmental Congress, which was sponsored by the Minnesota Environmental Quality Board.

Sessions focused on freshwater impacts and protection strategies; new strategies in food, biofuel and other agricultural production; how local governments and communities are adapting to more frequent torrential rains and flooding; options for reducing greenhouse gas emissions in transportation; approaches to helping wildlife and plant-life survive in a changing climate, and more.

No, were not going to solve the whole problem ourselves, Walz said. But were going to do something about it.

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Climate change to be a top focus for Walz and his cabinet - Mankato Free Press

Investors sentiment decreased to 1.04 in 2019 Q2. Its down 0.06, from 1.1 in 2019Q1. It fall, as 54 investors sold The Home Depot, Inc. shares while 602 reduced holdings. 135 funds opened positions while 545 raised stakes. 734.39 million shares or 0.05% more from 734.02 million shares in 2019Q1 were reported.Lakeview Cap Partners Limited invested 3.18% of its portfolio in The Home Depot, Inc. (NYSE:HD). Fulton Bancorp Na invested in 0.26% or 18,414 shares. Bancorporation Of Nova Scotia reported 0.23% stake. Mai holds 102,006 shares. Fjarde Ap has invested 0.91% in The Home Depot, Inc. (NYSE:HD). 54,510 are held by Murphy Capital Incorporated. Williams Jones Associates Limited Liability has 0.92% invested in The Home Depot, Inc. (NYSE:HD) for 212,803 shares. Supplemental Annuity Collective Of Nj accumulated 7,000 shares. Gsa Cap Partners Llp stated it has 3,457 shares. Smith And Howard Wealth Mngmt Limited Liability Corporation invested in 0.26% or 2,978 shares. Cadinha And Ltd reported 100,806 shares stake. Rdl Financial reported 15,530 shares or 2.24% of all its holdings. Price T Rowe Associate Md holds 4.21 million shares or 0.12% of its portfolio. Baker Avenue Asset Ltd Partnership invested 0.13% in The Home Depot, Inc. (NYSE:HD). Strategy Asset Managers Ltd Limited Liability Company has invested 0.27% in The Home Depot, Inc. (NYSE:HD).

Among 10 analysts covering Home Depot (NYSE:HD), 7 have Buy rating, 0 Sell and 3 Hold. Therefore 70% are positive. Home Depot has $26900 highest and $21300 lowest target. $242.09s average target is 11.24% above currents $217.62 stock price. Home Depot had 23 analyst reports since July 11, 2019 according to SRatingsIntel. Citigroup maintained it with Buy rating and $24600 target in Wednesday, August 21 report. Morgan Stanley maintained it with Overweight rating and $24500 target in Thursday, November 14 report. The company was maintained on Wednesday, August 21 by Credit Suisse. Credit Suisse maintained The Home Depot, Inc. (NYSE:HD) on Wednesday, November 6 with Neutral rating. The stock of The Home Depot, Inc. (NYSE:HD) earned Outperform rating by Raymond James on Tuesday, October 8. Citigroup maintained the shares of HD in report on Friday, September 13 with Buy rating. Wells Fargo maintained the stock with Outperform rating in Tuesday, November 5 report. On Wednesday, August 21 the stock rating was maintained by UBS with Buy. Wells Fargo maintained The Home Depot, Inc. (NYSE:HD) on Wednesday, August 14 with Outperform rating. The firm has Overweight rating by Morgan Stanley given on Thursday, August 22. Below is a list of The Home Depot, Inc. (NYSE:HD) latest ratings and price target changes.

25/11/2019 Broker: Morgan Stanley Rating: Overweight Old Target: $245.0000 New Target: $235.0000 Maintain21/11/2019 Broker: SunTrust Rating: Hold Old Target: $208.0000 New Target: $225.0000 Maintain20/11/2019 Broker: Nomura Rating: Hold Neutral Old Target: $240.0000 New Target: $237.0000 Maintain15/11/2019 Broker: JP Morgan Rating: Overweight Old Target: $222.0000 New Target: $262.0000 Maintain14/11/2019 Broker: Morgan Stanley Rating: Overweight Old Target: $225.0000 New Target: $245.0000 Maintain11/11/2019 Broker: Edward Jones Old Rating: Buy New Rating: Hold Downgrade06/11/2019 Broker: Credit Suisse Rating: Neutral Old Target: $213.0000 New Target: $225.0000 Maintain05/11/2019 Broker: Wells Fargo Rating: Outperform Old Target: $250.0000 New Target: $260.0000 Maintain04/11/2019 Broker: BidaskScore Rating: Hold Downgrade08/10/2019 Broker: Raymond James Rating: Outperform New Target: $250.0000 Reinitiate

The stock decreased 1.31% or $2.89 during the last trading session, reaching $217.62. About 4.32 million shares traded or 13.12% up from the average. The Home Depot, Inc. (NYSE:HD) has risen 8.32% since December 2, 2018 and is uptrending. It has outperformed by 8.32% the S&P500.

The Home Depot, Inc. operates as a home improvement retailer. The company has market cap of $237.39 billion. It operates The Home Depot stores that sell various building materials, home improvement products, and lawn and garden products, as well as provide installation, home maintenance, and professional service programs to do-it-yourself, do-it-for-me , and professional customers. It has a 21.67 P/E ratio. The firm offers installation programs that include flooring, cabinets, countertops, water heaters, and sheds; and professional installation in various categories sold through its in-home sales programs, such as roofing, siding, windows, cabinet refacing, furnaces, and central air systems, as well as acts as a contractor to provide installation services to its DIFM clients through third-party installers.

More notable recent The Home Depot, Inc. (NYSE:HD) news were published by: Bizjournals.com which released: Genuine Parts picks former HD Supply exec as its first chief transformation officer Atlanta Business Chronicle on November 18, 2019, also Finance.Yahoo.com with their article: The Home Depot, Inc. (HD): Hedge Funds Are Snapping Up Yahoo Finance published on November 30, 2019, Fool.com published: Lowes Tells Investors About Its Online Challenges The Motley Fool on November 30, 2019. More interesting news about The Home Depot, Inc. (NYSE:HD) were released by: Finance.Yahoo.com and their article: Weekly Options Traders Target Disney, Twitter Calls Yahoo Finance published on December 02, 2019 as well as Fool.coms news article titled: How to Decide When to Buy: Black Friday or Cyber Monday? The Motley Fool with publication date: November 26, 2019.

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Are Analysts Bullish The Home Depot, Inc. (NYSE:HD) After Last Week? - The Lamp News

(Image: Sustainable Living Innovations)

A new high-rise residential building along Madison Street will make use of both the citys Living Building initiative and a new modular construction technique as it climbs above First Hill.

The land on the corner of 9th Ave and Madison is currently home to the Quarter Lounge, Georges Delicatessen, and the now-empty former home of Lotus Asian Kitchen.

The building will be demolished to make way for a 21-story residential structure, with ground floor retail, being built by Sustainable Living Innovations.

Plans call for a 176-unit building, of which 47 will be affordable units, using two housing programs MFTE and Mandatory Housing Affordability. The building will have a mix of sizes including efficiency, and 1- and 2-bedroom units. The affordable housing component will similarly have a mix of efficiency and 1- and 2-bedroom units. Five of the 47 affordable units will be 2-bedroom units.

The developers of the 901 Madison project say they are working with the existing retail tenants, and talking with the First Hill Improvement Association to find the best fit for retail in the area for the corner across the street from neighborhood icons Vitos and The Sorrento Hotel.

The building will have two underground parking levels with about 40 spaces, which will enter and exit off 9th.

The developers plan to make use of the citys Living Building incentive program. Under the program, they will be permitted two additional floors of height (without the living building, only 19 floors would have been allowed) in exchange for meeting ecologically friendly building standards.

Madison is no stranger to green building. The ultra-green Bullitt Center is a few blocks up the road at Madison and 15th. Meanwhile on Capitol Hill, Bertschi School on 10th also has a certified Living Building as a part of its campus.

The developers plan to have the building generate 105% of the power it uses through a mixture of wastewater heat recovery (using the heat from hot water that goes down the drain), efficient heat pumps and solar panels. They are also exploring the idea of using wastewater heat from other nearby buildings.

The developers 303 Battery project in Belltown will soon open as a 15-story, 112-unit Net Zero Energy building

Downtown at 1800 Terry, Sustainable Living Innovations is planning this 40-story, 428 unit luxury apartment tower that will also employ the modular construction technique

In addition to the heat, the building will use graywater treatment, where water that might otherwise go into the sewer is instead used for things like flushing toilets or irrigation.

Under program guidelines, builders are permitted to claim credit for off-site solar panels, and that is something the developer will likely do as well. They have yet to determine the layout of the on-site solar panels, so theyre not yet certain how much off-site solar will be required or where the offsite solar will be.

While not formally part of the Living Building program, developers say that their modular construction methods will be another feather in their environmentally conscious cap.

In this method, the building will be constructed in parts in a factory in Tacoma, then shipped to the site and slotted into place. This style of building helps reduce waste, and can ensure insulation is properly fitted, the developers say. The building will be the second high-rise of its kind in Seattle, after the developers 303 Battery, which is slated to begin construction in December 2019.

The method can also help reduce the construction time. In this case, they expect a total of 16 months, which includes demolition, site prep and construction. Developers hope to start construction in the end of 2020 or early 2021 and have the building open by the second quarter of 2022. By then, the RapidRide G bus rapid transit line should be fully in motion serving the corridor.

Going forward, the developers say 901 Madisons construction technique can make erecting taller buildings on small lots economically viable across the city (in the case of 901 Madison, the site is about 8,000 square feet), meaning we could see more modular buildings sprout from redevelopment sites. First Hill, by the way, will also see an innovative construction technique that is expected to become more widespread when a mass timber highrise ascends at 1422 Seneca. That new project will replace a one-story 1949-built dental office with a 12-story apartment building with room for 108 small efficiency dwelling units that also might end up being Seattles tallest mass timber, cross-laminated wood struture.

At 901 Madison, theres nothing on the schedule yet in terms of community meetings but the developer plans to make presentations about major design updates to the First Hill Improvement Association. And the project will also need pass through the East Design Review Board though that process has not yet been scheduled.

In the meantime, 901 Madisons modular construction and solar arrays hopefully wont be delayed by the same environmental concerns that delayed the Bullitt Center when a neighboring building used theStates Environmental Policy Act(SEPA)to fight against the structures vital solar infrastructure and, even more audaciously, tried to force the net zero waste building to provide more parking. In October, the Seattle City Council approved legislation to reform the use of SEPA aimed at minimizing environmental appeals.

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Paving the way for taller buildings on smaller lots, 21-story First Hill apartments will be super green and use modular construction - CHS Capitol...

A groundbreaking ceremony was held this morning for The Duet, a development that would consist of two apartment buildings at the intersection of Hale and Maple Avenues in White Plains.

There actually are two parcels involved: a lot at 97-111 Hale Ave., on the west side of the street and another directly across on the east side at 110-114 Hale Ave. The developer is Hale WP Owner LLC of Armonk. Saber Real Estate Advisors LLC, PCD Development LLC and Circle Squared Alternative Investments compose the development partnership. Martin G. Berger leads Saber; Jonathan Stein is the managing member of PCD, which is in New Providence, New Jersey; and Jeff Sica is president and CEO of New Jersey-based Circle Squared.

According to documents on file with the city of White Plains, the building on the east side is designed to be seven stories and have 70 apartments while the one on the west side would be eight stories and have 57 apartments. The total 127 residential units would include 13 designated as affordable. The buildings would have enclosed parking to accommodate a total of 170 vehicles. Both buildings are below the permitted height of 125 feet. The lot area on the west side of Hale is shown as being 20,000 square feet and the lot on the east side is 24,753 square feet.

The west building would have six studios, 31 one-bedroom units and 20 two-bedroom units. The east building would have five studios, 49 one-bedroom units and 16 two-bedroom apartments.

At the groundbreaking, White Plains Mayor Thomas Roach said, At one time this city was a retail hub, it was a corporate hub and it still remains that. But, both of those areas have shifted dramatically and you have to shift with them. He said the city has done that in development by moving to the residential side and this is just another great example of that.

Berger told the Business Journal that although construction costs have gone up since The Duet project was first proposed, they anticipate it will come in close to the $48 million originally estimated.

We spent the last 18 months redesigning the parking garages which were exorbitantly expensive because of the limited size of the parcel and we were able to take all of those savings and put them back into upgraded finishes throughout the building, he said. We used the savings to upgrade the interior finishes and the exterior finishes on the building.

The Westchester County Industrial Development Agency provided incentives for the project, including $370,000 in mortgage recording tax exemption and $794,685 in sales tax exemption. When the IDA adopted a resolution granting benefits to the project, it noted that this was presented as an open shop project from a labor standpoint and included a requirement that the developer have discussions with unions to help achieve the developers hope to use as much union and local labor as is competitive in the project. The IDA was told that the project would create 180 construction jobs and five permanent jobs.

We are doing everything we can to keep our costs in line, Berger said about the costs of materials and labor. He also said that lenders seem to like financing projects in White Plains these days in part because the city has a controlled supply of developments either underway or in the pipeline. I think what is problematic is that real estate taxes are high and construction costs keep soaring, he said.

Berger drew a contrast between the Hale Avenue project and one hes doing in Poughkeepsie, which encompasses 156 acres of multifamily and mixed-use development. In regard to the Hale Avenue apartments, what is nice is that the buildings are small in size and you have the benefit of being with a smaller collection of residents, he said, adding that with projects like the one in Poughkeepsie, You create a village, a work-play village.

Berger expects two major factors to have special appeal at Hale Avenue: the location and the attention to detail in the finishes. The location is excellent. You have Whole Foods next door, you have The Westchester and Neiman Marcus across the street and youre two blocks from Mamaroneck Avenue so with the walkability you have all of the restaurants and bars, Berger said. He also noted that the proximity to I-287 should be attractive for people who need highway access rather than being next to a Metro-North station.

The Duet project has been designed to appeal to couples, including empty nesters, rather than millennials. The bathrooms have double sinks and double vanities. They have large, oversized closets, little things that are essential for couples and older people as compared with millennials, Berger said.

Berger said that with the groundbreaking accomplished, they plan to be putting the real shovels in the ground right after the new year and expect to start taking residents about 20 months after that.

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Developers break ground on The Duet apartment project in White Plains - Westfair Online

Its been a long and at times arduously slow road for Our Heroes Place, but the pair of five-story apartment buildings at 409 E. Mill Plain Blvd. are finally complete or at least, very close and ready to join the growing lineup of housing options downtown Vancouver.

The two buildings are named Ed and Dollie in honor of the late philanthropists Ed and Dollie Lynch. The project from Vancouver-based Prestige Development broke ground in February 2017 with the tentative goal of wrapping up in May 2018, but a series of setbacks ended up more than doubling the length of the development timeline.

Nearly three years later, the Ed building is complete and the Dollie building is on track to be finished by the end of January. Prestige Development will unveil a sculpture on the west side of the block in a ceremony at 4:15 p.m. Thursday, followed by a ribbon cutting for the Ed building and an open house.

Prestige Development president and CEO Elie Kassab said its gratifying to finally cross the finish line. The finished project hews very close to the vision outlined at the start of construction, and its a concept that he said will be worth the wait.

It feels really good, a huge amount of relief, he said.

The two buildings have a combined 49 apartment units, and the Ed building on the north side of the block includes 3,400 square feet of ground-floor retail space and a drive-thru window for a future business tenant.

The Ed building includes studios and one-bedroom units, while the Dollie building has units that range from one to three bedrooms, along with three penthouse units. The Dollie buildings lower floors include a garage with 42 off-street parking spaces, and both buildings include an exercise room.

Prices at the Ed building range from $1,150 to $1,250 per month for studios and $1,300 to $1,880 for one-bedroom units, Kassab said. A monthly cost of $1,880 will be the starting price for one-bedroom units in the Dollie building, although most of its units are two- or three-bedroom with prices ranging up to $2,650. The 3,000-square-foot penthouse units are expected to cost around $7,000 a month.

The two buildings share an external design that emphasizes red brickwork, similar to the design used in Prestige Plaza, an adjacent apartment project from Prestige Development. Kassab said the color scheme was the Lynches idea, inspired by the architecture of the nearby Providence Academy.

Ed and Dollie were good friends of ours, and they really liked the colors of Prestige Plaza, which mirrored the Academy, he said. We tried to stay with that here, too.

Despite the protracted development time, very few details about the project changed from the announcement to the endpoint. The original plan called for the Dollie buildings units to be condos, but Washington states notoriously tough condo insurance laws ended up prompting a change to apartments. The units will still have condo-quality finishes, Kassab said, allowing for a possible conversion in the future.

Theres another distinction between the two buildings: the Ed building is fully furnished, with everything from linens and dishes to artwork on the walls. Kassab said the goal is to attract tenants who want to move in quickly with minimal fuss. That could mean business executives, downtown workers, Clark College students, or Millennial renters who are moving into their own apartments for the first time.

(The furnishings) are not all the same, Kassab said. Its not like a hotel; every room has its own personality.

Plans for Our Heroes Place were originally announced in January 2016. The permitting process went smoothly, Kassab said, but challenges emerged once construction was underway.

The construction phase was hit by a number of delays, culminating in a decision to switch out the projects general contractor in the fall of 2018, at a point when Kassab described the project as approximately 50 percent complete.

Work on the project had ground to a halt for more than three months during the summer of 2018 due to what Kassab described at the time as the original contractors struggle to line up the necessary labor.

Work resumed in October 2018 with the new planned completion date of May 2019. But several months before the deadline, Kassab said, it became clear that the project would once again miss its target. Work was still progressing, but it had slowed to a crawl because the same fundamental problem persisted: the necessary labor simply wasnt available.

You just cant get enough people to work on any trade, Kassab said.

Kassab said hed never encountered labor scarcity to the same degree on any prior project. A few specific contractors proved exceptionally difficult to line up, he said; fire sprinkler installation technicians were the foremost example.

The labor shortage has been hitting the entire construction industry, not just in Clark County but nationally. One of the biggest causes cited by Kassab and other developers is a generational shift in the industry an increasing number of older workers are retiring, and too few new workers have been entering the trades to replace them.

Other factors can exacerbate the workforce shortage, particularly changes in the weather. Natural disasters in other parts of the country have a major impact on construction, Kassab said, and the United States is enduring an unprecedented spate of wildfires and hurricanes.

We havent seen this type of damage in many years, he said.

The fires and floods lead to large-scale home rebuilding efforts, Kassab said, which in turn causes a nationwide spike in demand for every component lumber, sheet rock, wiring, light fixtures as well as the tradespeople to install them, stretching an already thin trades workforce even further.

At this point, Kassab said, the delays Our Heroes Place encountered can be expected to happen on nearly every major construction project.

If somebody is telling you, Oh no, were not delayed, theyre lying to you, he said.

Even the trade war had an indirect impact, Kassab said, forcing Prestige to switch from granite countertops from China to a more expensive local alternative.

The final project price tag came in at about $22.5 million, Kassab said, which was about 15 percent higher than originally projected.

With the project wrapping up, Kassab said the only real lesson to take away from the delay is that labor shortages are now a constant reality, and its something all developers are going to have to be prepared to deal with.

People who want to get a project finished, they just have to stay with it, he said.

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In downtown Vancouver, Our Heroes Place crosses the finish line - The Columbian

There were four single family dwelling permits issued in November, valued at $1,715,000, compared to last Novembers 11 permits issued, totaling $5,366,455 in value.

Despite less single family homes being built and more apartment style units going up, Dixon says its another really strong year for construction all around.

Weve had some projects this year the redevelopment at Aberdeen Mall- we still have some permits there that are being processed, so there is a lot of commercial activity there. And the hospital project is still ongoing, so thats more institutional but well see more activity there in the coming year for sure.

So far this year, building permits taken out are valued at $271,715,708.

Dixon says should another $15-16 million worth of permits be issued in December, that could mean another record year for City of Kamloops construction permit values.

Ive been saying all along that I didnt think we were going to set another record, three years in a row seemed a bit much, but were getting awfully close to that, he says, So I might have to be surprised in a month if we actually break the record.

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November building permits issued in Kamloops climbing towards record construction values - CFJC Today Kamloops

Architecture

With the end of the decade right around the corner, let's take a look back at the ways city's streets and silhouettes have evolved over the past 10 years.

Tourists venture to Boston, in part, to travel back in time. They want to walk along the Freedom Trail, trace the steps of the Founding Fathers, and be led around by modern-day civilians dressed in Colonial garb. They want to take a much-delayed ride on the oldest continuously running subway system in the U.S., and visit the yard of its oldest university. They want, above all, to end the day with a beer at Cheers.

If youre only in town for the weekend, its not hard to see how the city could feel like its stuck in time. But for those of us living here every day, we know that couldnt be less true. Weve been priced out of our apartments, watched the housing prices go nowhere but up, and bemoaned the addition of yet another luxury condo to the market. Weve witnessed shopping plazas spring from parking lots, neighborhoods gentrify beyond recognition, and skyscrapers break ground. Weve schlepped through the snow, ducked under scaffolding, and hurried across the wind tunnel of the Mass. Ave. bridge only to begrudgingly stop and stare at that ever-changing view. And weve watched our streets and skylines shift all the while. With the end of the decade just around the bend, from the much-anticipated to the infamous, lets take a walk through some of the memorable ways our city has developed since 2010.

What better place to begin than on Comm. Ave., a public thoroughfare that runs from the outskirts of Newton straight through Brighton, Allston, Kenmore, and Back Bay until it hits the edge of the Public Gardensbut which from Packards Corner to Kenmore, is colloquially known as Boston University. And new campus buildings are changing the streets topography all the time. If we start by Boston University West, we can walk beside the newly installed protected bike lanes, and take in the angled glass facade of the Joan & Edgar Booth Theatre, a colossal performing arts center built for the university in 2017. Keep walking past Boston University Central and Boston University East and well see the parking lot-turned-Center for Integrated Life Sciences and Engineering, completed a few years ago, which is across the street from the recently approved Boston University Data Science Centera 19-story high-rise that will be designed to look like a giant stack of books.

As we make our way into Kenmore, lets turn off Comm. Ave. and onto Brookline, noticing how bright red sweatshirts fade into business casual attire. Beyond Fenway Park itself, the list of old buildings in Fenway is likely shorter than the list of newluxury condo complexes and fast casual joints have sprung up at every corner in recent years. But one new construction rises, literally, above all of the rest: The Pierce, at 378 feet high, is the tallest tower in Fenway, and standing directly in front of it is like sitting in the first row at the movie theater. Crane your neck upwards to fully take in the grandeur of the 30-story residential building, and see if you can remember the days when Brookline and Boylston met instead at a DAngelos sub shop. Now, the former cheesesteak sandwich haven is home to a ground-floor wine bar.

Well get out of Fenway by strolling through the Fens, ambling down Huntington Ave. and into Back Bay for a quick tour of some of Bostons tallest buildings. (Dont forget to look over to the MassArt Treehouse, a distinctive dorm that didnt exist until 2012). This was, after all, the decade that saw Boston surpass New York as the city with the highest percentage of high-rise apartment construction. Though it changed its name in 2015, the massive mirror that is 200 Clarendon (formerly the John Hancock Tower) has owned the title of tallest since its construction in 1976. Forty feet below, the top of the Prudential has been an iconic part of the city skyline since 1964but now it has neighbors. Standing 742 feet tall, the just-completed Four Seasons managed condos and hotel rooms of One Daltonnow punctures the citys silhouette as the third tallest building in Boston, and the tallest residential tower in New England. If you can manage to look out the window of one if its $40 million penthouses without catching vertigo, youll be nose-to-nose with the all-caps lettering of the Prudential sign.

Lets pick up the pace to make it over to Downtown Crossing, waving hello to the newly unionized Freedom Trail tour guides and the flock of tourists trailing behind them as we pass by the Common. Once downtown, we can climb up the Time Square-esque stairs to nowherethough these ones are stone gray instead of flashy redand look across at its accompanying Millennium Tower. After officially breaking ground in 2013, the bougie residential building opened its doors three years later as the Hubs third tallest tower, before recently losing the bronze to One Dalton. Once upon a time, before it was home to some of the citys priciest homes, it was the Filenes flagship department store. In the perpetual Black Friday of Filenes Basement, my sister once lost her purse to the black hole of its disorderly racks, likely mistaken for another piece of discount merchandise. These days, taking the escalator down into the buildings depths leads to a neatly organized expanse of Roche Brothers groceries.

If we wind our way out of downtown and over to the West End, well be smacked in the face with the brand new Hub on Causeway. The total North Station overhaul gave way to an expanded TD Garden, a 38-story apartment building, a music venue, a Guy Fieri restaurant, and so much more. Rising from the site of the former Boston Garden, the development transformed an area most only visited to catch the Commuter Rail or watch Celtics and Bruins games into a miniature metropolis.

We could keep walking through this past decade of development all daywe could even walk through another transit-oriented project, back in Brighton at Boston Landing. We could marvel at the way the ever-growing Seaport has materialized like a trendy pop-up store, seemingly overnight, since then-Mayor Menino first dubbed it the futuristic-sounding Innovation District back in 2010. We could walk across the Longfellow Bridge, which reopened last year after almost a decade of restoration, and take in the skyline from between the stone salt-and-pepper-shaker beacons. We could go shopping at Assembly Row, which started the decade as a series of asphalt lots and barren fields, and continues to develop into a self-contained shopping, office, and entertainment village. From there, we could look across the Mystic River at Encore Boston Harbor, the Vegas-based resort and casino that brazenly bursts from the low-profile Everett outline.

And thats all to say nothing of whats to come. The next decade will usher in Winthrop Center, which is slated to unseat Millennium Tower as the fourth tallest structure, even after losing a good 80 feet to the debate over the shadows it would cast on the Common, and quite possibly the second Seaport at Suffolk Downs. Well build up, well build in, well build out. And, assuming we can still afford to live here, well watch it all alter the skyline once again.

This was the decade that proved that construction is as much as part of Boston as its history, and if we had enough time, wed bring this walking tour through all of the citys corners, taking in their landscapes as they are now before they inevitably change. But all this walking has made us a little tired, and honestly, that beer doesnt sound so badthough were ditching Cheers for one of our favorite local breweries.

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This Is What a Decade of Development Did to Boston's Skyline - Boston magazine