Home Builder Developer - Interior Renovation and Design

On a corner lot along West Dakota Avenue in Westwood, a small structure has sprung from the backyard of the neighborhoods typical one-story frame house. The detached unit represents a show of resistance in what sometimes seems an inexorable march toward economic displacement.

With only a wooden plank rising to the front door and exposed two-by-fours defining the skeletal framing of what soon will be a fully functional, one-bedroom home, its future still requires some imagination.

But now, says Renee Martinez-Stone, proudly surveying the half-finished construction, people finally can drive by and go, Ah, thats what these things look like.

Shes referring to one version of an accessory dwelling unit ADU in industry parlance, but also known by other names like granny flat, mother-in-law apartment or carriage house. Anchored to a back yard or even constructed above a garage, they serve as a smaller but fully functional residence.

And their popularity has spiked in a market where affordable housing has become unattainable for some and unsustainable for others who cling to homes where they once hoped to stake out a future, and perhaps even hand down their equity in the American Dream.

These dwellings once had a significant role in the development of post-World War II Colorado, but eventually lost cachet as residents flexed for elbow room. Some areas zoned them out of existence for a variety of reasons fear of population density, added traffic or adverse impact on property values.

But many areas, responding to local residents fearful that rising prices and property taxes pose serious threats to the fabric of their communities, have moved to revisit the ADU.

On this side of town, where Martinez-Stone directs the nine-neighborhood West Denver Renaissance Collaborative, the aim is two-fold: create affordable rental housing and, at the same time, give homeowners a way to build wealth.

Still, barriers remain. In Denver, for instance, only about a quarter of single-family neighborhoods allow construction of ADUs. Since the city last overhauled zoning in 2010, the city council has adopted a plan that recommends allowing them citywide, with some caveats.

Denver city planning supervisor Kyle Dalton notes that for the plan to move ahead, city council must enact a bill after more than a year-long process of community outreach to solicit feedback. Theres currently no timeline for addressing that.

In the meantime, Dalton says, the program recommends and we are seeing individuals coming in, one at a time, to have a rezoning process to move that forward while the city is finishing up other priorities before were able to get that project started.

MORE: Colorados doubled-up households have surged since the recession. That could prolong the housing crunch.

Mikaela Firnhaber, Denvers residential plan review supervisor, says that since the 2010 rezoning, ADUs have been gaining popularity. The first year, only two moved through the system. But in 2018, 58 passed through the permitting process. This year has seen a further uptick from that, she adds, though final numbers wont be tallied until years end.

But even where theyre permitted, a tight construction market can make building one an arduous process. On top of that, while ADUs are cheaper than citywide real estate prices, they still can be prohibitively expensive.

Englewood, also responding to rising demand from homeowners, recently passed an ordinance allowing the structures. But it happened amid simmering controversy, and local officials acknowledge that impacted the new regulations, which are among the most restrictive in the state. For instance, a primary home must be brought completely up to code before an ADU would be approved. With many older homes in the area, that could be a deal-breaker right off the bat.

But that hasnt deterred one real estate broker from taking on a partner and creating a whole new construction company to capitalize on what they see as an inevitably rising demand for the structures.

In unincorporated Jefferson County, which also had a restrictive ordinance on the books for many years, a working group examining ways to help seniors age in place researched ADUs around the country. Eventually, it made recommendations designed to ease construction. When the new regulations went into effect in 2014, applications spiked.

As municipalities, and even some rural areas, revisit the ADU as an antidote to rising prices and property taxes, people like Martinez-Stone seek an answer to two particularly vexing pieces of the puzzle loan availability and construction costs.

When were able to roll out a process of building an ADU more affordably, and its available to more moderate- and low-income homeowners, she says, it can be one of the tools in the tool box thats a part of the solution.

She explains how ADUs could have expanded impact on affordable housing through a program that seeks to leverage $5 million in loans from both public and private sources to help build 200 units for homeowners making no more than 120% of the area median income. Those homeowners would then be obliged to rent the income-restricted units to tenants making no more than 80% AMI or, if they can afford it, allow family members to live there rent-free.

But even some well-off homeowners have embraced ADUs as a housing solution for aging parents or adult children that skirts exploding real estate and rental prices. In other cases, the structures create a source of rental income for the primary homeowner to defray rising expenses, like property taxes, or to provide an economic cushion for retirement.

Critics push back against ADUs with arguments that they increase population density, put further strain on infrastructure and exacerbate traffic and parking problems. Their use as short-term rentals, especially by absentee landlords, raises further concern. And in some cases, opponents contend, they open the door for developers, who may be more likely to afford the high cost of construction.

There are people who wanted to maintain residential Englewood, but its disappearing, says Cynthia Searfoss, a 23-year resident who opposed the citys new ordinance. What people are moving here for, theyre not going to get. Its going, going, gone.

As Rob Price and Gerald Horner sit in the unit they built above the garage behind their home in Curtis Park, noontime light spills through 6-foot-tall windows and illuminates the 660 square feet of living space they envision as their primary residence in retirement.

Conceived in 2016, it was completed a little more than a year ago 19 months after the couple began the permitting process, the search for an architect and two tries at finding the right builder. For now, its an exceptionally well-appointed short-term rental that offers a glimpse of the Denver skyline and walking distance to many of the citys attractions.

We had been thinking about buying something now that we could retire into, and the market was unattainable, says Price, 49, before preparing the space for its next guest. Then we realized we already own this land lets think about building something in the backyard.

MORE: To help fill the affordable housing gap, a Buena Vista project is creating inventory one giant box at a time

After one of Prices childhood friends was diagnosed with terminal cancer, the process began in earnest as they anticipated the ADU as a place where they could care for her in her declining days. They began referring to it as Annas Place. Although she died before it was completed, they incorporated little personal touches in the decor to honor her.

Imagining themselves living in the second-floor flat, notes Horner, the 59-year-old deputy director of the Kirkland Museum of Fine and Decorative Art, informed the spaces design the idea of living simply, but beautifully.

Just as important, they love the Curtis Park neighborhood and hope to stay long after their primary residence becomes more than they need. So they refinanced to cover the cost somewhere north of $250,000 of creating a home on the alley behind their California Street house.

They estimate that in 10 years, the income from using it as a short-term rental will have recouped their investment. If theyre still not ready to leave their house at that point, theyll use the ADU as a long-term rental until that day arrives.

Wed like to be able to offer it at a little more affordable rent than what we could get, says Price, a fundraiser for the Botanic Gardens, because weve benefited from that kind of stuff, too.

Price and Horner wound up using Denver-based L&D Construction, whose president, David Schultz, points out that due to construction expenses, leveraging an ADU as a short-term rental is practically a must to at least get a handle on covering those costs.

I like to think of short-term rentals as the gateway drug to more of these units, Schultz says of the means to create a larger ADU inventory. Ive heard a few council people talking about additional ADUs conditioned on them not being rentals. I think thats really short-sighted.

He notes that the structures are the only form of development thats afforded to the average homeowner. Most of the units his company has built involve constructing living space above a two- or three-car garage, with anywhere from 340 to 800 square feet.

Homeowners often draw on equity from their primary residence to build, largely because construction loans are difficult to get, as appraisals of ADUs can be all over the map. And the city code around ADUs is so nuanced and detailed, he says, that its almost impossible for a layperson to even understand what they can build.

Ive been doing ADUs exclusively for three years, Schultz says, and there are still things that come up that Im not sure of. Then youve got all these other metrics, depending on what zoned district youre in. Its way overly complicated.

In a metro area still growing rapidly, theres another elephant in the room: population density. While some pushback against the units centers on increased proximity to neighbors, Schultz points out that in Denver, population density had actually been declining as families have gotten smaller.

Denver officials confirm that, citing U.S. Census data showing that Denvers density peaked in the 1950s and then fell off considerably until recently, when it returned to about the same level as more than 70 years ago.

We always promote ADU development as a form of gentle density, Schultz says. Its coming, whether the city wants it or not.

In Denver, Martinez-Stone with the West Denver Renaissance Collaborative has been working with builders, as well as Habitat for Humanity, to try to bring down the cost of building ADUs, which she says averages about $260,000.

Were pulling in new housing data showing that its just relentless, the way the market is forcing families that exist right now out of the neighborhoods, she says. We know we need more tools.

Working in partnership with the city, WDRC has designed six floor plans and worked those through permitting ahead of time to streamline the building process. As a result, Martinez-Stone says, these ADUs can be built for at least $100,000 below the market, with the 600-square-foot model running about $150,000. The lower cost enables the homeowner to rent them for less than the market rate and still recover their investment.

The programs target is to construct the 200 ADUs over five years. While that number seems almost inconsequential in terms of the citys ongoing displacement, Martinez-Stone argues that the impact will actually be much greater.

Heres her math: Each new ADU stabilizes the household of the primary residence by providing, in many cases, an income-producing asset. It also benefits the eventual renters with affordable housing; figure an average of three tenants over the 25 years of the program. Finally, the original homeowner can survive the rising property taxes thanks to the extra income and perhaps even pass the property on to the next generation.

So those 200 units ultimately impact about 1,000 households. Martinez-Stone says that currently the city has about 6,000 parcels where ADUs would be allowed enough to get the program started, though additional rezoning would make the search for qualified homeowners easier.

If we could take this and scale it beyond these nine neighborhoods, get more banks and more builders to understand how were doing it, then the numbers start to be relevant, Martinez-Stone says. Now, were taking what the city and the markets havent figured out and were trying to figure it out. What were trying to do is take all those systems, all those steps, and make them more efficient and predictable so we can lower the cost of ADUs.

The corner lot in Westwood already has a primary residence built by Habitat for Humanity. By adding the ADU, it has become the property that will test the programs viability sometime early next year. Already, two homeowners are under contract to participate in the loan program with a handful of others in the pipeline.

The one-bedroom unit features a kitchen, bathroom and living area, with some storage space and checks in at 576 square feet. The building design, which uses 12-foot-by-12-foot segments, represents a hybrid of manufactured components and traditional on-site construction to reduce the price and attract moderate- and low-income homeowners.

Its still a daunting proposition.

The obstacles of creating these are really high, Martinez-Stone says. (Other) residents fear is that these come in and triple the density of the neighborhood. Theres no way. If that was the situation, the task at hand would be trying to temper that and control that. But the lending markets not there, the building markets not there. Its not going to happen. Its like an untapped opportunity.

Like Denver, Englewood has a history with ADUs.

From the 1920s through the 40s, about 180 of the structures sprouted along alleys, many as soldiers returning from World War II sought solutions to the local housing shortage. In the past several years, Englewood says it began receiving inquiries from citizens interested once again in adding them to their properties.

City officials told them the practice was no longer allowed. But it also began keeping a database of requests.

It was getting really long, says John Voboril, long range senior planner for the city, noting that the list extended to roughly 50 people. Housing prices had gone through the roof, rents too. It started to gain some traction because of those two key elements in the economy. We figured it was time to ask the question.

Voboril says Englewood did extensive community outreach and forums to determine what regulations people would like to see, and how many people would be interested in building. Most of the interested parties, he adds, advanced the usual concerns needing extra cash flow as they neared retirement, or some financial cushion to help them stay in their house as they learned to live on a fixed income. Others were looking to take care of either elderly parents or house somebody younger in family, like an adult son or daughter.

MORE: Its not just Denver: Rural Colorado feeling housing crunch, with more residents spending half their income on a place to live

The resolution of what he terms a very contentious debate was the narrow passage of a new ordinance that allows ADUs but with some significant restrictions. Not only would a homeowner have to inhabit either the ADU or the primary residence and bring it up to code, but ADUs would be limited to 650 square feet of living space.

Voboril calls it the strongest, tightest ADU ordinance in the state.

Thats the only way we could make it happen, he adds.

He notes that the city excluded some zoning districts where there was low demand and decided to start in places with single-family homes closer to downtown and the citys hospital district, older portions of Englewood where ADUs had been built earlier in its history. In hopes of avoiding more controversy, the city decided to see how the process goes there before expanding.

Searfoss, the longtime resident of Englewood, counted herself among the opposition. Not only did she feel that the citys process excluded opponents of the idea, but she also felt that allowing ADUs would trigger extreme issues with trash and traffic. Absentee landlords who didnt monitor their renters also became a concern because, she claims, the city never enforced its code prohibiting ADUs when those were already on the books.

Searfoss also called it ironic that the very people who supposedly needed the ordinance to stay in their homes or take care of relatives would effectively be shut out by its restrictions.

How is this economical for a retired couple to build in their backyard, when they have to bring their home up to code, and then pay a builder? she asks. Its just not the economic boon that it was presented as. Growth is inevitable, I understand that. But this didnt bring Englewood citizens along with growth and development. It left us behind.

Searfoss says she tried to get a repeal of the new ordinance put on the November ballot so citizens could vote on the issue. But family medical issues pulled her away from the effort after shed gathered about 500 of the 762 signatures she needed. Now, she says, the only people likely to benefit are developers who can afford to work around the restrictions.

Schultz, the Denver builder, says the citys hurdles are so much higher than Denvers that hes not getting close to Englewood. He expects that maybe one or two might get built.

But Mike Dickman, who has worked in metro-area real estate for years, recently created a new company for the sole purpose of building ADUs, and he envisions Englewood as a bonanza.

We feel this market is going to be huge, Dickman says. With a nod to the citys history he calls this their back-to-the-future moment.

His Carriage Home Builders will focus on nothing but ADUs and, in a familiar refrain, seek ways to bring costs into an affordable range. He feels that modular housing is the only way to do that and has been working with a manufacturer. Once he has marketing materials in hand, he plans to target one small area of Englewood and make his pitch.

Im one of these old-time guys, Ill go knock on doors, he says. I have no problem with that.

Martinez-Stone, who in addition to her work with the WDRC also serves on the Denver planning board, says she has repeatedly gone on the record in meetings saying that the current method of rezoning for ADUs on a parcel-by-parcel basis is inefficient and ineffective.

We should be doing these by the thousand, she says, especially in areas facing significant displacement. To underscore the urgency, she points to the West Colfax neighborhood. In 2012, the average household paid $75 per month in property tax. Now it pays $235.

All added up, many households with low or fixed income can see on the horizon that they may not be able to afford or keep their home, she says. This provides a solution to that.

The problems may differ among the economic classes, but the possibility that ADUs could become part of the solution has emerged as a common theme across the Denver metro area.

Broomfields city council recently passed an ordinance allowing construction of ADUs, though homeowners associations can still prohibit them. The city also may consider the possibility of offering some sort of subsidy for homeowners who build ADUs and rent them to low-income tenants.

Councilwoman Sharon Tessier says that the free market will never solve the areas housing issue, and neither will any one nonprofit or governmental agency.

Its a partnership that has to happen, she says. ADUs will definitely be part of that, because were able to allow for that in ordinances. My hope is that some of the HOAs will allow it, and it doesnt become so much of a NIMBY issue.

Donna Mullins of Aging Well in Jefferson County, an initiative that began in 2008 and operates under the Human Services department, volunteers with a working group on housing issues that sees ADUs offering an alternative for seniors to age in place. An older person might stay in their home and have a caretaker live in the ADU, or vice versa.

She says Jefferson County had an ordinance on the books for a long time, but it was so restrictive that, in 2011, the group hired an intern to spend a year researching ADUs around the country. That resulted in a set of proposals to the countys planning and zoning people, and less restrictive regulations went into effect in 2014.

There have been 55 applications since the change, compared with 11 in the six years before and, Mullins adds, those numbers dont account for 2019.

The good thing with ADUs is you can use the same infrastructure, so that makes it a little cheaper, she says. You cant build a house for $250,000 around here.

As they look south from the second-floor flat behind their house to a slice of the Denver skyline, Price and Horner, the couple with the ADU in Curtis Park, realize that one day a neighbor could build a similar structure and take that view away. They shrug. Thats life in the city.

We cant grow out anymore, Price says, shaking his head at city dwellers who complain that filling in the holes will ruin the neighborhood. Sure, theres too much traffic, but its not because there are too many people. There are too many cars.

Horner calls concerns about density an irrational fear born of misconception.

Unless we encourage this, the city wont be able to be as livable, he says. Its gonna happen.

This reporting is made possible by our members. You can directly support independent watchdog journalism in Colorado for as little as $5 a month. Start here: coloradosun.com/join

Go here to read the rest:

Colorado cities want to embrace gentle density of granny flats, but they're hitting speed bumps - The Colorado Sun

Denmark

BOYS

Coach: ChristianAtkinson, second season.

Last years results:Finished sixth at county championship

Key returners: T.J.Flores, Danie Eberbach, C.J. Woodruff

Key additions: N/A

Outlook: Junior T.J.Flores headlines the Danes returners this season, as Flores narrowly missed atop-10 finish last season at the Class 5A-4A state meet, finishing 11thwith a 2:01.78. Denmarks boys swim and dive team will look to continue growingin its second year as a program. The Danes finished seventh last season in theForsyth County Championships.

GIRLS

Coach: ChristianAtkinson, second season.

Last years results:Finished seventh at county championship

Key returners: SarahClark, Samantha Kenney, Shelby Mauldin, Hanna McNamara

Key additions: N/A

Outlook: Denmarksgirls swim and dive team enters the 2019-20 season with its relay team intact,which includes sophomores Hanna McNamara and Samantha Kenney, junior ShelbyMauldin and senior Sarah Clark. The Danes 400 free relay team finished 14h atlast seasons Class 5A-4A state meet. McNamara also finished 15th inthe 200 IM with a 2:19.91.

Forsyth Central

BOYS

Coach: Asheley Bell,sixth season

Last years results:Finished fourth at county championship.

Key returners:Thomas Eaton, Guenter Kryzon, Brendan OSullivan, Thomas Shefchunas

Key additions: N/A

Outlook: SeniorThomas Eaton returns after a strong showing at the Class 7A-6A state meet,posting a fifth-place finish in the 100 fly (51:23) and placing seventh in the200 IM (1:54.52). Eaton will again anchor the Bulldogs relay team, one thatalso brings back Guenter Kryzon, Brendan OSullivan and Thomas Shefchunas.

GIRLS

Coach: Asheley Bell,sixth season

Last years results:Finished third at county championship

Key returners: KateEaton, Riley Byers, Amanda Cesario, Katie Semler, Gabi Somoza

Key additions: N/A

Outlook: ForsythCentrals girls swim and dive team appears to be in good shape entering thisseason, as the Bulldogs bring back a bulk of their state qualifiers from lastyear. Central finished in the top 20 of seven events at the state meet, led bya 14th-place finish in the 400 free relay by sophomore Kate Eatonand seniors Riley Byers, Amanda Cesario, Katie Semler.

Lambert

BOYS

Coach: Kerry Langley,eighth season

Last years results:Finished fifth at Class 7A-6A state meet, first at county championships.

Key returners:Daniel Gallagher

Key additions: N/A

Outlook: Lambertsboys swim and dive team has its work cut out after graduating four highlydecorated seniors in Mikhail Johnston, Seth Maschmeier, Alexander Reyman andLleyton Smith. The Longhorns return plenty of potential, though, namely seniorDaniel Gallagher, who finished second in the 200 IM (1:49.28) last season atthe Class 7A-6A state meet. He also had a fifth-place finish in the 100 back(50.12) and swam on the seventh-place 200 free and second-place 200 free relayteams.

GIRLS

Coach: Kerry Langley,eighth season

Last years results:Finished 14th at Class 7A-6A state meet, second at countychampionships.

Key returners: LilyBlank, Sarah Blackstone, Kyleigh Huston, Lauren Martin

Key additions: N/A

Outlook: SouthForsyth broke Lamberts nine-year winning streak at the Forsyth CountyChampionships last year, but the Longhorns bounced back with a 14th-placefinish at the Class 7A-6A meet, led by senior Lauren Martins third-placefinish in the 100 breast (1:05.52) and seventh-place finish in the 200 IM (2:10.45).Lambert also returns sophomore Kyleigh Huston, who finished eighth in one-meterdiving (209.85) as a freshman.

North Forsyth

BOYS

Coach: Tyler Martin,third season

Last years results:Finished 13th at Class 7A-6A state meet.

Key returners: AlexGonzalez, Logan Cornelison

Key additions: N/A

Outlook: Senior AlexGonzalez finished sixth in the 200 free and 100 backstroke at last seasonsClass 6A-7A state meet and looks to finish on the podium this year. JuniorLogan Cornelison also hopes to take the next step after placing 16thin the 50 free and 20th in the 100 free.

GIRLS

Coach: Tyler Martin,third season

Last years results:Finished 22nd at Class 7A-6A state meet.

Key returners:Hailey Galbraith, Maryann Story

Key additions: AbigailHutcheson

Outlook: NorthForsyth has state champion Hailey Galbraith as the cornerstone of its programfor the next two seasons, which is good news for a Raiders squad that welcomesfreshman Abigail Hutcheson this season. North Forsyth coach Tyler Martin saidHutcheson will provide a boost in the 50 and 100 free, as well as the 100 fly.Galbraith won the 50 free at the Class 7A-6A state meet and was runner-up inthe 100 fly. She set county records in both events at the Forsyth County meet.The Raiders also bring back senior Maryann Story, who finished 24thin the 500 free.

Pinecrest

BOYS

Coach: Denise Jordan

Last years results:Finished sixth at county championship; Placed 26th at Class 5A-1Astate meet.

Key returners:Anthony Birozes, Mason Carter, Brendan Spillane, Henry Borgerding, Diego Perez

Key additions: N/A

Outlook: Pinecrestmight have its best team in school history this year, as five Paladins havealready qualified for this years Class 5A-1A state meet. The 400 free relayteam swam a school-record 3.26.45 at last years Class 5A-1A state meet,finishing seventh in the event. Senior Anthony Birozes helped qualify thatteam, as well as the 50 and 100 free, where he placed seventh and 11th,respectively.

GIRLS

Coach: Denise Jordan

Last years results:Finished seventh at county championship

Key returners: CharlotteAdams, Maria Birozes, Sarah Meersman, Mercedes Persichetti

Key additions: N/A

Outlook: Pinecrestwill return its entire 200 medley relay team, which set a school record at theClass 5A-1A state meet with a 2.05.94. Pinecrest coach Denise Jordan saidMercedes Persichetti will also try to qualify in the 50 and 100 free this year.

South Forsyth

BOYS

Coach: Katherine Bergdahl, second season

Last years results: Finished second at county championship;

Key returners: Barrett Breeze, Ben Isakbayev, Riley James,Jake Taulbee, Sreenivas Yellayi

Key additions: N/A

Outlook: South Forsyth returns its entire 200 medley relayteam from a year ago, which placed 13th at the Class 7A-6A statemeet. Seniors Jake Taulbee and Barrett Breeze also showed promise in the 200free, where they finished 15th and 17th, respectively, atthe state meet. Taulbee had a sixth-place finish in the 500 free. South coachKatherine Bergdahl said the swim and dive team added 35 newcomers this season.

GIRLS

Coach: Katherine Bergdahl, second season

Last years results: Won county championship; Placed thirdat Class 7A-6A state meet.

Key returners: Emilie Flynn, Jordan Edwards, Katie Herman,Emery Betzer, Jenny Chung, Sarah Davis

Key additions: N/A

Outlook: Two of South Forsyths top swimmers, Caroline Perryand Mary-Kate Wichalonis, have graduated, but the War Eagles return a wealth oftalent this year. Seniors Emery Betzer and Emilie Flynn placed at last yearsClass 7A-6A state meet, with both competing on Souths fifth-place 400 freerelay team. Junior Jordan Edwards returns after a placing fifth in a couple ofindividual events, including the 100 butterfly and 100 breast. South coachKatherine Bergdahl said the swim and dive team added 35 newcomers this season.

West Forsyth

BOYS

Coach: ClaytonTillery, eighth season

Last years results:Finished third at county championship; Placed 11th at Class 7A-6Astate meet.

Key returners: JackAikins, Brett Sasser, Griffin Egolf, Conor Hubbard, Owen Holland

Key additions: GrantShimer

Outlook: A couple ofthe best sprinters in the state will lead West Forsyth this season juniorsJack Aikins and Brett Sasser. Aikins brought home a state championship in the50 free last year, while Sasser finished a few spots behind at No. 6 in theClass 7A-6A state meet. Over the summer, Aikins secured a spot in the 2020Olympic Trials. Wests 200 free relay team, which features Aikins, Sasser,Griffin Egolf and Owen Holland, will also look to take the next step thisseason after finishing third last year at the state meet.

GIRLS

Coach: ClaytonTillery, eighth season

Last years results:Finished fourth at county championship; Placed 23rd at Class 7A-6Astate meet.

Key returners: KaylaGonanin, Nana Vanderwall, June Phang

Key additions: EmilyKate Martin, Catalina Infante, Michelle Cummo

Outlook: Junior JunePhang will bolster West Forsyths girls swim and dive team, as will sophomoreNanna Van der wall and senior Kayla Gonanin. Phang finished second in thebreaststroke and managed a 12th-place finish in the 100 fly at lastyears state meet. The Wolverines also had a strong showing in the 200 medleyrelay but must replace Lucy Ballard, who has since graduated.

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2019-20 SWIM AND DIVE PREVIEW: Team-by-team capsules - Forsyth County News Online

SEE IT: Massive Christmas light display takes shape in Pittsville Salisbury Daily Times

Curtis Davis says his goal is just to brighten people's holidays.

His "Winter Wonderland on Morris Road," alight and figurine display withabout $8,000 invested,now covering nearly every inch of his front lawn in Pittsville, Maryland,mightdo the trick.

With everything from luminous Star Warsfigures andinflatableMinions, to an 11-foot Santa atop an elephant, characters from "Frozen" and hundreds of other additions, the 39-year-old's display isskating into itssecond year.

Eyes get lost winding through the intricacies of the layout.

A holiday light and figurine display covers the yard of Curtis Davis, 39, in Pittsville, Maryland, on Nov. 13, 2019. This is the second year of his mega display, and the Pittsville native wants to continue the tradition for years to come.(Photo: Kelly Powers)

"Last year, I had about 500 people come out," Davis said, as his nieces walked ahead of him down the path lined with red candy canes and white lights."This year, I wanted to go biggerso I upgraded my electric to handle the load. The yard is full now."

When not spending his weeknights at Peninsula Regional Medical Center, sterilizing tools ahead of surgeries, the Pittsville native has planned this year's layout for his childhood homefor months.

Davis even bought some of the pieces for this year's display the day after last Christmas.

A holiday light and figurine display covers the yard of Curtis Davis, 39, in Pittsville, Maryland, on Nov. 13, 2019. This is the second year of his mega display, and the Pittsville native wants to continue the tradition for years to come.(Photo: Kelly Powers)

"By July,really started thinking about it," Davis said, with the breath of hislaugh hanging in the cold night air. "Kind of walking out here in the yard, talking to myself, waving my hands in the air, visualizing, moving things around.

"People probably thought I was a little crazy."

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But he isn't the first in the neighborhood to set out on this mission.

Davis said another home in the town hosted a walk-through display for over 20 years called "Christmas on Parker Place," but in 2017 the couple had announced the end of that tradition.

"That's like one of my, I guess you could say, childhood fondest memories of the little setup," Davis said, looking over at thevintage plastic Santa sleigh from the former yard display.

(From left) Hailey, Curtis and Paytlyn Davis pose in front of the front-yard holiday display in Pittsville, Maryland, on Nov. 13, 2019. Curtis, 39, is the girls' uncle, and he looks forward to keeping the tradition alive.(Photo: Kelly Powers)

"I knew the number of people that came to Parker Place was high and made it a yearly tradition," he continued. "Looking over their Facebook page seeing the comments, made me realized how much people enjoyed the display. So I decided I wantedto carry it on."

He plans to do just that each weekend leading up to Christmas Day, with the first dayset for Saturday, Nov. 16.

His nieces, Hailey and Paytlyn, agreed its never too early to get festive once November starts.

Davis said over 35,000 people have "viewed" his Facebook post for the opening weekend.

Davis grew up in the house he now owns, nearly taken overcurrently by holiday decorations, and was raised for the most part by his grandparents after losing his mother to cancer at 2 years old.

A holiday light and figurine display covers the yard of Curtis Davis, 39, in Pittsville, Maryland, on Nov. 13, 2019. This is the second year of his mega display, and the Pittsville native wants to continue the tradition for years to come.(Photo: Kelly Powers)

He said his family has been nothing but supportive since he took on the project last year, and he can't wait for his nieces and nephews to grow old enough to help him out with the setup.

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The bachelor wants his display to expand next year, witha few ideas already up his sleeve. Davis said he plans to continue the tradition annually.

A holiday light and figurine display covers the yard of Curtis Davis, 39, in Pittsville, Maryland, on Nov. 13, 2019. This is the second year of his mega display, and the Pittsville native wants to continue the tradition for years to come.(Photo: Kelly Powers)

"It doesnt matter if you're 1 or 100. We all have that kid inside of us that enjoyslights and brings back memories," Davis said."I stand at the entrance of the display each night its operational and welcome everybody, offer them a candy cane, and tell them 'All I ask is you enjoy it.'

"To see each person's facial expressionsays it all makes me realize I nailed it."

As for safety, the speed on Morris Road near his home is 40 mph, but Davis said the county is expected to place temporary pedestrian traffic signs near the area. Davis also saidthe Sheriff's Office has said its willing to make extra patrols on the evenings he's running.

Hailey (right) and Paytlyn Davis, 11 and 9 respectively, take in the sights of their uncle Curtis' display in Pittsville, Maryland, on Nov. 13, 2019.(Photo: Kelly Powers)

"That's my biggest concern with all of this,as it grows," he said. "Some people just don't want to pay attention."

For those who may have caught his display already, Davis has made many additions: from the entire back half of the display, to a set schedule for Santa's appearance, a station to write and send letters to the North Poll, as well as an official Toys for Totsdrop-off site.

"Try to enjoy the details," Davis said.

His niece Hailey still thinks he could go bigger.

"Could haveSanta's sleigh on top of it," the 11-year-old said smiling, pointing toward the roof.

Where: "Winter Wonderland on Morris Road,"6515 Morris Rd Pittsville, MD 21850

Schedule:

11/16 5:30-10 p.m.

11/17 5:30-9p.m.

11/22 5:30-10p.m

11/23 5:30-9p.m.

11/30 5:30-10p.m.

12/1 5:30-9p.m.

12/6 6-10p.m.(Santa 6-8:30 p.m.)

12/7 6-10p.m.(Santa 6-8:30 p.m.)

12/8 5:30-9p.m.

12/13 5:30-10p.m.

12/14 5:30-10p.m.

12/15 5:30-10p.m.

12/20 6-10p.m.(Santa 6-8:30 p.m.)

12/21 6-10 p.m. (Santa 6-8:30 p.m.)

12/22 5:30-9p.m.

12/23 5:30-9p.m.

12/24 5:30-9p.m.

Read or Share this story: https://www.delmarvanow.com/story/news/local/maryland/2019/11/15/pittsville-christmas-lights-winter-wonderland-morris-road/4192057002/

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Massive Christmas lights display in Pittsville has Star Wars figures, Minions and more - Delmarva Now

Ah, the slush-and snow-covered Michigan landscape makes you welcome a nice Hot Stove, and the intrigue that surrounds a baseball offseason -- even if the Tigers wont be major players for the top free agents. While you try to remember where you left your parka from February, allow me to

Ah, the slush-and snow-covered Michigan landscape makes you welcome a nice Hot Stove, and the intrigue that surrounds a baseball offseason -- even if the Tigers wont be major players for the top free agents. While you try to remember where you left your parka from February, allow me to open the Tigers inbox, now set for each Friday as the weeks unwind towards Spring Training:

Thanks for the question, Rob, who is not related. The Tigers have talked about Justin Smoak as an option for them at first base to bolster their offense and I expect Eric Thames would be in the same category. Both players had subpar 2019 seasons by their standards, and both have a track record of producing runs and hitting for power.

None of us in the local media has talked with Miguel Cabrera since seasons end, so we have to go on what general manager Al Avila is saying. And even Avila emphasized earlier this week at the General Managers Meetings that Cabrera still has to keep up the commitment he has apparently shown so far. But judging from Cabreras comments near seasons end, I believe he has finally been confronted by the possibility his knee issues could end his career.

He was always able to play through injuries when he was younger, and the bulk he brought to Spring Training this past season suggested he was more worried whether he could hit for power again than whether he could simply stay on the field. The midseason diagnosis changed that.

Cabrera is a proud player. He also has more fun on a baseball field than just about any player Ive covered. Even if he isnt as worried about his place in history as one might expect, I dont think hes ready for retirement -- or for injuries to retire him.

Well, money helps -- maybe not as much as it used to, especially on the international market, but it helps. And in fairness, the Tigers system outranked the Yankees in MLB Pipelines last farm system rankings back in August. But while Tigers have more top-level talent at this point thanks to Detroits recent Draft picks and New Yorks trades over the last few years, the Yankees have done a better job of getting production out of next-tier signings and Draft picks. New Yorks current top prospect, right-hander Deivi Garcia, was a relatively low $200,000 signing a few years ago. Estevan Florial signed for the same amount after a birth-certificate discrepancy. No. 4 prospect Luis Gil was a $90,000 Twins signee whom the Yankees acquired for Jake Cave. The Yankees Double-A Trenton rotation was an impressive collection of arms without top-prospect billing beyond Garcia.

Part of the equation is scouting and part is instruction. This is why the Tigers moves in player development earlier this week were so important. They need more second-day Draft picks and unranked international signings to blossom into top prospects like Tarik Skubal, which means they need the tools to help evaluate and get that talent from such players.

Well, lets be realistic: If the Tigers system was producing more Major League ready players than the club knew, these hires might not be happening. The organization had hitting and pitching philosophies through the system and had managers and coaches at each level following guidelines on usage and playing time, but these moves put someone specifically in charge of it all.

Kenny Graham implemented a hitting program with the Brewers and will try to do it again. Dan Hubbs became available to implement a pitching program when USC let his contract as head coach expire at the end of the college season.

The other factor with hiring Hubbs is the appreciation of Driveline Baseball philosophies on building up and maintaining pitchers. Until now, the only real Driveline influence in the organization was Matthew Boyd, who works out at Drivelines facility in the Seattle area each offseason. But more teams are embracing the philosophies, evidenced by recent hires. Driveline founder Kyle Boddy joined the Reds organization in October. Another Driveline member, Sam Briend, became the Yankees director of pitching development back in June.

Not great. Heres a story from earlier this week discussing that possibility.

Avila indicated to MLive.coms Evan Woodbery at the GM Meetings that they could add a player on a multi-year deal if that player logically fills a long-term need. For example, a multi-year contract for a free-agent pitcher would make little sense with Casey Mize, Matt Manning and others on the horizon, but such a deal for a first or second baseman at the right age might work. That doesnt mean the Tigers will go for a big deal with a top free agent -- not this offseason anyway -- but they could go an extra year to make a deal work if theres a first or second baseman who could help in 2020 and '21.

The Tigers have the first pick in the Rule 5 Draft next month, so theyll have their choice of the field. They used the same spot on Victor Reyes in 2017, which was somewhat of a surprise considering how little attention he drew going in, but Reyes progression in 2019 reflected well on the pick. Well know more about the Rule 5 possibilities once the deadline passes for teams to protect prospects next Wednesday.

MLB Pipelines Jonathan Mayo had some good numbers on Rule 5 history earlier this week. No prospect in MLB Pipelines Top 100 has been left eligible for the Draft over the last four years, but more than half of the eligible prospects on organizational Top 30 rankings were available last winter. For what its worth, Reyes was the 18th-ranked prospect in the Diamondbacks farm system by MLB Pipeline when the Tigers drafted him. By contrast, reliever Reed Garrett, last years Rule 5 pick, was unranked.

The thing with Ron Gardenhire is that theres no clear successor in the system to take his place if he and the Tigers dont agree on a new contract after next season. There was some speculation that Doug Mientkiewicz could move up from Triple-A Toledo someday, but it never seemed to be a serious thought. Now the Tigers are looking to replace Mientkiewicz with a veteran manager, which raises the possibility. But I dont think thats the goal. Its more important for the Tigers to provide what they believe to be the right atmosphere for the prospects theyll have in Toledo next year, important enough that theyll be paying Mientkiewicz not to manage the club.

For what its worth, the Tigers havent promoted internally for a manager since Luis Pujols took over as interim skipper for Phil Garner in 2002. The last full-time Tigers manager to come from within the organization was Larry Parrish, who took over for Buddy Bell in 1998 and then was re-signed for 1999.

Jason Beck has covered the Tigers for MLB.com since 2002. Read Beck's Blog and follow him on Twitter @beckjason.

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Inbox: Could Tigers add power this offseason? - MLB.com

Moulton has restored, built or rebuilt some of the waterfronts most iconic structures, including a stunning restoration of the 1916 Union Station at the foot of Main Street. All the while, she has been proving that you can do well by doing good really.

However, life sometimes circles round and bites you on the butt. Long an outspoken champion of commuter rail, Moulton is now fighting the railroads to preserve her legacy.

Moulton, 69, is the CEO and co-founder of Main Street Landing, which is owned by her business partner and co-founder, Elizabeth Lisa Steele.

Melinda Moulton, Michelle Obama and Lisa Steele. Courtesy photo.

Lisa is the owner and the president of Main Street Landing, Moulton explained. She owns the company and the property. I am the CEO. We are both co-founders and have worked side by side for over 35 years together. Our motto for our work is Two Women with a Vision Creating a Place for All People. Neither one of us could have done what we have done without the other.

Since 1983, Moulton and Steele have created close to $30 million of built environment running alongside Lake Champlain. Their 25-year incremental redevelopment master plan has added 250,000-square-feet of office, retail, restaurant, apartment space plus a performing arts center to the downtown area while at the same time introducing a new, female-inspired development model with a healthy dollop of social justice.

Our method of development was based on creating beautiful places for people to live, work, and play, Moulton said. We knew that if we built buildings that were beautiful, and healthy, and affordable to rent, that we would be successful. Our success depended on more than just financial return, although that worked out positive for us, too.

The partners have a close working relationship; Moultons office is in Union Station and Steele works at home. They get together once a week to discuss the business.

She was more active early on, when we were doing a lot of the building, Moulton said. But since 2005, its really been mostly managing the company, managing the leases. She doesnt come into the office very often. My job is to protect her property and maintain the buildings and care for them and keep them full and generate an income and do good through the community. Shes involved and shes a dear, dear friend.

Main Street Landing manages about 100 leases, has a staff of eight and earns approximately $3 million a year in revenues. It owns and manages five buildings and has two more lots with growth potential.

Before there was Main Street Landing there were centuries of a working waterfront in Burlington, followed by a long period of advanced decline complete with homelessness and rats. That was followed by a string of ultimately failed development projects. When the dust settled, it turned out that Steele owned a lot of developable waterfront land and Moulton, who had been a back-to-the-land hippie when she first arrived in Vermont, was ready to turn herself into a developer.

In Moultons mythology of development, Burlingtons Main Street really begins on the coast of Maine.

And it becomes Route 2, Moulton explained, as she sat in her spacious office with views of the Lake and the Adirondacks beyond. And then it becomes Williston Road and then Main Street. And all this energy from the ocean powers through this road until it comes barreling down Main Street and explodes at this building.

You could say the same thing about the chic jackhammer that is Moulton. Congressman Peter Welch calls her a gift to Vermont.

He met her when he rented office space from her for his gubernatorial campaign in 1990, and he continues to know her through her involvement in progressive politics, especially womens rights issues.

Anyone involved in Vermont politics knows Melinda Moulton, whether they want to know her or not, he joked.

Then, getting serious he said, Its hard to keep up with her. Shes had a sustained focus and effective career with green development at a crucial landscape. Green buildings and public access down at the waterfront are a legacy that she and Lisa should be proud of. Youve got to deal with many different people and interests simultaneously, meanwhile getting plans approved, coordinating with contractors to keep the cost in budget, dealing with people who have competing views of what should be done. Melinda and Lisa took a decrepit railroad industrial waste site and turned it into something the whole state is proud of. It took skill and effort. Shes also been a major supporter and fierce advocate for womens empowerment. Shes determined, vocal and persuasive as an advocate and a leader in the business community.

Former governor and Democratic presidential candidate Howard Dean calls her a powerhouse. Others who have worked with her on development and social justice issues (shes been on almost every board in Vermonts non-profit world) speak of her passion, her heart, and her soul.

Governor Douglas cracks up Governor Dean, TJ Donovan and Melinda Moulton in this 2012 photo.Photo courtesy of the Lund Center.

The words trailblazer, people connector and incredible force for good are used frequently. These are not words normally associated with developers.

Yet NBC News once called her a Fleecer of America for her support of rail.

Blonde, smart, elegant, voluble, entertaining and dynamic, Moulton frequently lectures around the country on developmental and environmental issues as well as feminist concerns.

She has been a stalwart of Planned Parenthood for many years, sits on the board of PPNE, and co-chaired a 50th anniversary, $25 million fundraising campaign that exceeded its goal.

She was a founder of the 2017 Vermont Womens March that brought 22,000 people to the Statehouse to fight for womens rights it was so big, it shut down the Interstate.

It was a huge highlight of my life, she says. This year she testified in favor of H57, the law that protects Vermonters rights to abortion.

Moulton describes her success as the power of navet.

People, especially women, are afraid to do things because they dont know if they can, Moulton said. But when I talk to women or mentor women, I say that if somebody opens the door, youve got to walk through. You may think that you dont know how to do it. But if somebody has the faith in you, and thinks that you have the ability to do something, dont second-guess yourself. Walk through the door! Give it your all! And Ill bet you that 95 percent of the time you can do it. Youll figure it out. I did. I figured it out.

For figuring it out, Moulton was honored by the Burlington Business Association with the Nathan Harris Award in recognition of her contribution to the economic vitality of downtown Burlington.

Vermont Businesses for Social Responsibilities gave her its honored Terry Ehrich Award.

Professionally, her development properties have won the Energy Star for Small Business Award from the US Environmental Protection Agency, the Hertzel Pasackow Award for Architectural Excellence, the Chittenden County Historical Society Award, the Burlington Historic Preservation Association Award, the AIA Excellence in Architecture Wards, and a Leadership in Energy and Environmental Design Silver (LEED) Award from the US Green Building Council.

Moulton refers to herself as a back-to-the-lander who figured out the development business by herself, but she was born and raised to do what she has done.

My father and his family for three generations were general contractors in Pennsylvania, Moulton said. They built office buildings, churches, and commercial buildings. My mothers father was a residential builder who built many of the homes in the town she grew up in.

Moulton learned building by osmosis, shadowing her father in his office and accompanying him to ribbon-cuttings. By the time she got to Vermont, she already had many of the tools she would need later in her life.

She was also by then a graduate of the Katherine Gibbs Secretarial School, which she entered when she was 17, getting an associates degree and learning how to run the most important offices in the land for some of the countrys most successful men.

You had to wear a suit and a hat and gloves, and your hair had to be above shoulder length, Moulton said wryly. There was a sense of propriety in the way that you held yourself. We studied accounting and investing and all sorts of business courses. The beauty part of Katie Gibbs is they placed you in extraordinary positions. You would get a job as an administrative assistant to the president of big corporations or magazine editors. People wanted Katie Gibbs girls. The Gal Friday was always a Katie Gibbs girl. So after I finished school, I got a job at Harvard University.

Like just about every Hallmark movie, love brought Moulton to Vermont. She met her future husband, award-winning filmmaker Rick Moulton, in Boston. The pair, inspired by the story of Scott and Helen Nearing, built their stone house by hand, stone by stone, in a high meadow in Huntington.

The couple have two children and four grandchildren. In Moultons spare time she plays piano and writes music.

Shes very smart and shes done a lot of wonderful things for the community, said Governor Dean. I know her well because she was a big force in revitalizing the waterfront. She seems to have this incredible drive. Shes really interested in social justice.

Moulton was on the VBSR board from 2001 to 2017.

She was always a voice on behalf of the environment, said Jane Campbell, VBSRs executive director. Businesses create change. And Main Street Landing uses an approach that focuses on sustainability. She was an early voice for rail in Vermont, to cut back on some of the fossil fuels. Shes always been a proponent of downtowns. Shes always been a voice on behalf of women. Main Street Landing could have been developed in many ways, but it was the first LEED building. Thats unusual for a female developer. Shes been outspoken. When she talks in a room, people listen.

Tom Torti, the president of the Lake Champlain Chamber of Commerce, has known Moulton since the 1990s, when she was beginning to develop the waterfront and advocating for renewed train transportation.

It was community sustainability through economic development, Torti said. Melinda brought heart, soul and passion to development in a sustainable way, a way that fit into the community. Even so long ago, she recognized that our reliance on fossil fuel was not going to be sustainable. And she has been proven right. Today were talking more and more about public transit and building commercial retail and residential in proximity. These ideas seem common and normal today, but they were a bit out of the norm back then. Shes absolutely a trailblazer. She went in a different direction and set a standard for how we think about urban development. She proved you can make money by doing things with people and place foremost in mind.

Torti praised her mentoring abilities.

She takes the time to give advice freely, Torti said. Its easy to have a conversation with her. We may come at an issue differently and disagree, but we can do it without being disagreeable. Its the kind of discourse we should be having in our public engagement. She seeks to understand someone elses perspective, and we need more of that.

Everyone is welcome in Melindas universe said John Killacky, former executive director of the Flynn Center in Burlington and a current member of the Vermont House of Representatives.

Killacky joined the Flynn in 2010.

I found in Melinda the most supportive colleague, he said. She welcomed me. She was a collaborative colleague. She was someone who I could ask advice from. We became dear friends.

Even though Moulton built a theater into one of her properties, Killacky never saw her as a competitor.

We were not competitors but collaborators, Killacky said. If something was at the Flynn or at Main Street Landing, it was a win-win for both of us. The world was plentiful. We didnt function from a scarcity mentality. Often things were scheduled the same night. Competition? None of that!

Every winter Main Street Landings Performing Arts Center picks a nonprofit to benefit from its classic film series.

One year they offered it to the Flynn, Killacky said. It was such a lovely example of her partnership. And I watched her weave that tapestry with the whole community. That is exemplary of her great leadership. Ive been to her theatre many times for films, theater, memorial services and fundraisers. All those partners were embraced by Melinda.

When Meagan Gallagher came to the presidency of Planned Parenthood of Northern New England, she found Moulton already on the board.

She helped me know New England, Gallagher said. Shes such an incredible force for good. She so deeply believes in people and in better places and in progress and peace and love. Its amazing to watch her drive this agenda of love. Shes unlike anyone Ive ever met before. Shes results-oriented. Her role in a group is to keep things moving forward. She burns with passion for reproductive rights and womens ability to drive their own futures. You cant help but want to go along with her.

Sue Minter, former gubernatorial candidate and current executive director of Capstone Community Action, met Moulton in 1996 when they were working on train issues. Moulton went on to support Minters candidacy when she ran for governor in 2016, and even found a job for her once the election was lost.

Shes an extraordinary person, Minter said. Shes a businessperson and a visionary. She brings others into her vision. Im in awe of her ability to dream big and make big things happen.

Moulton comes from Allentown, Penn., where her familys roots stretch back 150 years. She is the third of four children.

Her mother was involved in theater.

She studied acting in New York and she was the president of the Lyric Theater in the town, Moulton said. She belonged to a lot of community organizations. I remember as a child going around the neighborhood with an envelope to collect money for the Red Cross and for M.S.

Moultons father was a successful general contractor. She said she believes she was his favorite child. He worked six days a week, and on Saturdays he would take her to the office with him.

None of his employees would be there, Moulton said. He was able to catch up on his work. He taught me how to use the big accounting machines. And I learned how to use the phones. And I studied with him. Id go to all of his estimating bidding meetings. I was pretty close to my dad and I watched him in his business.

When she was 10 years old, Moultons parents divorced. Two years later her mother died.

Then we went to live with my father and his new wife, Moulton said. I think if my mother had lived, I might have been a doctor or I might have continued to study music. She always saw the softer side of me the arts and sciences because thats where my strengths were. But with her death, a lot of the dreams I had for my future kind of went out the window, because she was the one who encouraged me in those things. I think my father always saw me going into business and maybe even contracting.

Her father moved the family to a farm where he raised American Saddlebred horses, cows for beef and different kinds of birds.

He was a gentleman farmer, Moulton said. I became a rider and showed Hunter class. I would go down with him to Kentucky and keep his breeding books. When it came time to go off to college, I really wanted to study medicine. And he said to me, I want you to be able to always work, so that if anything ever happens to your husband, you can support yourself and your family. So he took me to New York City to the Pan Am building, and we went up to the floor where Katharine Gibbs was. We met with the schools president.

When she was 17, just out of high school, her father dropped her off in front of the Barbizon Hotel for Women on Lexington Avenue in Manhattan.

In an era of student rebellion, even the proper Katherine Gibbs students were becoming a bit rebellious. One incident stands out for Moulton.

It was after tea, and a bunch of us walked out of the building, Moulton said. Everything was quiet. There were policemen lined up on the street at every corner. We walked up to one of the policemen and I said, Whats going on. And he said, Look down the street towards Harlem. There are fires burning. He said, Martin Luther Kings been murdered. You need to get back to the Barbizon. And I think in that moment something snapped inside of me. My activism took root. So I finished my year in New York and transferred to Boston. I wanted to be in a more hip town, and I felt like New York was kind of lonely and impersonal. So I forged my transfer papers and told my father that I was going to be going to Boston in the fall.

Moultons father was not happy about the venue change, but she held her ground and finished up her degree at Katherine Gibbs in Boston. The degree got her a job at Harvard University working for Mark Ptashme, an associate of Dr James Watson.

I became Marks right-hand person, Moulton said. I worked for him for probably a year and a half, maybe two years. While I was there I started taking courses in finance and business and writing and the things that I just really wanted to study and be a part of. And that rounded out my education.

Then friends introduced her to Rick Moulton.

He was leaving for Europe and was gone that whole next winter, she said. I forgot about him. But I must have stuck in his head. He came back in the spring and we dated for probably a month before he asked if I would come to Vermont and live in the middle of nowhere with a bunch of his friends and just be with him.

She said yes.

I fell in love with him, Moulton said. I asked him why he came back to me and he said, Because I knew you had potential. That life with him was off of the beaten path. It was not where my father wanted to see me go. But it was the Sixties movement. We moved to Vermont. We lived out in Westford with about 12 other people in this big farmhouse. I slept in a hammock in a sugar house and fell more and more in love with this man.

In the fall, Rick decided to finish his degree at the University of Denver. Moulton went with him.

We packed up my little Fiat sports Spider and drove out to Denver and rented a little house, she said. And that October, I became pregnant with my son. Eli was born at the University of Denver hospital and our doctor was Dr. Robert A. Bradley, the man who wrote the book on husband- coached childbirth. I had a very long birth. It was traumatizing. Dr. Bradley told me I was the worst patient he had ever had.

Five months later, the couple moved back to Vermont to be closer to his family, who lived in Shelburne.

We packed everything in a big moving truck even put the car in it and drove back to Vermont, Moulton said. We arrived on Christmas Eve to the surprise of his parents. They had no clue we were coming. It was like, Hey! Were here! Yay! And they announced that they were moving down to Florida in three months. And we were like, Oh wow, thats a big bummer. Because we wanted to be close to grandparents. But they were out of here. So we rented a house in Starksboro. Rick got a job at ETV and I got a job at the University Health Center, which was at that time about 12 employees.

UHC was creating an administrative and financial arm, and Moulton was part of the team developing it.

Folks like Bob Hoehle and Rich Tarrant were developing the billing; it was at the beginning of their career in the medical billing field, Moulton said. They were testing everything out on UHC. I got a job working as the administrative assistant for the director of financial administration and the director of operations two men. I went for that interview in my overalls with my son on my back and they hired me. Thats what Im saying about Katie Gibbs. I always got the job.

Moulton loved the work.

All the departments doctors now had to be under the umbrella of the UHC for all of their billing, all of their collections, and all of their customer service, Moulton said. And I was the right-hand person. It was an exciting career and an education. I was there for probably three or four years, but I wanted to have another child. And I couldnt get pregnant because it was such an intense job. And my husbands working as a lighting director at Vermont ETV, and we were living in a farmhouse.

The couple then bought land on top of a hill in Huntington, using money Moulton had inherited from her great-grandmother. It was 1974.

It was just this meadow, Moulton said. We started building this stone house while I was working. So we were living in tents, and I would wash myself in a bowl of water, get my baby washed up, get my toddler and take him up to daycare. Then I would go to work. At night, I would pick him up and bring him back.

Moulton knew that building a house stone by stone can take a long time.

But I heard the story of the three little pigs, Moulton said. And I was like, Im building a stone house in case that wolf ever comes to my door. Seriously. My job was to put my son on my back and drive to Starksboro and pick up stones all day long and pile them into this truck. Then Id pack up the truck and drive it back and unload the stones.

During the summer, friends came from all over the country to pitch tents in the meadow and help with the building.

We didnt get our permit until July 1, Moulton said. So we started building with all these wonderful friends who drank an awful lot of beer and smoked probably tons of weed. Together we put up the walls of this little tiny stone house.

The couple got an FHA loan for $16,000; their monthly mortgage was $86.

When fall came around, everybody went back to college, Moulton said. And then there were the three of us trying to get past the second floor so we could get a roof on. I was still at the hospital working, and Eli had an ear infection, and it was late fall and it snowed one night. When I opened up the tent in the morning there was about four inches of snow on the ground. I turned to Rick and said, I cant do this.

Moulton packed her things, slung the baby on her back and moved in with a friend in Malletts Bay. About three days later her husband came by and promised her a roof by Easter.

And by God, he did! she said. He worked and he went down to the house every day, and he got the roof on by Easter.

A pipe came through the floor, filled a black masonry tub and provided the house with water. The second floor was an open space. Sheets of plastic covered the windows. There was no phone. They heated with wood. They had a bunch of chimney fires. But it was their home, and it only cost $86 a month.

Weve been working on that house now for 45 years, Moulton said. Weve done some additions to it. My son, who built a house more quickly than we did, will come in and say, My gosh, when are you going to get that fabric off the wall? Its been there since 1974. His model planes are still in his bedroom, hanging from the ceiling on dental floss. A couple of months ago, when I was with my grandchildren, I said Im thinking of redoing that room so that guests could stay here. And my little granddaughters cried and said, No. You cant do that, because we want to be able to come and see what it was like when our parents lived here. And I thought, Im good with that.

After living and working together for 16 years, Melinda and Rick Moulton finally married in 1987.

Our son was 16 and our daughter was 9 when we finally tied the knot, Moulton said. Our son gave us away at the top of our snowy meadow on Valentines Day with 200 friends on cross-country skis. It was 25 degrees below zero, no wind and a bright moon. He said, I have known these people my whole life and if ever there were two people who should be married its my parents.

Moulton got pregnant with her second child a month after she left UHC. Rick was working at home on a film called Legends of American Skiing. Moulton began working with him.

I became his executive producer, she said. I had my Selectric typewriter and carbon paper and we started raising money. I am forever indebted to Victor Swenson and the Vermont Humanities Council. Victor gave us a grant which was basically the core of that funding. It allowed us to go out to all the wealthy skiers around the country and ask them for funding. I think we raised about $250,000. So that was my focus for the next five years. We were on food stamps, I was raising my daughter, making the film and being a stay-at-home mom.

Its a nice image: Moulton living in her pajamas, breastfeeding her baby, walking her son down the steep driveway to catch his school bus, eating homemade yogurt, granola and bread by the wood stove, raising money for the film.

The neat thing was that for five years, my children had two stay-at-home parents, Moulton said. Rick was traveling all over the country, filming and meeting with people and putting together this pretty extraordinary documentary. It has won many awards. It was just recognized by the National Ski Hall of Fame and the International Ski History Association as one of the top ski films ever made. Its a glorious film. It was on PBS. They show it all the time. Vermont Public Television shows it every winter.

When Moultons daughter started school she applied for a job with a development company and was hired over 100 other applicants Katherine Gibbs had struck again.

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'Development is my thing': Melinda Moulton and Main Street Landing - Vermont Biz

Some franchises are better, higher-quality and far more entertaining than others. The franchises below, however, are those that are outpaced at every turn. Simply put, they deserve to die, once and for all.

Terminator

I think any Magic 8-Ball could have predicted this, but Terminator: Dark Fate, the latest installment in the franchise, is projected to lose over $120 million after failing to hold up against competing box office entries like Joker and Zombieland: Double Tap. Despite Linda Hamiltons return to portraying heroine Sarah Connor, Dark Fate proves that a franchise is only as good as its staying power: The newest addition is not fresh enough of a story to draw in younger audiences who dont have any sentimental connection to the franchise, and the series few hits arent strong enough to cover the repeat misses.

Star Wars

Somebody needs to gift Dave Benioff and D.B. Weiss a spa weekend in Napa because I cant imagine that they aren't both going through midlife crises right now. Initially met with overwhelming excitement from fans diehard and casual alike, the current trilogy of Star Wars films has demonstrated an important lesson in the detriment of too much of a good thing, especially when the result is a film too fast-paced and too sloppy for audiences to actually understand whats going on.

The series has struggled to appease audiences both in terms of its new characters and its convoluted storylines, and cant seem to emulate what made the initial trilogy so popular. Perhaps one of very few people to anticipate a negative outcome, Harrison Ford joined first installment The Force Awakens in order to have his character Han Solo permanently eliminated from the franchise, which may be one of the smartest retrospective business decisions anyone has ever made. Thankfully, Disney will be tapping the breaks after the current trilogy is completed. With any luck, this hiatus will turn into a respectful burial in a lead coffin sealed into the stone wall of a padlocked mausoleum, whose key has been chucked into the Atlantic.

Game of Thrones

See above about putting Benioff and Weiss on the shelf for a little while. HBO seems totally unsure of where to go with the success (and ultimate dissatisfaction) of their George R.R. Martin-adapted Game of Thrones series, but if theyd let me in their production room, Id only say one thing: Please. Move. On. To. Some. Other. Content.

HBO is a consistent network with a huge slate of impressive series. Why they feel the need to produce a spin-off that will more than likely make audiences groan as loudly as they did when they heard Peter Dinklage say Bran the Broken is beyond me. They should be investing in new series with the potential to create large fanbases and huge cultural moments like Game of Thrones once did, but investigating as many spin-off options as possible is not the way to go about that when its going to be very difficult to impress the shows now-jaded fans after the chaos that was season 7.

Harry Potter

Did anyone go see the second installment of the Eddie Redmayne-fronted Fantastic Beasts spinoff? I havent been able to find a single person who did, so any and all feedback is appreciated. Fantastic Beasts and Where to Find Them: The Crimes of Grindelwald faced negative criticism and failed to match its predecessors profits, but a third installment will begin production in spring 2020. Running full steam ahead, Warner Bros. is planning for five films total, which I cant even begin to wrap my head around. If only wed left the Wizarding World alone after Harry Potter and The Deathly Hallows Part 2, but apparently, preserving the sanctity of childhood fiction universes means nothing in the face of producing regular holiday-season films that I am sure to get dragged to by my family after Thanksgiving dinner.

Transformers

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Word on the street (i.e. his IMDB page) is that Michael Bay may be returning for an untitled seventh installment within the Transformers universe. Hopefully, this project isnt riding too much on the success of 2018s Bumblebee. However, as it has been proven time and again, one moderate success does not, by any means, secure the future viability of a franchise that has struggled to find ways to make its installments distinct and intriguing to new audiences.

With any luck, new additions to these franchises may soon be gracing the silver screen for the last time. (Of course, their respective installments will surely be available for streaming on numerous platforms to their fans content, for as long as we shall live.)

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5 film and TV franchises that, frankly, need to die - Duke Chronicle

Things to do this week is sponsored on behalf of Natural History Museum.

LITERATURE FESTIVAL: Richmond Literature Festival enters its final week with a strong programme ahead, including a celebration of George Eliot's 200th birthday, and a talk about the ghost trees of London. Various locations and prices, book ahead, until 24 November

JAZZ FESTIVAL: The EFG London Jazz Festival tootles on until the end of this week, with an impressive programme of events. Our picks this week include the Geoff Simkins Trio at Cadogan Hall, a live improvised music podcast and jazz for toddlers. Various locations and prices, book ahead, until 24 November

ABRAM GAMES: It's the final week of the Abram Games exhibition, celebrating the work of the graphic artist who became known as the 'official war poster artist' during the second world war. See his work, get an insight into his creative process, and learn about the legacy he left behind. National Army Museum (Chelsea), 6, book ahead, until 24 November

IRISH FILM: Founded to champion Irish film and animation here in the UK, the Irish Film Festival take place this week. The programme includes the UK premiere of documentary A Galway Rhapsody, and comedians Roisin Conaty and Bridget Christie in conversation. Regent Street Cinema, various prices, book ahead, 20-24 November

DICKENSIAN CHRISTMAS: We've got Charles Dickens to thank for the massive fuss we make of Christmas these days. Find out all about the role the author had to play in the birth of modern Christmas in a new exhibition at his former family home. Dickenss manuscripts and original illustrations for his Christmas stories, and the first ever Christmas card are among the items on display. Charles Dickens Museum (Bloomsbury), included in admission, 20 November-19 April

CHRISTMAS MARKETS: Started your Christmas shopping yet? No, us neither, but if you do want to get on it, some of London's Christmas markets are now open for business. Wander among stalls on South Bank or in Leicester Square, and check out the one-day Christmas fairs which also offer shopping opportunities.

CHRISTMAS LIGHTS: Many of Londons Christmas lights are now switched on and welcoming visitors, with others due to be illuminated in free events over the coming weeks including Oxford Street this Thursday. Our guide has the full details.

ICE SKATING: Several of London's festive ice rinks are now open, including the big ones at Somerset House, the Tower of London and the Natural History Museum. New additions this week are Winter Wonderland, and Hampton Court Palace, with more to follow in the coming weeks. Read our ice skating guide for all the info.

TERRY WAITE: For almost five years, Terry Waite was held captive in Lebanon, kept in solitary confinement for much of that time. Tonight, on the 28th anniversary of his release, he tells his story, including how it led to him founding his charity, Hostage International. Library London (Covent Garden), 10/5, book ahead, 6pm-8pm

CABARET: Film critic and historian Pamela Hutchinson introduces 1972 musical film Cabaret. The multi-Oscar winning film, set in Berlin before the second world war, is part of the venue's History of the American Musical series of events. Deptford Cinema, 6/4.50, book ahead, 7pm

CHARLES MANSON: Nikolas Schreck, author of The Manson File: Myth and Reality of an Outlaw Shaman gives a talk about the cult leader and convicted murderer. Specifically, Schreck discusses recent revelations about the case, which he believes challenge the 'official narrative' of events. Sway Bar (Covent Garden), 12, book ahead, 7.30pm-9.30pm (sponsor)

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When was the last time you stood beneath a blue whale skeleton? Came face to face with a T. rex? Orbited around the Earth on a space expedition? Not recently, we bet, but all that can change at the Natural History Museum. Its free, its fantastic, its a full-on playground. And not just for kids.

This autumn, let your inner child run wild with billions of years of natural history at your fingertips, from the most complete Stegosaurus skeleton ever found to a mesmerising film that lets you see our world from space, using photography taken on board the International Space Station. There are special events too, like the ever-popular monthly adult Lates. Roam the museums stunning halls after-hours, chat to scientists and get nose-to-nose with some rather surprising specimens all with a drink in hand, of course.

Whether you want to rediscover permanent favourites or make a beeline for temporary exhibits like the six metre-high illuminated model of the moon, the Natural History Museum is a treasure trove for all ages. Theres no time like the present to get stuck into science and nature, so gather your friends and discover it for free this autumn. The vast wonder of the natural world will soon make you feel like a child all over again.

ESCAPE FROM PLANET TRASH: LGBTQ+ collective Sink The Pink launches its new show, Escape From Planet Trash. Set in 2050, and featuring comedy, aliens, drag queens and giant space spiders, it's the story of a planet that's become the dumping ground for the universe. Pleasance Theatre (Islington), from 20, book ahead, 19 November-22 December

LOUIS THEROUX: Watch new film, The Amazing Johnathan Documentary, about subversive magician/comedian John Edward Szeles, AKA Amazing Johnathan, who was given a year to live but is still with us three years later. The screening is followed by a live satellite Q&A with director Ben Berman and Louis Theroux. Bertha DocHouse (Bloomsbury), 12.50/10, book ahead, 6.15pm

THE PEOPLE'S ART CRITIC: Londonist's Visual Arts Editor Tabish Khan is the latest guest in the Courtauld Institute's lecture series by people involved in the art world. Hear him talk about his work in and knowledge of the London art scene he visits hundreds of exhibitions a year, covering miles and miles across the city every week, so it's safe to say that he knows his stuff. The Courtauld Institute, 6, book ahead, 6.30pm-8.30pm

LIGHT UP YOUR LIFE: Curling competitions, interactive illuminations, and festive food and drink this free rooftop event is set to be totally lit. Philips Hue invites you to Hue Lit Holidays, a multi-sensory experience on the famous John Lewis Roof Garden that showcases the power of light. Tickets are strictly limited, so grab yours before they're all gone! John Lewis Rooftop Garden (Oxford Street), free, book ahead, 6pm-8.30pm (sponsor)

BOWIE'S BOOKS: Former music columnist John O'Connell talks about his new book, Bowie's Books. It's based on a list that David Bowie wrote three years before his death, about 100 books that had transformed his life, and O'Connell has written a short essay on each one. The London Library (St James's), 15/12, book ahead, 6.45pm-8.30pm

FUNDRAISING QUIZ: Trivia, raffle prizes and a live art auction are all part of the ArtCan Christmas fundraising quiz. The charity for which Londonist Visual Arts Editor Tabish Khan is a trustee supports up-and-coming artists, enabling them to establish their practice through a support network. The Gable (Moorgate), 25/22.50 per person for a table of 10, book ahead, 7pm-11pm

ROCKETMAN: As cinema locations go, 60+ floors above London is fairly impressive. Settle down for a screening of Rocketman, the Elton John biopic released earlier this year, with a complimentary gin and tonic, and a serving of popcorn. The View From The Shard, 45, book ahead, 8pm-11.30pm

WINTER WONDERLAND: Huge free Christmas festival Winter Wonderland opens in Hyde Park today. Funfair rides, theatre shows, an ice rink, an ice kingdom, Santa Land, a grotto, food and drink stalls, Christmas markets, a big wheel and much more are part of the fun this year. Its free entry, but can get a bit spendy once youre inside youve been warned. Hyde Park, free entry, just turn up (but book ahead for some attractions) 21 November-5 January (shorter opening hours today, normal hours from tomorrow)

OXFORD STREET LIGHTS: Tonights the biggie the Oxford Street Christmas lights are switched on for the season. Theyre new lights this year gone are the glittering orbs, replaced with high-tech LED boards. Plenty of events are going on around the street, including gigs in some of the stores. Oxford Street, free, just turn up, 5.30pm-10pm

BOMB DISPOSAL: Hear from bomb disposal expert British Warrant Officer Kim Hughes, who received the George Cross in 2010 for his heroic service. He defused 120 Improvised Explosive Devices (IEDs) on one tour alone, including seven Taliban bombs with his bare hands in a single day. The George IV (Chiswick), 12, book ahead, 7.30pm-9.30pm (sponsor)

ICE RINK: Done all the central London ice rinks? Head out west to Hampton Court Palace, where the ice is unveiled today. Skate in front of Henry VIII's impressive palace, with a cafe bar running alongside for anyone who wants to watch, or for post-skate refreshments. Hampton Court Palace, from 16.20 adult/11.20 child, book ahead, 22 November-5 January

ILLUMINATED RIVER: Noticed all the rivers in central London lit up in bright colours? Hear from Leo Villareal, the artist behind the Illuminated River project, about the inspiration behind the first four completed bridges, and the plans for the next ones. He's introduced by the Dean, Andrew Nunn. Southwark Cathedral, 12/10/5, book ahead, 6pm-7pm

LONDON CALLING: Hop in a time machine back to the London of 1979 in a panel discussion inspired by the current The Clash exhibition. Curator Beatrice Behlen leads artists, writers and musicians in a talk about the social and political landscape of the time. Museum of London, 15/10, book ahead, 6.30pm

MAGIC AND MONSTERS: London Fortean Society hosts a day-long symposium about the folklore, monsters and magic of the British Isles. Authors and researchers give talks on their specialist subjects, including Dr Richard Sugg on the dangerous history of fairies, and Dr Samantha George on werewolves. Conway Hall (Holborn), 22, book ahead, 10am-5.30pm

THE CLANGERS: Families with kids aged 8 and under are invited to a Big Fish Little Fish family rave on the theme of recycling. TV characters The Clangers make a special appearance, and there are eco-friendly crafts, as well as confetti, balloons and special lights. Museum of London Docklands, 9/7, book ahead, 2pm

EVENING WITH THE STARS: Eyes to the skies at the Royal Observatory's Evening with the Stars. Visit the world-famous observatory after hours, look through a Victorian telescope, meet astronomers, watch a planetarium show, and stand on the Meridian line. Royal Observatory (Greenwich), 24, book ahead, 5.25pm-6.50pm

HUGUENOT HOUSE: Find out what life was like for the 18th century Huguenots of Spitalfields. Wander the area that was home to the Protestant refugees from France, including a visit to Dennis Severs' House, and learn about other notable people from the East End's history. Spitalfields, 10, book ahead, 10.30am-1pm

PALACE HISTORY: Get to know Fulham Palace better on a guided tour of the house and gardens, home to the Bishops of London for over 1300 years. Find out about the people who have lived here, and how different generations of residents influenced different architectural styles in the building. Fulham Palace, 6, book ahead, 12.30pm-1.30pm

CLASSICAL PERFORMERS: Enjoy the Cutty Sark after hours, with the added bonus of live music. Debut events bring up-and-coming musicians to the stage, and this tine round the Salom String Quartet, saxophonist Manu Brazo, tenor Alex Aldren and soprano Lizzie Holmes present a programme of classical music, opera and musical favourites. Cutty Sark (Greenwich), 18, book ahead, 7pm

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Things To Do In London This Week: 18-24 November 2019 - Londonist

Recently I reached out to you, dear readers, for some suggestionson replacing a 2012 Subaru Outback. The wagon has occupied my driveway for the past two years, but, for reasons outlined previously, its time for it to go. My initial idea for a replacement was a Kia Niro, but that didnt seem like it was going to pan out. So I turned to the real experts around here.

Comments poured in, and four suggestions were clear. Lets narrow things down a bit.

After more than 160 comments, the four main reader suggestions were the Hyundai Elantra GT, Buick Regal TourX, Volkswagen Golf, and Volkswagen Golf Sportwagen. Not coincidentally, the list there is in order of least to most desirable to me.

The Elantra GTs interior is a big letdown in contrast to the restrained good looks of the exterior. Inside it looks cheap and cobbled together, and Id expect better of Hyundai in 2019. The Regal TourX is outside of budget, even when used. Some commenters seemed to think dealers would be happy to knock of $10,000 just for asking nicely, but Im not so sure. Nor am I sold on the reliability or later resale value on an Opel-Buick wagon which will surely be discontinued very soon.

The upper half of the class is filled by two Volkswagens. While I dont take issue with the standard Golfs purposeful interior and time-proven exterior appearance, its a bit smaller than Id like (even though Im downsizing). The Sportwagen is left as the Outback replacement worth considering. Its in budget, I like how it looks, and prices are good because its as popular as getting a rash. It drives nicely, is quiet, and feels like its been put together well. But in this single model, Im left with a new/used quandary.

2019 is the final year for the Sportwagen in the North American market, and it shows. The model lineup is consolidated this year, with just three trims on offer. The highest trim is the SE, which features a smaller 1.4-liter turbocharged engine. Said engine replaces the 1.8 from prior model years. With this change, horsepower dropped from 170 to 147, while estimated fuel economy went up a couple of highway MPGs.

2018 is the used year of consideration here. The 2018 version received an infotainment update with a larger touchscreen, and was also the last instance the top-tier SEL trim was available. SELs featured more standard equipment like navigation, nicer interior trim bits, sport-design seats with additional bolstering, Fender audio, and more exterior bright work.

Either option is thin on the ground with a tan interior, though a few new ones are out there. As new, dealers seem to want $24-25k for 1.4T SE, apart from a large volume dealer in Illinoisthats asking $23,206. Used 2018s with around 10,000 miles ask between $20,000 and $21,000. But that figure includes a higher trim SELs with a larger engine, like the one pictured.

What do you do in this situation spend $24,000 on a new one thats a lower trim, or $20,000 for a used one thats more powerful and has more equipment, but is less efficient?

[Images: GM, Hyundai, sellers]

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Where Your Author Selects an Outback Replacement, but New or Used? - The Truth About Cars

The epitome of high quality and luxury, this beautiful custom home built by SPK Construction, LLC is stunning. This RANCH offers 3 bedrooms, 2.5 bathrooms, nearly 2500 square feet of finished living space, and a full unfinished basement located in the gorgeous subdivision of Doubletree Lake Estates. As you enter, you'll immediately notice the OPEN CONCEPT floor plan, high level trim work, and beautiful finishes throughout. The main level features 9' ceilings, 9 base trim, high-end hardwood floors, a stone gas fireplace, and more. The kitchen features high-end, custom cabinets, beautiful granite, backsplash, farm sink, and stainless appliances. The main living area also offers a separate dining area with amazing coffered ceilings and Wayne's coating. The master suite features crown molding with a beautiful master bathroom with glass, tiled shower, double vanity, and FREE STANDING tub. Other features include ANDERSON 400 windows, mud room, laundry room with cabinets, and much more!

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15 of the Most Expensive Homes for Sale in Northwest Indiana - Kenosha News

A new seating area for tenants overlooks an outdoor plaza at Sage Plaza. The building at 5151 San Felipe in the Galleria area is managed by CBRE, which worked with architecture firm PDR on the project.

A new seating area for tenants overlooks an outdoor plaza at Sage Plaza. The building at 5151 San Felipe in the Galleria area is managed by CBRE, which worked with architecture firm PDR on the project.

Photo: Katherine Feser / Houston Chronicle

A new seating area for tenants overlooks an outdoor plaza at Sage Plaza. The building at 5151 San Felipe in the Galleria area is managed by CBRE, which worked with architecture firm PDR on the project.

A new seating area for tenants overlooks an outdoor plaza at Sage Plaza. The building at 5151 San Felipe in the Galleria area is managed by CBRE, which worked with architecture firm PDR on the project.

Galleria-area building owner leverages the lobby in renovation

Sage Plaza is wrapping up a major renovation aimed at filling the 1980s-era office building with tenants who like the option of hanging out in the lobby, with or without the laptop.

CBRE, which handles both property management and leasing on behalf of New York-based property owner BlackRock, launched the $5 million project in April. With the pending departure of some key tenants, the buildings ownership and property managers began touring renovated buildings a couple of years ago to develop a plan for the 25-story building at 5151 San Felipe.

BlackRock decided to make fundamental changes to the lobby so its no longer just a place to walk through, but a destination to run into coworkers, get a change of scene or take a coffee break.

The updated building brings in elements found in Class AA buildings that are known for attracting top tenants.

If you look at 609 Main and the Bank of America Tower, how the new buildings downtown have brought in a change of use of the lobby and activated the lobby, said Jason Presley, a senior vice president with CBRE who handles office leasing. Youre going to see more and more owners do that in suburban renovations.

Workplace architecture firm PDR handled the remodeling, which brought fresh finishes in warm, neutral colors that blend with the original Texas pink granite walls and reconfigured the layout of the lobby. Because most people enter the building from the back after parking, the lobby was designed with equally welcoming entries at the back with a new security desk and the front, where visitors are greeted with a coffee bar and various seating areas. Neutral limestone flooring sets the tone for the modern look.

We wanted to make both entrances feel like they are the main entrance, said Andrew Gorman, a senior associate at PDR.

The building, which is walking distance to restaurants at Sage Plaza retail center and BLVD Place, is the latest of a number of Galleria area office buildings to receive updates. Others include the Galleria Office Towers, Galleria Place I and II across from the Galleria, One and Three Riverway, Four Oaks Place, Post Oak Central and 1800 West Loop South.

Some office space that was previously occupied by a title company was incorporated into the first-floor amenities, which include a relocated conference and training room and a dining area overlooking a previously renovated exterior plaza, and a tenant lounge.

The revamped hotel-style lobby has multiple seating options, with surfaces for laptops and charging stations throughout. The conference room can accommodate 85 people and has a wet bar for events.

The building will soon open a full-service custom-designed coffee bar.

Annual asking rents will stay at $23.50 per square foot, plus operating expenses of $12.97 per square foot for 2020, said Nina Seyyedin, a leasing agent with CBRE.

The renovation comes as the West Loop/Galleria submarket posted an 18.2 percent vacancy rate in the third quarter. That is slightly below the overall Houston area vacancy rate of 19.3 percent, according to CBRE.

Tenants at Sage Plaza include Insgroup, OTC Global Holdings and LegalEase, among others. Goodman Global and PSC, which recently merged with Hydrochem to form HydroChemPSC, are both relocating to owned facilities elsewhere in the Houston region and will leave a combined seven floors behind. TC Energy is consolidating to downtowns TC Energy Center.

The building has 21,500-square-foot floor sizes, with an opening on the ground floor for 9,000 square feet with potential for a private outdoor plaza, according to CBRE. A fitness center with showers and an outdoor plaza were added in an earlier renovation.

katherine.feser@chron.com

twitter.com/kfeser

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Galleria-area building owner leverages the lobby in renovation - Chron