Home Builder Developer - Interior Renovation and Design

In 1989, the historic Bank of Buffalo building and its domed roof were carefully taken apart, piece by piece, in a hopeful effort to preserve the granite facade and other decorative elements after the structure was badly damaged.

Located next to the Merchants Mutual Insurance building at the corner of Main and Seneca streets, the vacant bank facility had been badly damaged when demolition crews hired by the city tore down the taller Chamber of Commerce Building next door.

A prominent developer had planned to erect a new high-rise tower, using both properties. The proposed new building was supposed to incorporate the pieces from the Bank of Buffalo edifice, under an agreement between the developer and the city Preservation Board that allowed the bank building to be demolished.

But the new project never came to fruition after several years, and the site instead became a parking lot. Meanwhile, the preserved architectural features were moved to a warehouse, where they have mostly sat in storage until their time comes.

Now, 28 years later, the property at 234 Main has finally changed hands, with Allpro Parking LLC buying it for $1.25 million. It's going to remain a parking lot, under the ownership of Allpro, with no sign of any construction plans.

"Our desire is to continue operating it as a parking lot as it currently is," said Richard Serra, Allpro CEO.

The Bank of Buffalo building, built in 1895 and demolished in 1989. (Photo by Karl R. Josker)

The sale is drawing renewed attention from preservationists focusing onthe original "memorandum of understanding" and the plight of the squat historic building that stood in downtown Buffalo for nearly a century. The agreement will be on the agenda of the Preservation Board's next meeting June 29.

"People fantasize about bringing that building back, but we have not heard about anything concrete to do so in 30 years," said Jessie Fisher, executive director of Preservation Buffalo Niagara. "Wouldn't it be exciting for Buffalo if we did? What a great infill project."

Designed by Robert Williams Gibson, the Bank of Buffalo building was constructed in 1895, at a time when Buffalo was thriving. The Renaissance Revival building featured detailed stonework, carved reliefs, arched entrances and a dome atop an octagonal terra cotta base.

The bank itself was acquired in 1976 and eventually became part of Bank of New York in 1989. By then, it was already vacant, as was its neighbor, the Chamber building, which was acquired in 1981 by a development corporation tied to the city.

Officials spent several years considering options for redeveloping the much taller Chamber building, and received proposals for a "paperless" office building, a mixed-use building and a luxury apartment complex. But the deteriorating condition of the structure forced them to tear it down instead, and then solicit bids for new construction.

Despite efforts to protect both the Merchants Mutual and Bank of Buffalo buildings next door, the demolition damaged the bank's dome, bent parts of the steel frame and cracked the terra cotta skin.

[Buffalo'sother domed bank: M&T Center's Gold Dome Bank (gallery)]

Meanwhile,Frank L. Ciminelli's Ciminelli Development Co. predecessor to Paul Ciminelli's Ciminelli Real Estate Corp. had proposederecting a $20 million high-rise office tower on both the Chamber and bank sites. That meant demolishing the bank, which Ciminelli asserted was structurally unsound while preservationists insisted it was stable.

So after much hand-wringing and dueling studies, the developer reached an accord with the city and preservationists: salvage what they could for future use at that site. As pieces of the walls and the terra cotta around the glass dome were taken down, the pieces were meticulously identified and numbered for reassembly later as part of any new project to be built on that property.

Ciminelli retained ownership of the property, which became an 85-space parking lot. It's been managed for years by Allpro a separate company in which Paul Ciminelli is a part-owner and Allpro is now buying the parcel, for an undisclosed price. The deal should close by week's end, Serra said.

"If anything is built on the site, they have to incorporate the granite from the building," said Anne Duggan, spokeswoman for Ciminelli Real Estate. "It is stored at one of our warehouse locations, but I don't believe Allpro is going to build anything."

As for the facade pieces, which are included in the sale, they're still in storage, alongside construction equipment and materials, in a Ciminelli-owned facility near Broadway and Bailey Avenue. That's where they will stay, for now.

"We will be maintaining them as they have been throughout their existence," Serra said. "It will be our responsibility."

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Bank of Buffalo, stored away piece by piece since 1989, still waits for its time - Buffalo News

Patch.com

Gloucester Township Council To Discuss Construction Office, Traffic Monday Night Patch.com GLOUCESTER TOWNSHIP, NJ Gloucester Township Council will consider a pair of proposed ordinances concerning traffic and parking, as well as an ordinance concerning the construction office when it meets Monday night. ... The agency consists of a ... and more »

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Gloucester Township Council To Discuss Construction Office, Traffic Monday Night - Patch.com

The house at 314 Academy St. in Tahlequah sits on land that was once part of the Baptist Mission, which encompassed more than 100 acres of land and featured a farm and orchards.

Portions of the land became the Academy Addition when the Department of Interior approved the plat on March 4, 1904.

An article in the Nov. 10, 1985, Tahlequah Pictorial Press traced the 314 Academy St. plat via then-homeowners and sisters, Betty Greenhaw and Frankie Roemer. The American Baptist Home Mission Society of New York sold the plat to D. Frank and Walter J. Pack of Tahlequah. They had civil engineer Frank R. Lewis survey the Academy Addition into blocks and lots. Pack and Frank sold the land to Fannie P. James and Cora B. Clever, who then sold it to J.N. Clark, who, in 1912, sold it to T.O. Graham. A house was built at 314 Academy St. in 1907, and the lot and building were sold to J.C. and Walsie Greenhaw in 1947.

The Greenhaws had five children - Betty, Frankie, Bill, Dale, and Carl - and the home holds memories of them growing up and of numerous family celebrations, including annual birthday parties for Walsie on Christmas Eve. Roemer's wedding reception was held at the house. J.C. died in 1959, and the children grew and developed their own families and homes.

Walsie filled the house and found company and helpers by renting out rooms to college students. She also devoted areas of home to her activities, including newspapers and quilting supplies.

"We spent many a happy day here. We had good neighbors," said Roemer. "My mother lived here until 1980, when she was killed in a car accident."

Roemer said she and her siblings would travel from their homes in Tulsa to Tahlequah and open the house on weekends.

"All the folks would come in and visit," she said. "This was always open house."

The area where the laundry room and a daybed are currently situated used to be a sunroom.

"It used to be all windows," said Greenhaw.

Roemer's daughter, Carol Burgess, recalls the area as being longer.

"Grandma had an old washtub where the washer is. She had a big quilting frame in here," Burgess said of the sunroom. "There's a closet there now, but there was a little room about the size of a walk-in closet, and that's where she slept. That's where I would read in the summers. There was a little door to the porch and the breeze would come in."

The old closet was large enough for a twin bed.

"The Sisters" - as some in Tahlequah called Roemer and Greenhaw, according to Burgess - began remodeling the home in 1985. Many within the family assisted in updating the structure. Herman Roemer, Frankie's husband, was in the construction business, and he enjoyed working on old houses. Burgess' husband, Steve, modernized the kitchen using his cabinet-making and engineering skills.

"It was a group effort. That was a lot of work. Mainly Aunt Betty and my father did most of the work. Betty outworked all of us," said Burgess. "We took one weekend when it was 107 degrees and painted the outside. We found the colors during a trip to Fayetteville. We wanted it to look Victorian, even though it wasn't."

Burgess said that when they remodeled, they found there was no insulation; it was just old newspapers. The transformation rid the house of the pot-belly stove and the second-floor sleeping porch, which had been added by the Grahams during World War II.

The Greenhaw house, as it came to be known, was sold by the family in 1994. The current owner is Sandy Crosslin, who bought it from her sister about 14 years ago.

Crosslin had been renting out 314 Academy St. to families and college students, but in November 2016, she and Denna Porter began to transform the house again.

"It had gotten run-down and it needed to be redone," said Crosslin. "Denna had been wanting to work on a house. This location was perfect - two blocks from downtown. It needed some TLC, so we gave it some."

The house still had wall heaters, and Porter said there were gas lines everywhere. Those were removed and all of the central heating and air conditioning has been updated. Also new are the roof, the windows, the lighting, and bathroom fixtures. The carpet was removed from the downstairs rooms, and all the floors are the original wood.

"The floors were stripped, but some paint was left to show the colors; it was green in the hall and brown in the bedrooms. We took it back as much as we could save," said Porter.

The wood on the stairs was replaced with 100-year-old barn wood, but the stair railing is the original.

Also original is the over 100-year-old, 6-foot claw-foot bathtub. The mirror hanging in the bathroom used to hang in a bedroom when it was the Greenhaw house. Barbra Cook, a Greenhaw granddaughter, wanted it to hang in the house again.

A built-in china hutch was removed from the kitchen, which has all modern appliances and marble countertops.

Two of the old windows now hang with wreaths in the dining room, and three panels from one of the old doors have been turned into signs proclaiming "Bath," "Stay awhile," and "Academy House, 1907-1917."

Academy House is now a business. Crosslin and Porter are renting the home for special occasions, as well as to short- and long-term guests.

The house has three bedrooms with queen-size beds, and the old sun porch has a daybed. The two bathrooms have showers, and a washer and a dryer are in the utility room.

Many of the wood furniture was left by previous renters and has been redone by Crosslin and Porter. A coffee table was once a toy chest. A side table in the dining room used to be in Crosslin's father's veterinary office.

They have decorated in their own styles. One bedroom has a "cabin-at-the-lake" feel, while another is bright and airy.

Guests have access to pots, pans, dishes, sheets, towels and more. Wifi is also available. Books and board games are in the bedrooms.

"It is not a bed and breakfast. We don't provide any service, no meals," said Crosslin. "They let themselves in the house with the keyless entry."

Guests have been renting Academy House since June.

"We've got a lot of good vibes and feedback from everyone and people who have stayed here," said Porter.

An open house was held last Wednesday, and many from the Greenhaw family attended.

"It looked so awful for so many years, it was sad to come by. It needs a family again, and this is the next best thing," said Burgess. "Maybe this will help to revitalize this street, maybe inspire everybody."

Her brother John was impressed and is glad they kept the wood floors.

"They've really dome a beautiful job. It's very different," said Greenhaw.

The Academy House operators said they love the house, and everyone wants to move in.

"We want people to feel at home; it's their home while they're away," said Porter. "We have worked really hard for months."

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House on former mission land gets another overhaul - Tahlequah Daily Press

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Texas Home Siding & Window Replacement - Allied Siding and ...

EXCHANGE: Henry County round barn badly needs new roof The San Luis Obispo Tribune While the friends group tackles smaller barn projects, such as repairing metal flashing at dormer windows, the roof work is beyond their abilities or pocketbook. "We can handle window replacement," Mr. Christian said. "But at a $2 donation, we cannot ... and more »

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EXCHANGE: Henry County round barn badly needs new roof - The San Luis Obispo Tribune

Oklahoman Published: June 24, 2017 5:00 AM CDT Updated: June 24, 2017 5:00 AM CDT

The U.S. Postal Service, GH2 Architects LLC, and Ed A. Wilson Inc. earned a Citation of Merit for the exemplary window replacement project for the historic United States Post Office in Ponca City. [PHOTO PROVIDED BY GH2 Architects LLC]

Historic Preservation Office names Citations of Merit honorees

The Oklahoma Historical Society's State Historic Preservation Office presented its 2017 Citations of Merit recently during Preservation Future Tense: Oklahoma's 29th Annual Statewide Preservation Conference, Oklahoma City. Recipients in Oklahoma City and Tulsa were published last week. Recipients elsewhere were:

Altus

Museum of the Western Prairie; Preservation Oklahoma Inc.; Southern Prairie Library System; and Western Trail Historical Society for sponsorship of Tombstone Restoration Workshops and Presentations conducted by Tombstone Conservator Jonathan Appell.

Bartlesville

McCoy Building LLC and Keleher Architects for rehabilitation of the McCoy Building, in the Bartlesville Downtown Historic District.

Bartlesville 125 LLC, Lilly Architects, and Rosin Preservation LLC for rehabilitation of Sharp's Pawn Shop in the Bartlesville Downtown Historic District.

Durant

DH Housing Limited Partnership; Strategic Realty; The Hill firm; Big Five Community Services Inc.; and Mike Kertok, Architect, for rehabilitation of the Bryan Hotel in the Durant Downtown Historic District.

Enid

Cherokee Terrace LP and Rosin Preservation LLC for rehabilitation of Enid's historic Cherokee Terrace Apartments.

Main Street Enid, Inc.; the city of Enid; Visit Enid; Park Avenue Thrift; and Wymer Brownlee for sponsorship of Preservation is Golden: Oklahoma's 28th Annual Statewide Preservation Conference, held June 1-3, 2016, in Enid.

Fort Sill

Fort Sill for rehabilitation of the Fort Sill Artillery Bowl, a WPA-constructed stadium for formal ceremonies and entertainment and recreational events.

Foyle

David and Patsy Anderson, Margo Hoover and Erin Turner for the historic Ed Galloway Totem Pole Park preservation project.

Guymon

Dale Housing Partners, LP and Preservation and Design Studio for rehabilitation of downtown Guymon's historic Hotel Dale.

Muskogee

Jonita Mullins for publication of The Jefferson Highway in Oklahoma.

Muskogee Historic Preservation Commission and Okie Heritage for publication of Muskogee's Colorful History Coloring Book.

Muskogee Arts District Homes LP and Preservation and Design Studio for rehabilitation of Muskogee's Severs Block, in the Pre-Statehood Commercial District.

Noble

Richard Drass for his career of service in the study and protection of Oklahoma's archaeological heritage.

Norman

Robert Bartlett for his career of service in the study and preservation of Oklahoma's archaeological heritage.

Marjorie Duncan for her career of service in the study and protection of Oklahoma's archaeological heritage.

Okmulgee

Park on the Square LLC, Ron Drake Consulting and J Square Construction for rehabilitation of the Parkinson Trent and Company Building in the Okmulgee Downtown Historic District.

Ponca City

U.S. Postal Service, GH2 Architects LLC, and Ed A. Wilson Inc. for the exemplary window replacement project for the historic United States Post Office in Ponca City.

Sand Springs

City of Sand Springs, Sand Springs Historic and Cultural Museum, GH2 Architects LLC and VOY Construction for the exterior rehabilitation of the historic Page Memorial Library, now home of the Sand Springs Historic and Cultural Museum.

Shawnee

Historic Shawnee Alliance Inc. for leadership and public educational programming that contribute to the preservation of Shawnee's historic built environment.

Sulphur

Cheri Killam-Bomhard and Ken Ruhnke; Chickasaw National Recreation Area; and Spring 2016 Environmental Design Capstone Class, Environmental Design Program, University of Oklahoma College of Architecture for collaboration on the design of the historic Panther Falls Comfort Station and the Cold Springs Campground upgrade project in the Chickasaw National Recreation Area.

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The Oklahoman's Real Estate Notes for June 24, 2017: statewide historic preservation Citations of Merit - NewsOK.com

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Mechanical Heating & Cooling Mechanical employs only the ...

Some experts believe our basic personality traits are set in stone by age 15 and there will be few major changes after that. They base this on genetics and what we are exposed to in school and life. For instance, what we learned in kindergarten helps set the tone in how we should treat others. Maybe some need to go back to kindergarten?

Anyway, a book that hopefully most third graders have read is a version of the 1930s The Little Engine That Could by Platt and Munk. This story is used to teach children the value of optimism and hard work.

There are various versions of the story. A basic storyline is that more powerful locomotives built to pull the trains up the steep terrain refused to perform that task. They felt it was too difficult. The little locomotive heard this and took the challenge. It said, "I think I can, I think I can" as it pulled hard up the terrain. The little locomotive struggled, but reached the top and then said, I thought I could, I thought I could."

Stories like this at an early age can be part of the foundation of our beliefs. We learn most difficult things can be possible if we try.

At the same time, if that terrain was steeper, longer, or the load was heavier, that little locomotive would've failed because it was barely able to perform that difficult task.

Another version of this story could be about our heating and air conditioning systems instead of a little locomotive. Our Nebraska weather is like a very steep terrain and odds are our HVAC equipment is not designed for the huge task.

The reason HVAC equipment often struggles is typical sizing is approximately 90% of maximum demand capacity according to ASHRAE energy standard 90.1. In many ways, its like the little locomotive that has to go over steep terrain.

The theory on designing HVAC equipment to a lower capacity is to promote energy savings and comfort during average conditions. There are many variations to ASHRAE standards, so lets use them only for reference reasons and move on. The main point is because of these standards its vitally important for HVAC equipment to be well maintained. Our HVAC equipment needs to pull us up the Nebraska weather terrain, so it must be in tip-top shape.

Some may try to outsmart the design standards and install larger HVAC equipment. The old theory of installing the biggest equipment that fits through the front door will cause problems in energy consumption and comfort. Larger equipment will consume more energy, cycle more often reducing comfort, and cause a rise in humidity levels in the summer or lower humidity levels in the winter.

Refrigerant levels are also very important. Unfortunately, according to some sources refrigerant levels are not accurate 90% of the time. It takes well-trained, caring technicians to understand and install the proper amount of refrigerant.

HVAC equipment that is low on refrigerant will work harder and fail quicker. Low levels cause compressor temperatures to increase as the refrigerant that helps cool them is not available. If its not cooling, shut it off before the compressor is damaged even more.

Its rare that refrigerant leaks can be fixed. Adding refrigerant each year is typically throwing money away. Evaporator coils are often a source of leaks because the materials are too thin to improve energy efficiency.

The perfect HVAC system that will perform well enough for the best comfort to pull through the tough Nebraska weather terrain is readily available. You may have it already or at least parts of it.

The best system for our community is a heat pump with an electric or natural gas furnace for backup. It will have a high efficiency air filter that removes at least 95% of the impurities and a good quality humidifier. A 3 or thicker pleated air filter will end the need to change filters monthly.

The next step will be to have that HVAC system serviced twice a year by qualified HVAC technicians that receive regular training and are managed well. A good service maintenance agreement will provide at least three levels of service to meet your needs.

Its at this point you can relax and let the experts take care of your HVAC system. Gone are the performance questions of your HVAC system that will be able to say, I knew I could, I knew I could.

Continue reading here:
I Think I Can..I Knew I Could - Lincoln Journal Star

Prepping your house for sale is necessary to get top dollar, but dont sink too much into a property thatll soon not be yours.

Aside from general house cleaning, organizing and staging, here are some of the top midrange home improvement projects that yield the best return on your investment, according to Remodeling Magazines 2017 Cost vs. Value Report:

Fiberglass Attic Insulation: A home thats warm in the winter and cool in the summer is often taken for granted, but not every house is insulated properly. If you suspect yours has issues, have an insulation pro inspect the attic floor to make sure its sealed to prevent air leakage.

Then cover it with fiberglass loose-fill insulation until the proper R factor for your climate zone is achieved.

The R-value measures the insulations ability to resist heat traveling through it the higher the value, the better the performance. A minimum value of R-30 is recommended. Cost recouped: 108 percent

Steel Entry Door Replacement

If your entry door is faded or damaged, swap it out for a new version. Consider taking it up a notch by adding glass panels alongside or in the door. For a consistent look, try matching the new door with the garage door and/or the shutters. Complete the look with new hardware in a modern finish. Cost recouped: 91 percent

Manufactured Stone Veneer: The classic look of stone is a top trend in todays market, and if youre able to incorporate the look in your homes exterior, itll be worth it. There are a couple ways to get the look of a stone house, including replacing the existing vinyl siding from the lower portion of your homes street-facing facade. You can also use the stone veneer to highlight an archway or porch columns. Cost recouped: 90 percent

Minor Kitchen Remodel: If your kitchen is dated, certain updates can help attract buyers. Just keep it neutral.

Potential buyers want to picture themselves cooking and enjoying the space; they dont want to be distracted by your ceramic rooster collection or wine-bottle wallpaper.

Replace or reface the cabinet surfaces and hardware, and make sure the appliances are energy-efficient and match. Replace laminate countertops with a neutral-colored stone (granite or quartz are popular) and update the flooring if necessary. Cost recouped: 80 percent

Garage Door Replacement

The garage door can have quite an effect on a homes overall appearance. If youre stuck with a builder-grade garage door, upgrading to a more stylish model is worth consideration.

You can choose from steel, glass, wood, faux wood or aluminum doors that come in modern, contemporary or classic looks. Cost recouped: 77 percent

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Tips to Get Top Price When Selling a Home - Valley News