Home Builder Developer - Interior Renovation and Design

By Cheryl Allison callison@mainlinemedianews.com

That office-park environment would have a new look more in keeping with the townships vision for the area, however, under a redevelopment plan starting its way through the approval process.

Keystone Property Groups tentative sketch plan for a new six-story, 207-unit apartment building on a part of the property took a first step forward Monday night. With a number of questions it wants to see answered at the next stage, the Lower Merion Planning Commission voted 5-0 to recommend approval of the sketch plan. Co-Chairman Alan Ritterband, who was present for the meeting, recused himself in the vote. His co-chairman, Charles Howland, was absent.

The commissions vote was to have moved the plan forward for review by the Building and Planning Committee of the board of commissioners Wednesday night. However, in an announcement that night, committee Co-Chairman Phil Rosenzweig said the application had been tabled. A brief presentation of the plan was made, but the committee would not discuss it that night, Rosenzweig said.

Assistant Director of Planning Chris Leswing said that, following the planning commission meeting Monday night, planning staff asked the developers to take another look, in particular at concerns about provisions for public gathering space and open space. The applicant was agreeable, he said, to tabling the matter until September. As one of the first projects to come forward under 2012s rezoning of the City Avenue district, We want to make sure we get this right, Leswing said.

In addition to the new residential building the second apartment project to come forward since rezoning of the City Avenue district in 2012 the plan calls for renovation of the office buildings exterior and construction of a four-story, 272-space parking garage to partially replace surface parking.

A commercial space of about 4,000 square feet, intended for a restaurant tenant, will front the parking structure on Monument Road.

The apartment building will contain another 207 parking spaces for residents, part of a total on site of 673.

Attorney Carl Primavera, representing Keystone Properties, said the company acquired the property from previous owner Mack-Cali as that company opted to sell some of its suburban office portfolio to enter into the residential market. An association with Mack-Cali will continue, as a subsidiary, Roseland Property, develops the new multi-family building.

The projects architect said the apartment mix will be 60-percent one-bedroom units, with the remainder two-bedroom and a small number three-bedroom. Asked what tenant market it will be geared to, Keystone Senior Vice President Richard Gottlieb said the apartments would be at the upper end of the price scale. Continued...

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Updated: Bala Cynwyd apartment project tabled

It may be the middle of summer, but you'd never know from looking around offices, where, on the hottest days of the year, it's not uncommon to see workers wrapped up in sweaters at their desks. As temperatures outside rise, most corporate office buildings become hermetically sealed, air-conditioned ice cubes, forcing workers everywhere to grab a Snuggie. In a study of government office buildings, for instance, 60% of workers complained of thermal stress--that theyre too hot or too cold in their workplace. Why cant we manage to keep offices at a comfortable temperature?

Several things could be causing your building to turn into a frigid tundra every summer, ranging from not enough thermostats to an oversized cooling system to miscalculations about how many people will be in a room (and what they'll be wearing) at any given time. Luckily, there are solutions that don't involve buying a personal space heater.

The more thermostats you have, the more you can control temperature variations throughout a building--someone sitting in direct sunlight has different air conditioning needs than a colleague sitting across the room on a shadier side of the building. But more control comes at a price. "Giving a thermostat to each office requires more wiring," says Georg Reichard, an associate professor of building construction at Virginia Tech. If you're looking to cut costs during the design phase of a new building, that's one of the first things to go. By skimping on the density of thermostats placed throughout the building, developers get a lower price tag, but occupants later pay the price in discomfort and inefficiency.

The HVAC (heating, ventilation, and air conditioning) system may not be designed for the right conditions, either. Electronics are a major source of heat in offices, and air conditioning systems are designed to offset this. In newer office buildings, switching to LED lighting (or LED computer monitors) can lead to cooler temps, because LEDs don't get as hot as other types of lighting, like CFLs. But most buildings don't account for the difference in their estimations of how much a room should be cooled. HVAC systems designed for offices with older lighting technology--regardless of the facility's latest upgrade--are compensating for extra heat that isn't actually being generated, so they end up being much colder than intended. The air coming out of the vent is 10 to 15 degrees colder than the room's target temperature

The speed of the fan pushing air into the room matters, too. "When the flow rate is increased, you perceive the air temperature as much lower," says Joon-Ho Choi, an assistant professor of building science at the University of Southern California. That's why even a bit of a breeze feels so refreshing. But if you're sitting by a vent that's constantly blowing air across your desk, you'll feel colder, even if the air isn't necessarily uncomfortably cold.

Usually, though, the air coming out of the vent is 10 to 15 degrees colder than the room's target temperature--since that flow of air warms up the farther it travels through the warm building. So someone sitting right next to an air conditioning vent might be shopping for a space heater while a few rows away, another employee is sweating.

Of course, personal preferences play a role. Various studies indicate that women may be less tolerant of cold temperatures than men, for one thing. Dress codes make a difference, too. Men who wear full suits to work need the office to be a bit chillier to stay comfortable than women who wear sleeveless dresses.

The industry mainstay as to what is a comfortable temperature may, in fact, be skewed toward the former demographic. ASHRAE Standard 55 is a widely used building code developed by the American Society of Heating, Refrigerating and Air-Conditioning Engineers to standardize temperatures of large buildings. Its mathematical model of comfort is calculated according to factors like air temperature, humidity, activity level, and clothing insulation. But often, building temperatures are set using men in suits as the standard occupants, leaving women--and anyone else who wears summer-appropriate attire--out in the cold.

Designers are figuring out ways to make buildings more comfortable in the summer, though. One method is simple: Let people open the windows. When you put people in an enclosed space with only artificial air, they tend to expect for it to feel perfectly comfortable. "When you introduce choice--allow for personalization and control--clients are willing to accept a greater range of temperatures," says Ryan Mullenix, a partner at global architecture firm NBBJ. The firm has used operable windows in several of its commercial projects, including in its Seattle headquarters. To discourage people from opening windows at inopportune times, like during a rainstorm, there's a light system installed in the wall. Based on humidity and air quality, the lights flash green to indicate it's a good time for fresh air, and yellow to indicate that the window should stay closed. Increasing office temperatures led workers to type more and make fewer errors.

For employees who don't have access to an open window, an app and software system called Comfy aims to make it easier to control the office climate. Once hooked up to a building's HVAC system, Comfy acts as kind of a personal thermostat, allowing people to request warmer or cooler air to their zone of the office via smartphone. A pilot program over several seasons at a corporate office in Milwaukee resulted in 23% less energy usage by the HVAC system, according to one of Comfy's designers.

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Why Your Office Is Freezing In The Summer

Dart Realty (Cayman) Ltd. says PwC Cayman Islands, a member firm of one of the world's largest professional services networks, will anchor 18 Forum Lane, an 85,000-square-foot office and retail building under construction in Camana Bay.

CAMANA BAY, Cayman IslandsDart Realty (Cayman) Ltd. says PwC Cayman Islands, a member firm of one of the world's largest professional services networks, will anchor 18 Forum Lane, an 85,000-square-foot office and retail building under construction in Camana Bay.

The building is slated to become the Caribbean's first mixed-use commercial property to achieve LEED Gold certification.

Executives from Dart Realty and PwC announced the news during a topping out ceremony for the building. Simultaneously, Dart Realty launched workatcamanabay.com, a website dedicated to the growing office portfolio at the landmark new urbanism community.

"With nearly 175 employees and over 40 years' experience in the Cayman Islands, PwC exemplifies the world class firms that have chosen Camana Bay as the place to locate and grow their business," said Jackie Doak, chief operating officer of Dart Realty. "It is a privilege to welcome such a prestigious financial services firm to the Camana Bay community."

Since Camana Bay opened its first buildings in 2007, corporate demand for office space within the Town Centre has exceeded expectations. The market has reacted with enthusiasm to the mixed-use development that integrates global business with a real sense of Caribbean community, and existing office space is nearly 95% leased. Dart Realty commenced construction of 18 Forum Lane as a speculative project and quickly attracted the attention of PwC, which committed to a 26,000-square-foot lease to be the anchor tenant. The building, which was designed by world leader in sustainable architecture Lake|Flato, is scheduled to open in early 2015.

"When we announced our plans to move to Camana Bay, staff morale immediately changed and everybody sensed the excitement around the office," said Peter Small, Partner at PwC Cayman Islands. "With all of the lawyers and accountants Camana Bay has a strong professional aspect, but it also factors in family with schools, restaurants and different options in a modern and upscale environment; it's a major town square. It's a good decision to be in Camana Bay."

With the addition of 18 Forum Lane, Camana Bay's office portfolio will exceed 385,000 square feet. It currently comprises 94 Solaris Avenue, 62 Forum Lane and 89 Nexus Way, as well as office suites encircling Camana Bay's lushly landscaped courtyards on Market Street. Buildings overlook artful gardens or the Camana Bay Harbour, some with sea-to-sea views from North Sound to Seven Mile Beach. At $50 per square foot for prime waterfront spaces, these offices command rates commensurate with leading markets and financial centers.

Camana Bay continues to advance its focus on long-term sustainability and raise the standards for commercial real estate in the region, offering both Cayman Islands companies and international firms office space on par with that found in world capitals.

"The pursuit of LEED Gold certification for 18 Forum Lane is representative of Ken Dart's vision for Camana Bay to be the most sustainable, livable community in the Caribbean," said Doak. "With every phase of the town's 50-year development plan, we strive to integrate the latest advances in energy efficiency with artful design while offering the best in Caribbean living, shopping, dining and entertainment a short walk away."

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Anchor Tenant Landed for Camana Bay Mixed-Use

Published Aug 1, 2014 at 1:19 pm (Updated Aug 1, 2014)

Price: $259,000 Total SqFt: 3,050 Acres: 0.34 Total taxes: $3550 Listing Agent: Nancy OHara Country Lake Homes http://www.CountryLakeHomesPoconos.com 570-775-4000

LAKE ARIEL Totally renovated this year, and with more than 3,000 square feet, this five-bedroom home is perfect for a large family or one that loves entertaining guests.

Gather friends and relatives in the large, windowed custom kitchen with wood flooring, plenty of cabinets, granite countertops, tiled backsplash and stainless steel appliances.

You can assemble the group around a 10-foot kitchen island bar for informal eating.

The master bedroom has a wall of windows to let in the natural light, and an en suite bath with double sinks, a spa tub and a glass block shower.

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Sliding doors lead to a private upstairs balcony.

In addition to the bedrooms, there are three bathrooms and a finished multi-purpose recreation room with a full bar.

The screened sunroom opens up to a large 50-foot deck. This contemporary home also features an open floor plan with a beautiful stone fireplace and geothermal heating and central air conditioning.

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Five bedrooms and great spaces to entertain

All-Brite Kitchen Remodels
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Another Monday night at the Proper. I was hanging out with Skippy, the bartender, sipping a non-alcoholic better-than-Shirley-Temple concoction with muddled berries, sprigs of mint and other stuff.

Skippy continued to make his argument. On Monday nights, the Flintridge Proper Bar is the modern-day equivalent of the pre-Prohibition, Old Waldorf-Astoria Bar.

Huh? I asked.

Skippy pulled a tattered book out of his back pocket. It was the 1935 edition of the Old Waldorf-Astoria Bar Book. He threw it down on the bar and pointed to page 152. The Bar was not regarded as a place of ill-repute'...the Waldorf-Astoria bar was Wall Street moved bodily uptown for an adjourned session of the Stock Exchange, with men betting on how stocks would perform the next day.

Skippy had a point. Like the Old Waldorf-Astoria Bar, the Proper is the stomping grounds for professionals (and others) at the end of the work day, to discuss their investments and otherwise reconnoiter. Even retired La Caadans are welcome, if they have time from kitchen remodels and gardening activities.

Skippy wiped down the counter and continued. Historically, La Caada Flintridge has always had similar hangouts. Late evenings on the patio at Conrad's. Early mornings the La Caada Coffee Roaster. Coffee klatches at Higleys.

I had to agree. I still miss the La Caada Coffee Roaster.

Fast forward to 2014 and there's Monday nights at the Proper Bar, with repasts both alcoholic and non-alcoholic, with and without gluten, plus deviled-eggs with the chicken on the side.

Skippy continued. What's important is that we create a sense of community.

Suddenly it was clear. We live in an increasingly war-driven, urban, disassociated world. La Caada used to be a small semi-rural town. No one was anonymous. Today, we are at a crossroads. We are a suburb. We are suburban. What will happen to our sense of community? Where do we gather?

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Around Town: Proper boosts community feeling

Many of us these days have some sort of Internet service and basic computer network in our homes. Newer houses often come pre-wired, but adding the wiring youll need isnt too complicated either. But whether youre going wired or wireless with your setup, youll still need a fair amount of wiring. Heres a closer look.

The main thing you will need for a home computer network is some Ethernet cabling, also called Cat-5 or Category 5 wire. This is a multi-strand cable that can route data, voice and video from your Internet Service Provider (ISP) throughout your house. Youll need some even if youre installing a wireless network the wireless portion really only refers to your computer, which has a transceiver built in. Once the signal reaches the network, it travels through the Cat 5 cable. Your ISP typically provides a modem inside your house. You may connect a computer directly to the modem with Cat 5 cable, or use this cable to install one or more Wireless Access Points in the house. Your installer may need to drill into walls and floors to get the wiring to where you need it; wireless access points provide good coverage but sometimes walls (especially stucco) will weaken their signals. To have basic wiring installed for this, expect to pay from $78 to $487.

You may have some computer wiring already in your house for example, there have been some networks that used standard phone wires or even the power lines within the house, but generally speaking, Ethernet cabling is preferable to these as it can provide faster service and accommodate more types of data. The good news is, if wiring is already installed, your installer can often use the same holes, routes and brackets to put in new cabling. Expect to pay from $88 to $314 for a typical house computer rewiring project.

As discussed above, many home networks include a wireless access point which provides decent service for about 300 square feet. However, sometimes a wall can block the signals, or you may want a dedicated socket for a computer thats used for heavy data or video service. Its not always necessary to wire the whole house, but if you do, you will have more options. For just two or three rooms, youll typically need to spend $162 to $247, where for an entire house (figure six to seven rooms with Ethernet receptacles in each), expect from $418 to $837.

Installing the wires for a computer network is similar to putting in telephone lines. They travel from the modem, which is the basic entry point of your house to the larger network supplied by your ISP, to various points within the house. To install these, your contractor will need to drill into walls, pull cable through to the next access point or receptacle, or possibly through floors and under the house to bring access points other parts of the house. In some cases they may need to install plastic piping called conduit, through which the cabling will run. A basic installation of wire, including testing, will typically run $107 to $542.

A business computer network is typically called upon for heavier duty than a standard home network, as many businesses need to transfer large files or have constant access to information. The wiring is similar but because there are often extra devices such as printers, fax machines, scanners, phones and tablets, your contractor will likely need to add a router to the network. This device, attached via Cat 5 cabling, connects to your modem and creates different Internet addresses for each device on your network. Because the Cat 5 cabling can handle all types of data, voice and video, you wont need to add a whole lot of extra cabling for a business setup, just perhaps 20% more than a regular home network. For the router and the wiring, expect to pay $238 to $674 on average.

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Computer Network Wire Installation Cost | Redbeacon

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