GUILDERLAND In a 4-to-1 vote on Dec. 1, the Guilderland Town Board authorized the town to file a notice of appeal in the resident-backed lawsuit that stopped the construction of a 222-unit development on Rapp Road as well as a proposed Costco Wholesale store.

The vote was taken after the board had exited an executive session to discuss pending litigation. The states Open Meetings Law allows elected boards to discuss proposed, pending, or current litigation in closed session. However, the law requires any motions or votes to be public.

Councilwoman Laurel Bohl cast the sole dissenting vote, Town Clerk Lynne Buchanan told The Enterprise on Monday; Supervisor Peter Barber had made the motion to file the appeal and Councilwoman Rosemary Centi seconded the motion.

Prior to her 2019 election to the board, Bohl, a Democrat, headed the Guilderland Citizens (now Coalition) for Responsible Growth, a citizens watchdog group, and had often been critical of Guilderlands boards as being too lenient toward developers. The other four members of the town board are also Democrats.

Bohl was also the lone dissenter in August when the Guilderland Town Board passed a resolution, 4 to 1, to let the Champlain Hudson Power Express Inc. run underground lines through the town to bring electric power from Canada to the New York City area.

Albany County Supreme Court Judge Peter Lynch on Nov. 20 ruled in favor of a group of Westmere residents and a Guilderland gas-station owner who were seeking to stop the projects.

Pyramid Management Group, whose affiliated limited-liability corporation Rapp Road Development is the projects developer, has already said it will appeal Lynchs decision, which was made at the lowest level in the states three-tiered court system.

Barber did not return a call seeking comment.

James Bacon, the attorney who brought the case against the town and Pyramid, told The Enterprise that, with Pyramid stating it would appeal the decision, theres nothing atypical about the town filing an appeal as well.

Asked if he thought Lynchs decision would hold up on appeal, Bacon said, Predicting what happens at the Appellate Division is like trying to read tea leaves, but I think we made a strong case and I think the court made a very thorough determination.

But he added that hes seen plenty of cases where defeat has been snatched from the jaws of victory.

Save the Pine Bush on Nov. 27 filed a second suit against the town and company over the projects in the interest of preserving its rights in the event that Pyramid is able to move forward with its proposals, for example, in the event of reversal or dismissal of the prior decision of this Court, the not-for-profit organizations court filing states.

Pyramids proposal included developing three sites:

Site 1, a 19-acre plot at Rapp and Gipp roads for 222 apartments and townhouses, with the possibility for another 90 apartments to be built on the site.

Specifically, Pyramid was proposing three two-story townhouse-style buildings, with 10 units in each building, totaling 30 units, on the west side of the property. On either side of the entrance to the property, the developer was proposing two five-story apartment buildings, one with 94 units and the other with 98 units. The project additionally included about 3,900 square feet of commercial space. The company was also proposing a total of 362 parking spots: 84 indoor spaces and 278 outdoor spots;

Site 2, sixteen acres at Western Avenue and Crossgates Mall Road for a Costco, a membership-only, 160,000-square-foot warehouse-price club, that would offer gasoline service and 700 parking spots; and

Site 3: Eleven acres between the Costco site and Pyramids hotel on Western Avenue that could be used for retail, offices, or apartments. There were no current development plans for Site 3 however, Pyramid did present a zoning-compliant conceptual plan that could include 115,000 square feet of retail space, 50,000 square feet of office space, and 48 apartments.

Westmere residents Lisa and Thomas Hart and Kevin and Sarah McDonald, along with gas-station owner Jonathan Kaplan filed their suit in September after it took the planning board eight-and-half minutes to approve the Pyramids Rapp Road and Western Avenue projects at a previously-not-scheduled late August meeting. Kaplan has since sold his eight convenience stores, three car washes, and gas-distribution business to Stewarts Shops.

The issue, Lynch wrote in his Nov. 20 decision, was whether the Guilderland Planning Board had complied with its obligations under the State Environmental Quality Review Act procedurally and substantively. It did not, on both counts, Lynch concluded.

In his decision, Lynch wrote that the planning board had violated the procedure set out by the act as well as the hard look test, a three-part test that requires an agency reviewing an action to: identify the areas of environmental concern; analyze the areas of concern to determine if the action may have a significant adverse impact; and support its determination with evidence.

In violating SEQRA procedure and the hard look test, Lynch declared null and void the boards acceptance of both the draft and final environmental impact statements; the August issuance of a findings statement justifying its approval of the project; and the October granting of site-plan approval for Pyramids 222-unit apartment and townhome development.

Throughout his 77-page decision, Lynch pointed to omissions that the planning board failed to take into consideration when making its decision.

The historical and cultural significance of the Rapp Road Historic District, Lynch wrote, cannot be overstated, and, in turn, cannot be ignored under the hard look test. The district is a neighborhood of small homes, many of them hand-built by African Americans who arrived in the pinebush, largely from Mississippi during the Great Migration.

With the closest homes just a few hundred feet away from proposed five-story buildings, the planning board failed to consider any alternative with reduced building height.

Lynch even injected a note of sarcasm into his analysis.

Pointing out that the draft environmental impact statement adopted by the planning board in February claimed Pyramids projects would not be out of character with the area, rather they are authorized pursuant to Town of Guilderlands [Transit-Oriented Development District] TOD district.

Really? Lynch wrote, Since when do high-rise buildings comport with the character of historical one story bungalows.

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Guilderland to appeal judges decision that halted Pyramid projects - The Altamont Enterprise

The COVID-19 pandemic has brought ups and downs for West Michigans construction industry activity and competition has increased in areas like school bond projects, while the hospitality and office sectors saw major slowdowns.

Across the region, though, several major developments remain on the horizon. They range from marquee developments that have been in works for years to some that were unveiled during and are being guided by market forces resulting from the public health crisis.

Heres a look at major projects planned across West Michigan:

A former Southwest Michigan industrial site in Vicksburg is undergoing a massive $80 million redevelopment. The project was the second in the state to receive transformational brownfield incentives to turn the historic Lee Paper Mill into what will include an 84-room hotel, brewery, distillery, beer garden and restaurant.

The goal is to create a regional destination focused on beer, events and live music, said Jackie Koney, director of operations for Paper City Development LLC.

The project was initially planned to open in phases starting in 2022, but developers are now holding off until all aspects of the development are completed for an anticipated 2025 grand opening, Koney said. Construction started in June 2019, of which portions were delayed by the pandemic this summer.

Paper City Development was founded by Vicksburg native Chris Moore, who now lives in Seattle where he opened Old Stove Brewery five years ago and also owns software firm Concord Technologies. Moore will open a second location of Old Stove Brewery, as well as a brewery museum, as part of the development.

We want it to be a brewery destination, Koney said.

Despite some delays this year, construction is progressing. Six buildings that were not historic were removed from the property, exterior masonry has been completed, and work is now starting on interior renovations.

Between removing the exterior buildings and cleaning up the brick, it looks stunning, Koney said. Instead of white and gray paint, youre seeing new paint and steel. Its to the point where people cant see what it looked like before.

A five-story, mixed-use building with luxury condominiums is planned for 159 South River Ave. in Holland. Four medical suites will take up the second floor of the building, which will have parking on site for patients and tenants. The project is also expected to include retail space on the main floor of the facility.

Condo units will range from 1,000 to 2,500 square feet and will include one- to three-bedroom units at market rates. The facility will include a fitness center and a community terrace bordered by a green roof system.

Its a very unique project, its luxury living in downtown Holland, which I think is a very attractive area, said Mike Corby, executive vice president at Integrated Architecture LLC. There arent many walkable downtowns that compare to Holland in the state of Michigan. Its a nice example of a mixed-use project with condominiums, retail and medical.

The buildings modern design includes nine individual but connected towers, which will allow for scenic views and natural light in all of the units, Corby said.

The existing building on the site is expected to be demolished in the next several weeks, and site work is could begin in mid to late December. Construction is expected to be completed sometime in 2022.

Were looking forward to bringing some stylish architecture into town. We see that theres a need for high-end residential property in downtown Holland, said project developer Dennis Jacobs. The development thats been done by GDK and others to extend Eighth Street and at the Civic Center creates a need for this project.

A 10-story market rate residential development is planned for a former bank building at downtown property owned by the city of Muskegon. Upwards of $10 million will be invested in the redevelopment at the corner of First Street and Clay Avenue.

Plans include 50-60 apartment units in the first phase, which is expected to be completed in 2021. An additional 12-16 units are planned for phase two, which is expected to be finished in 2022.

This serves one of our biggest economic development initiatives, which is increasing residential development in downtown, said Jake Eckholm, Muskegons economic development director.

Eckholm also noted the projects African American-owned construction team led by Michigan State University Trustees Joel Ferguson and Brianna Scott.

Its a large-scale development, so its great we can bring some diversity to the project, Eckholm said.

Ferguson Development LLC spent nearly $300,000 investigating the site to determine if it could retain the existing frame of the structure, Eckholm said. The developers learned they could keep the steel frame, which will result in some efficiency on the project, he said.

The original intent was to use the first floor as commercial space, which changed when the pandemic hit, Eckholm said. Instead, robust tenant amenities are planned for the first floor, which include a large packaging room, meeting spaces, a game room, and leasable offices to accommodate people working from home, Eckholm said.

With the advent of COVID-19 wreaking havoc on the commercial real estate market, it is harder for those ventures to get funded, Eckholm said. If the market recovers in the future, we can still convert some of that space for commercial use.

The former site of Klover Gold Creamery is transforming into a mixed-use development in Kalamazoos Edison neighborhood. The three-story building will have 48 residential units, including 38 dedicated to tenants who make 30 percent or below Kalamazoo Countys area median income.

The facility will include a YWCA daycare with a natural outdoor play area, a co-working space, Hollander Development Corp. offices, retail space, outdoor patios, a rooftop terrace, exercise room and group gathering room. The project is planned to be LEED Platinum-certified with solar panels on the roof.

Construction is wrapping up on the $14.7 million project, and the apartments should be completed by the end of January 2021, said Michael Flynn, vice president of Byce & Associates Inc.

This was really a group effort with the neighborhood association to come up with an organic design for the community, Flynn said.

Perrigo Co. plc is relocating its North American corporate headquarters to downtown Grand Rapids as part of the Michigan State University Grand Rapids Innovation Park under development at 430 Monroe Ave. NW.

The company plans to invest nearly $44.8 million in what will be a 63,550-square-foot facility, which is expected to create 170 new jobs on Medical Mile. The company received a $2 million grant from the Michigan Strategic Fund for the project on Oct. 27.

Its about as significant as it gets in my business, The Right Place Inc. CEO Birgit Klohs previously told MiBiz of landing a downtown headquarters. It is an unbelievable success. Having a global company downtown is huge. It cant be overestimated how important it is.

The new office will primarily house corporate and functional leadership as well as some administrative roles. The facility will include an adaptable, collaborative workspace.

The McCamly Plaza Hotel is getting a facelift and rebranding after being closed since November 2019. After acquiring the property from its previous owner on Nov. 3, Battle Creek Unlimited is planning a complete renovation of the 15-story, 239-room hotel in downtown Battle Creek, located at 50 Capital Ave. SW.

The economic development organization has retained Suburban Inns to assist with rebranding and renovations, and plans to reopen the hotel in 2022. The project is expected to help attract international business travel to the area. The hotel includes event space for conferences and conventions and is connected to Kellogg Arena.

Battle Creek Unlimited President and CEO Joe Sobieralski said he is confident this property can be transformed into a showpiece thats a regional draw for Battle Creek.

The project is still in the planning and design phase, with construction expected to begin in the spring of 2021, Sobieralski said.

Im extremely excited about this project. Its a pivotal piece in the revitalization of downtown, even though its a little bit outside our wheelhouse, but that makes it an even more exciting project.

After a temporary delay this spring because of the pandemic, construction is wrapping up on the Lakeshore Convention Center in downtown Muskegon, which will serve as a conference and event venue set to be completed early next year.

The new 45,000-square-foot venue at 470 W. Western Ave. is attached to the Delta Hotels by Marriott Muskegon as well as Mercy Health Arena.

The new convention center is designed to accommodate groups of up to 1,000 people in its 20,000 square feet of meeting space.

A 133-unit condominium and apartment project will soon become downtown Grand Havens largest residential development. The project, at 125 Elliot Ave., is on the former Stanco property, a 4.66-acre site near Grand Havens waterfront.

The project developer is Kevin McGraw, president of East Lansing-based River Caddis Development LLC, and construction is planned in a single phase.

The project includes 124 market-rate apartments ranging in size from efficiency to two-bedroom units. Nine condominium units are also planned along Second Street. The Grand Haven City Council reportedly gave unanimous support for the project last month.

The public alley between four downtown Kalamazoo buildings 229-251 E. Michigan Ave. and the recently completed $100 million Catalyst building at 180 E. Water St. is being redeveloped into a shared community space called Haymarket Plaza. The project will feature a snowmelt system, lighting, outdoor furniture, an open area for entertainment and food trucks, as well as a three-dimensional art display that will project local art from the community.

Project funding managed by the Monroe-Brown Foundation came from a variety of sources, including the city of Kalamazoo, the Michigan Economic Development Corp., and a Patronicity crowdfunding campaign that raised nearly $54,000. Millions of dollars were invested to install the snowmelt system, and the art display will cost about $220,000, said Fritz Brown, a partner at Treystar.

There is nothing like it anywhere in any city our size, Brown said. This 3-D projection mapping is really cool and brings a big city feel to it, and is a huge picture that will be projected on the side of the Haymarket building.

Projectors for the development will arrive later this month, but will not be used until June 2021 when the outdoor furniture is also installed, Brown said.

Project developers originally planned to open the plaza this month, but the COVID-19 pandemic has slowed the projects urgency.

Were excited about it and cant wait to show everybody, Brown said.

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9 Projects to watch in West Michigan - MiBiz: West Michigan Business News

Construction has kicked off on a nine-story, 130-unit apartment building at 18th and Florida streets in the Mission and, once complete, apartments there will be entirely below-market-rate.

Mayor London Breeds Friday announcement of the groundbreaking at 681 Florida St. means that seven of the eight 100 percent affordable projects proposed in the Mission years ago totaling some 800 units are either filled, taking applications, or under construction.

We know as a community that Casa Adelante 681 Florida is an integral part of reversing the displacement of the Latinx and immigrant community, said Karoleen Feng, the director of community real estate at the Mission Economic Development Agency, which is co-developing the project with the Tenderloin Neighborhood Development Corporation.

We are equally excited for the Mission community to see this space once again be reimagined as a home for the arts, Feng said.

The building will provide a mix of one to three-bedroom apartments whose rent will range from 35 to 85 percent of the area median income. (Thirty-one percent of the area median income for one person in San Francisco is $31,400, and 85 percent is $76,200 for a single person.)

Construction is expected to wrap up in August 2022.

Carnaval San Francisco, a nonprofit that organizes the annual Carnaval Parade event but has since organized around community Covid-19 support, will occupy the ground floor.

The project will cost $90.3 million to build. The developers received $35 million from the Mayors Office of Housing and Community Development.

The property on Florida Street between 18th and 19th streets is one of seven 100 percent affordable projects to break ground in the Mission in the last two years. It was granted to the city by Nick Podell as part of the community benefits package for 2000 Bryant St., a now-completed 195-unit market-rate building on the same parcel.

Roberto Hernandez, a community activist and artistic director of Carnaval San Francisco, said the Mission community fought Podell hard for the slice of land after Cell Space, an artist hub, was evicted there to make way for luxury development.

We come full circle and look forward to sharing the space with artists and arts organizations and serving the residential community! Hernandez said.

Our coverage depends on you. If you havent already, pitch in. If you have, many thanks. We could not do this without you.

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Seventh 100 percent affordable apartment building breaks ground in Mission District - Mission Local

Governor Andrew M. Cuomo today announced that construction has begun on a new 55-apartment affordable housing complex in the City of Batavia, Genesee County. The $14.5 million development includes 28 apartments set aside for veterans who have a history of homelessness and who need supportive services in order to live independently.

"New Yorkers and their families deserve safe, affordable homes, and veterans who have struggled with chronic homelessness are no exception,"Governor Cuomo said."This exciting new project in the City of Batavia will help our veterans who have given so much for our nation. Providing them and other area residents with new housing will provide comfort and financial security during a difficult time."

"All New Yorkers, especially our brave veterans who served to protect us, should have a roof over their heads and the decency of a good home,"said Lieutenant Governor KathyHochul."This housing development in Batavia will provide affordable housing for people in the area, including veterans who have struggled with homelessness and need supportive services. Now more than ever, as we continue to battle the COVID-19 pandemic, we want to make sure New Yorkers have the resources and services they need to live healthy and safe lives. This project in the Finger Lakes is part of our efforts across the state to build back better and more inclusive and enhance quality of life."

Liberty Square is part of Governor Cuomo's commitment to providing all New Yorkers with access to safe, affordable housing under the State's unprecedented $20 billion, five-year Housing Plan. The plan makes multifamily housing accessible and combats homelessness by building and preserving more than 100,000 units of affordable housing and 6,000 units of supportive housing.

The development will rise on a site made vacant by the demolition of three derelict buildings on East Main Street. The new four-story Liberty Square will have 55 affordable apartments serving households earning 60 percent or less of the Area Median Income. Six of the apartments will be fully adaptable for people with mobility impairment and three separate units will be equipped for people with audio or visual impairment.

Twenty-eight of the apartments will be dedicated as supportive housing for formerly homeless veterans receiving services and rental subsidies through Governor Cuomo's Empire State Supportive Housing Initiative. Eagle Star Housing will provide supportiveservices and will have an office and counseling space on-site. The project's developer is Home Leasing.

There are eight studio, 39 one-bedroom and eight two-bedroom apartments.Shared amenities includea community room, a fitness center, private patios and balconies, secure interior bicycle storage, raised garden beds, a fenced playground, an on-site management office, on-site parking, and bulk storage incorporated into the apartments.

Energy efficiency and Green Building design requirementswill be incorporatedthroughout the complex, including Energy Star appliances and fixtures in all apartments. This will allow certification under NYSERDA's Low-Rise New Construction Program and Enterprise Green Communities Version 2015 program.

New York State Homes and Community Renewal financing for Liberty Square includes federal Low-Income Housing Tax Credits that will generate $10.5 million in equity and nearly $4 million from the Supportive Housing Opportunity Program. In addition, NYSERDA will provide a grant of $53,000under its Low-Rise New Construction Program.Redstone Equity Partners is the Low-Income Housing Tax Credits equity investor and Five Star Bank is providing construction financing for the project.

Since 2011, HCR has dedicated $604 million in the Finger Lakes Region to finance 95 multifamily developments, resulting in the creation or preservation of nearly 7,500 affordable homes, including 216 in Genesee County. HCR's investment in the region has leveraged $890 million more in funding from other sources.

HCR CommissionerRuthAnneVisnauskassaid, "The COVID-19 pandemic has caused previously unimaginable harm and disruption, but it hasn't stopped the team at HCR from carrying out Governor Cuomo's mission to create, preserve and protect affordable housing across the state. It is intensely gratifying to see this essential work continue with Liberty Square - especially when the development dedicates 28 homes for our heroes, as this one does, and another 27 for families. I thank and commend the HCR team and our partners and look forward to welcoming the new tenants to this wonderful new building in Batavia."

New York State Office of Temporary and Disability Assistance Commissioner Mike Hein said,"We have an obligation to ensure all New Yorkers have a safe, stable place to call home - especially those who have served in our nation's armed forces. Liberty Square will provide a fresh start for more than two dozen veterans in Genesee County, while breathing new life into a formerly derelict swath of East Main Street. Projects like this continue the work started by Governor Cuomo's landmark five-year housing plan and reaffirms New York's steadfast commitment to ending homelessness among our veterans once and for all."

New York State Energy Research and Development Authority Acting President and CEO Doreen M. Harris said,"Delivering the benefits of our green economy to allNew Yorkers, especially our most vulnerable residents, is a hallmark of Governor Cuomo's clean energy transition and nation-leading climate agenda. Transforming neglected properties or sites into energy efficient and affordable homes with services for our nation's heroes who served in the U.S. military is something NYSERDA is proud to support and we look forward to the completion of Liberty Square."

Senator MichaelRanzenhofersaid,"Investing in our region is extremely important. I am glad to see construction starting on this project. It is great to see the creation of veterans' housing, supporting those who served our county is imperative."

Assembly Member Stephen Hawley said,"Our veterans have given their all to defend their country, it's only right that we as a community continue to do our part for them and give them our all. With the construction of Liberty Square,I'mproud to see Batavia continue to find ways to take care of its people, and I eagerly anticipate the results of construction. But more so, I'm thrilled that our veterans will continue to find the support they so rightly deserve."

County Manager Matt Landers said,"I am very happy to see a project like this that benefits disabled veterans come to fruition. This country owes a great deal for the sacrifice made by our veterans and projects like this are essential in order to meet the needs of these disabled heroes."

City Council President Eugene Jankowski, Jr., said,"The City of Batavia welcomes Home Leasing as they provide the much needed veteran, seniors, and workforce housing to our community. Home Leasing has a positive history of building, maintaining and managing properties across upstate New York and this project will be a great addition to our city"

CEO of Home Leasing Bret Garwood said,"Home Leasing is extremely proud to start construction of Liberty Square in Batavia and thankful to the community and our partners. Liberty Square will provide an excellent home for families and veterans as well as contribute to the vitality of Batavia."

Zach Fuller, Eagle Star Housing Executive Directorsaid, "We are very excited to embark on this amazing project with Home Leasing in Batavia! We are continuously striving to better the lives of all Veterans that we serve. This project will deliver 28much neededaffordable apartments to our Veteran community.Eagle Star strives to provide the highest quality care and options for our Veterans and is looking forward to continuing our relationships with our community partners in the supportive City of Batavia. We thank everyone who helped make our vision a reality."

Accelerating Finger Lakes Forward

Today's announcement complements "Finger Lakes Forward," the region's comprehensive blueprint to generate robust economic growth and community development. The State has already invested more than $8.07 billion in the region since 2012 to lay the groundwork for the plan - investing in key industries including photonics,agriculture and food production, and advanced manufacturing. Now, the region is accelerating Finger Lakes Forward with a $500 million State investment through the Upstate Revitalization Initiative, announced by Governor Cuomo in December 2015. The State's $500 million investment will incentivize private business to invest well over $2.5 billion - and the region's plan, as submitted, projects up to 8,200 new jobs. More information is availablehere.

About Home Leasing

Rochester-based Home Leasing specializes in the development, construction, and management of high-quality apartment communities. Founded in 2006 by veteran real estate developer and former co- CEO and co-Chairman of Home Properties NelsonLeenhouts, the company is owned and operated by three generations of theLeenhoutsFamily. Home Leasing today employs over 170 people who provide support to or are directly involved in the day-to-day operations of affordable, mixed-income and market rate residential communities across New York, Pennsylvania, and Maryland. With its construction company, Home Leasing Construction, Home Leasing builds quality housing that its team of certified property managers and maintenance personnel efficiently oversee. Home Leasing and Home Leasing Construction are Certified Benefit Corporations.

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Governor Cuomo Announces Start of Construction on $14.5 Million Affordable Housing Development in Batavia - ny.gov

Lehtisaari and the associated Kaskisaari are known for their large detached and terraced houses. The building stock of the very loosely built area is mainly from the 1960s.

23.10. 16:18

Helsinki In the next few years, a new apartment building will be built on Lehtisaari, which will be the highest in the area when completed. This is a site called the Lehtisaari Tower, the construction of which is scheduled to begin in spring 2021.

The house to be built at Papinpydnkuja 1 is also becoming a much-needed thing during the Korona era: a telecommuting room.

Talon CEO of constructive Newil & Bau Petri Ylivuori says the new residential apartment building is a starting shot for wider residential construction. In addition, the company is building four other apartment buildings in the same block of Papinpydnkuja. The current shopping center next to the block, on the other side of Lehtisaarentie, is to be demolished, and new apartments have also been planned to replace it.

The current building stock in the area is mainly from the 1960s. Lehtisaari and the associated Kaskisaari are known for their large detached and terraced houses.

The Tower of Lehtisaari draws on 1960s architecture. The symmetrical faade is made of brick and rough-handled light burnt brick with a texture all the way down to the balcony lines. The details use oak and wood in general, says Ylivuori.

The house uses a lot of wood, for example on the balcony.Picture: Newil & Bau

28 meters the high and nine-storey house will have a total of 30 apartments, ranging in size from 32 to 118 square meters. Two-thirds of the flats are family flats, and the average price per square meter of flats is about 6,700 euros. The house will have a five and a half meter high entrance hall and street level business space. The business premises are to have a restaurant or caf.

A rather topical specialty of the house is the telecommuting room, which comes to the second floor of the house. The 14 square meters can accommodate one or two people at a time, and the room can be booked through the residents common electronic system.

Over the mountain according to Lehtisaari Tower will be built comprehensively and in detail. Investments will be made in landscaping, courtyard architecture and the entrance hall. In addition, the life cycle carbon footprint of the house is calculated to be 54 percent smaller than the average for current new apartment buildings.

The life cycle carbon footprint measures the climate impact of a building throughout its life cycle.

This can be achieved, for example, by using solar panels and geothermal energy instead of district heating, and by building a frame that will last 100 years. Today, hulls are typically built to last 50 years.

In addition, efforts are made to insulate the windows, for example, so that heat does not flow to the so-called magpies. Recycled steel is used as the building material and water and heat consumption are optimized.

A retail space for a caf or restaurant will be built on the street level of Lehtisaari Tower. Observation image.Picture: Newil & Bau

Lehtisaari is located in western Helsinki, on the border of Espoo and Helsinki. It is crossed by Kuusisaarentie, which connects Lehtisaari in the east via Kuusisaari to Munkkiniemi and in the west to Otaniemi and Tapiola in Espoo.

In 2018, 1,184 people lived in the very densely populated Lehtisaari. The overall look of the area is very green, with about two-thirds of the area being parkland.

Perceptual image from inside the house.Picture: Newil & Bau

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Construction This is what the new residential apartment building to be built on Helsinki's Lehtisaari looks like, which when completed will be the...

A four-story apartment building is planned for a site near Oak Creek's Ikea store.(Photo: JLA Architects)

Another apartment development is planned for a site near Oak Creek's Ikea store the latest in a series of similar projects.

The four-story,143-unitbuilding is planned for a 3.65-acre site at7700 S. Ikea Way, according to documents filed with the city.

That site is between the Ikea store and West Drexel Avenue,west of I-94.

The development plans also call for a possible one-story, 6,000-square-foot retail development just north of the proposed apartments.

The apartments are being proposed by Walden OC LLC, which owns the property. That investors group is an affiliate of Northwestern Mutual Life Insurance Co.

The plans were to be reviewed by the Plan Commission at its upcoming Tuesday meeting. But that item has been canceled, according to the meeting agenda.

The Ikea store and other nearby developments, including apartments, have been happening in the area after the Drexel Avenue interchange on I-94 opened in 2012.

Construction started this spring on the 300-unit Hub13 apartments between I-94 and South 13th Street, north of Drexel Avenue.

Hub13 will have six three-story buildings, each with 40 units, as well as three two-story buildings, each with 20 units, when completed at the end of 2021.

The 225-unitOrchard Hills apartments opened this year at2697 W. Orchard Hills Drive, south of Drexel Avenue and east of South27th Street.

However, construction of two hotels south of the Ikea a 121-room Homewood Suites by Hilton and aTru by Hilton with 90 to 100 rooms haven't yet proceeded since winning city approval in December.

Meanwhile, construction is winding down on the final projects at Drexel Town Square, which includes apartments, a hotel, stores and restaurants at Drexel and Howell avenues.

Tom Daykin can be emailed at tdaykin@jrn.comand followed on Instagram, Twitter and Facebook.

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Tom Daykin can be emailed at tdaykin@jrn.comand followed on Instagram, Twitter and Facebook.

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A 143-unit apartment building is planned near Oak Creek's Ikea. It's the latest in a series of similar projects. - Milwaukee Journal Sentinel

An older office building at East Capitol Drive and North Oakland Avenue could be converted into Shorewood's first hotel.(Photo: LoopNet)

An older seven-story office building in Shorewood could be converted into that community's first hotel.

Also, affordable apartments targeted for adults with developmental disabilities could be coming to the village.

That's according to comments made ata Friday board meeting of the Shorewood Community Development Authority by Village Manager Rebecca Ewald.

She spoke about potential projects during a discussion about the village adopting a new, more transparent process for reviewing applications from developers for public financing help.

The potential hotel would involve renovating the office building among the tallest structures in Shorewood.

The building, at 3970 N. Oakland Ave.,for several years included a North Shore Bank branch until a new location opened in 2018 at 4060 N. Oakland Ave.

The seven-story, 40,800-square-foot building was constructedin 1974. The property includes a 139-space parking lot, according to LoopNet.com.

The hotel development could include expanding the building onto that parking lot, Ewald said.

Ewald, reached after the meeting, declined to provide any additional information about the possible hotel project.

Also, an apartment development that would provide a mix of affordable and market-rate units is being considered for a site that includes SunSeekers, a tanning salon at 2420 E. Capitol Drive.

That building would be demolished, with its lot used for the new apartment development.

It would include affordable apartments set aside for adults with developmental disabilities who are able to live independently, Ewald said.

The building's market-rate units could include apartments for the parents of people living in the affordable units, she said.

Watertown-based Bethesda Lutheran Communities, which provides servicesfor people with intellectual and developmental disabilities, would be involved in the project, Ewald said.

Bethesda would co-develop the building, tentatively planned for 52 apartments,with Catalyst Construction, said Tom Campbell, Bethesda vice president of real estate.

Up to 25%of those apartments would be set aside for people with disabilities, he said.

"It's an inclusive housing model," Campbell said. "They need quality housing, and they need it at a low cost."

That can be achieved in part by obtaining foundation grants and public financing, he said.

That could include cash provided through a tax incremental financing district.A TIF district uses money generated by a new development's property tax revenue.

Tom Daykin can be emailed at tdaykin@jrn.comand followed on Instagram, Twitter and Facebook.

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One of Shorewood's tallest buildings could be converted into the village's first hotel - Milwaukee Journal Sentinel

A mixed-use development on Hawthorne Boulevard in Walteria that will include nine apartment units and almost 3,800-square-feet of office space has won the unanimous approval of the Torrance Planning Commission.

The three-story apartment complex is the first since May 2019 to win approval in the community, where residents who live in single family homes largely oppose high-density housing proposals, monthly municipal permit records show. Torrance officials approved a trio of apartments that month, but none since, despite the states on-going housing crisis.

The development will rise on the former site of the now-closed ABC Pool & Patio at 24449 Hawthorne Blvd., just south of Pacific Coast Highway before the commuter thoroughfare begins its climb up the Palos Verdes Peninsula.

The area is one of six designated districts along Hawthorne Boulevard in a planning document first adopted in 1996 that envisions an urban village atmosphere providing a rich mixture of retail shops, restaurants and offices.

Future development is envisioned to retain the unique characteristics of the area with new buildings placed behind the sidewalk with little or no setback, fostering a pedestrian orientation, the staff report to the commission said. Mixed use development is encouraged with residential units located above retail or office space.

The report said the project will bring a vibrant element to the Walteria District.

The project provides for apartment housing and promotes housing near to employment and commercial centers while providing 25% of the gross floor area for commercial purposes, the report said. The proposed mixed-used development is in close proximity to businesses, commercial services, restaurants, a public park, library and other amenities that will serve the commercial tenants and residents and will complement the pedestrian character of the Walteria sub-district.

The planning commission approved the project at its Wednesday meeting.

Mike Griffiths, who this year founded a group called California Cities for Local Control to fight state bills that could make it easier to build more high-density housing, said the apartment complex complements the neighborhood.

That type of density makes sense in that particular area, he said. I wouldnt want it to go up next to my house.

The city is definitely in a slow-growth mode, Griffiths added.

Apartment construction has been in short supply in Torrance in recent years, after a political backlash in response to criticism surrounding a series of dense condominium developments, including those near Wilson Park several years ago.

A mixed-use building that includes almost 40 apartments is currently under construction on Carson Street in Old Torrance. Residents successfully fought a gas station and convenience store initially proposed for the site.

Last year the city rejected a proposed 46-unit apartment complex in North Torrance.

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Apartment complex approved by Planning Commission in Torrance - The Daily Breeze

STATEN ISLAND, N.Y. -- A Manhattan developer has proposed to build 750 apartments -- of which 225 units would be earmarked as affordable housing -- along with ground-floor retail in three high-rise buildings on the waterfront in St. George, the Advance has learned.

The three proposed apartment buildings would sit on a two-acre site owned by Madison Realty Capital at 170-208 Richmond Terrace and 8-26 Stuyvesant Place, according to a source with knowledge of the project.

Dubbed Liberty Towers, the buildings would range from 12 to 26 stories high, and there would be 23,000 square feet of ground-floor retail, said the source. There would also be about 366 parking spots for the development, the source said.

ZONING CHANGES NEEDED

The site is located within the Special Hillsides Preservation District and the Special St. George District, both of which have height and density restrictions for all new construction.

The plan would have to go through the Uniform Land Use Review Procedure (ULURP) process, which requires a host of approvals, including those from the Community Board 1, the City Council and City Planning.

For construction to move forward, the developer would need a change from the current lower density zoning to an R7-3 zone, which allows for apartment buildings of greater height, said Joseph Marvilli, a City Planning Department spokesman.

An Environmental Assessment Study has been submitted to City Planning by the developer, and a remote public scoping meeting is scheduled for Nov. 19 about the project, said Marvilli.

The developer is hoping to have the project fully complete by 2025, the source said.

AFFORDABLE HOUSING

The formula to determine the criteria for the units earmarked as affordable housing will be based on 80% of the areas median income, the source said.

The source couldnt say yet whether the citys Section 8 program would be accepted at Liberty Towers.

City regulations require all new housing developments include at least 20% of units reserved for affordable housing.

CONCERNS ABOUT THE PROJECT

Joseph Carroll, district manager of Community Board 1, said board members had an informal meeting with the developers several months ago, during which they unveiled their vision for the property.

At the time we commented that there were multiple zoning amendments that would have to be achieved, including relief from the St. George Special District and the establishment of [a more dense] zoning district, which currently does not exist on Staten Island, he said.

Local elected officials have expressed concern about the project, as well.

Borough President James Oddo, who previously met with the developers about the project, said he wont entertain the zone change needed for the development to take shape.

I am very passionate about this issue. I am calling for every current elected official on Staten Island and every announced candidate for this cycle and the 2021 cycle to completely go on the record about where they stand on the notion of a 26-story apartment building to be dropped in St. George, said Oddo.

To avoid construction of large apartment complexes, Oddo said elected officials fought several years ago to remove dense zoning on Staten Island. The Castleton Park Apartments, which are located behind the proposed Liberty Towers site, is zoned R6, he said, noting R7-3 will permit more density.

We are in favor of growth and investment. We know that needs to happen to keep Staten Island vital, but that can not be an excuse, yet again, to increase density without a care in the world about the impact on the infrastructure, said Oddo.

Councilwoman Debi Rose (D-North Shore) said she also saw preliminary plans for the project.

The developers presented their preliminary plans to me last year, and we are scheduled to meet again for an update. This development would be subject to intense public review process and a vote. I look forward to hearing from the community once this engagement process begins, she said.

Madison Realty Capital declined comment about the proposed zone change.

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750-unit high-rise apartment towers with affordable housing proposed for St. George - SILive.com

A sold sign sits on a lot as new home construction continues in Westfield, Indiana, on Sept. 25. U.S. home construction rose a solid 1.9% in September after having fallen in August as home building remains one of the bright spots for the economy. (AP Photo/Michael Conroy)

By MARTIN CRUTSINGER AP Economics Writer

WASHINGTON (AP) U.S. home construction rose a solid 1.9% in September after having fallen in the previous month, as home building continues as one of the bright spots of the economy.

The increase last month pushed home construction to a seasonally adjusted annual rate of 1.42 million homes and apartments after a 6.7% drop in August, the Commerce Department reported Tuesday.

Applications for building permits, a good barometer of future activity, rose an even stronger 5.2% to 1.55 million units.

After a plunge in the spring due to pandemic-related lockdowns, housing has staged a solid rebound as demand for homes with more space has grown and mortgage-rates have stayed at ultra-low levels.

Construction of single-family homes in September surged by 7.8%, offsetting a 14.7% drop in the smaller apartment sector. Single-family construction is now at its highest level since 2007.

Construction was up in every region of the country except the Midwest which registered a 32.7% plunge. Construction surged 66.7% in the Northeast with smaller gains of 6.2% in the South and 1.4% in the West.

Economists believe home building will continue to thrive in the months ahead.

Strong demand, low inventory and a record level of homebuilder confidence continue to support new home construction, wrote Nancy Vanden Houten of Oxford Economics.

The National Association of Homebuilders reported Monday that its survey of builder confidence climbed to a new record high of 85 in October, up from a September reading of 83.

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Home building remains bright spot The Daily Reporter WI Construction News & Bids - Daily Reporter