Editor's Note

SPRING BRINGS LONGER DAYS AND WARMER WEATHER, reminding gardeners to get outside and put their hands in the dirt. Spring cleaning is a tradition with a long (if vague) history, related to a time of preparing our homes for something new. And after a year-plus in lockdown, we are perhaps in more need than ever of finding ways to rejuvenate the spaces we live in. This Home & Garden issue covers everything from interior upgrades (think shades and pillows) to medical gardening, plus bigger trends and policy questions related to housing, like whether we cost-effectively use Accessory Dwelling Units to increase density. Whatever your budget enough to buy a succulent for the windowsill, or rehab a historic house there are ways to invest in and improve where you live.-Sara Rubin

Not just any someone, mind you. Wizard, a Seaside City Councilmember whose day job is as a housing element coordinator with San Francisco-based YIMBY Law, and Hare, a registered nurse, had in mind someone who really needed housing, but might have trouble finding it in the Monterey Peninsulas pricey rental market.

In my mind the right person is not some bachelor from the Navy who has the BAH, Wizard says, referring to the Basic Allowance for Housing, which some believe helps contribute to high rents and low rental inventory on the Monterey Peninsula.

Our goal is to rent it out to someone who has the need for a two-bedroom apartment, Wizard says. A single parent with kids, or a couple of students. We dont really know who the person is, but we want to do it all legally and properly and because we think its a good thing to do.

It is a good thing to do, and the couple is still doing it, but what was to have been a garage conversion instead became a tear-down and new construction, after a city of Seaside building inspector took a look at the existing garage and said something to the effect of, Not a chance in hell.

The 70-plus-year-old foundation on the garage wouldnt have supported it, and building codes are stricter now than they were then. So tear it down they did and now the ADU construction is in process, with a new foundation poured and plumbing roughed in, awaiting an inspection.

Building an ADU is so much more complicated than you can even imagine, Wizard says. His advice to people interested in building one? Have patience, ask questions and be persistent with your local permitting agency.

ADUS ARENT NECESSARILY GOING TO GET CALIFORNIA OUT OF ITS WIDESPREAD AND ENTRENCHED HOUSING CRISIS, where too many people are competing for not enough space, new construction moves at a glacial pace and affordable housing construction usually doesnt move at all. But they stand to make a dent in that crisis.

California legalized ADUs for all cities in 2017 meaning cities and counties couldnt actively prohibit them, although it also didnt mean jurisdictions had to make it easy. The easy (or easier, anyway) part came in 2019, when the state legislature passed new bills aimed at making the process easier; Gov. Gavin Newsom signed all three into law.

SB 13, from Sen. Bob Wieckowski, D-Fremont, tackled the issue of high permit fees and prohibits jurisdictions from requiring the replacement of parking spots if a garage, carport or covered parking is demolished to build an ADU. AB 881, by Assemblymember Richard Bloom, D-Santa Monica, removed owner-occupancy requirements from ADUs. And maybe the most important of the three, AB 68, from Assemblymember Phil Ting, D-San Francisco, requires jurisdictions to approve one ADU and one junior ADU (or JADU, a unit no more than 500 square feet) per lot.

In comments to the press in 2019, Ting said the legislation was necessary because cities had been erecting barriers making it difficult to build ADUs, either through high permitting fees or by slow-rolling applications through the permitting process.

Craig Riddell, a former Pacific Grove planning commissioner and owner of Monterey Bay Design Group, which works with Hare Construction and local architects and designers on custom home design, has started to eat, sleep and breathe the ADU process, and is in the midst of writing a book on them. With a working title ofMaximizing Your Largest Investment, the theme is how to turn a home into a revenue stream via ADUs and JADUs.

He echoes Tings sentiments, about the early initial roadblocks that jurisdictions put up when it came to permitting ADUs.

We had the initial response from some districts where they were in denial, maybe, but now a lot of them are embracing it, Riddell says. He goes through a list of cities Seaside has its pre-approved plan program, Pacific Grove is on board and very strong and positive. Carmel, he says, has a lot of issues, Monterey is fine but has no water, and Marina is also positive. The county is another animal, because there are more zoning issues and septic systems can be a limiting factor, he says.

Throughout the state, the number of ADU permits issued has increased exponentially since 2017, when 5,000 permits were issued. In 2019, almost 15,000 ADU permits were issued. And, Riddell notes in a sample chapter from his book, a study from Freddie Mac (or Federal Home Loan Mortgage Corporation) found 1.4 million properties in the U.S. with ADUs, with the fastest growing areas in high-cost states in the South and West.

Its clear the state is for ADUs, and cities have resisted for a long time, Riddell says. But, he adds, post-WWII, housing was built for nuclear families, with two parents, 2.5 kids and a dog and it was fine.

Now, though, 62 percent of homes have fewer than three people living in them. And fewer people living in larger homes means theyre paying for more housing than they may want or need.

Were in this situation where weve created a housing problem for a lot of reasons, he says. One of the concerns with ADUs is that its intensifying a propertys use, but in reality, Im not sure we are. Some people call it hidden density. ADUs are interlaced into a neighborhood, theyre built by homeowners and can become a lifesaver for that homeowner.

How is it a lifesaver? It can house an adult child moving back home from college. It can house an elderly or infirm parent and avoid the need for a more expensive care facility. Or it can serve as a rental that provides an income stream and enables a homeowner to stay in their own homes as they age.

Building them isnt cheap, though. Construction is construction, and the soft cost of lumber has risen 170 percent during the pandemic, as some places have stopped cutting and processing lumber and a beetle infestation in Canada has taken out a number of trees. Meanwhile, speculators are buying lumber on the supposition it will be worth more in the future.

In general, if the area standard on per-square-foot cost for construction is $550 a square foot, thats what an ADU is going to cost you, Riddell says. You have all the parts plumbing, bathroom, foundation, utilities. You have all of that. Its one of the reasons garage conversions and JADUs look good right now.

RIDDELL RECOMMENDS THREE THINGS FOR PEOPLE CONSIDERING BUILDING AN ADU, whether its an ADU that comes from a garage conversion, one thats carved out of space in an existing home or from building a free-standing unit in a backyard.

First, figure out the purpose of the unit: Will you use it as space for family, as a rental unit or some other use, such as a home office or art studio? Second: Figure out your budget your real budget, not your fantasy, pie-in-the-sky budget. Third: Make sure your designer and your general contractor communicate effectively, and start that communication early in the process.

If you dont throw in a budget conversation, if that conversation never gets started, theres no use in going through a whole design process, Riddell says. Figuring out a rough budget and making sure you have a general contractor lined up is helpful, and working with a designer and general contractor together is a good idea.

Wizard also points out financing can be a problem, in that theres no good mechanism for financing ADUs.

You cant go to a bank and get a mortgage for an ADU. You have to get a home equity line or a consumer loan from 8 to 15 percent, and thats not a great financial strategy, he says. The consumer financial market has not met the moment of creating funding mechanisms.

Both former Gov. Jerry Brown in 2018 and Newsom in 2019 and 2020 vetoed an ADU financing bill to create a funding mechanism for consumers to borrow against. Still, Wizard says, Seaside has seen a lot of ADU activity, allocating 5 acre-feet of water for people who want to build one, but didnt have existing water credits. So far, 1.5 acre-feet have been used and the city has issued 36 ADU permits, with 19 of those finaled.

People want to build these because its an income stream, theyre critical to aging in place and for younger families buying a home, its a way to build wealth and provide stable housing.

Its a good use of the built environment, Wizard adds, and it concentrates human uses on already disturbed land and doesnt contribute to sprawl.

Hanif Panni is one member of a younger family looking to do just that build wealth and provide stable housing. An artist and DJ whose wife works in conservation communications, both have aging parents who live elsewhere, and they wanted to have a place for grandparents to stay. They availed themselves of one of Seasides pre-approved plans, and received their construction permit earlier this month.

We thought the water issue was going to make it impossible, but we started looking into it and found it was attainable, Panni says. Seasides package looked nice and theyre sexy plans. Theyre very future-thinking, forward-thinking. Where the [building] hardships will come is yet to be seen.

The rest is here:
ADUs are now reality for California. Heres some of what to expect when you build one. - Monterey County Weekly

DebbieLaPlaca| Correspondent

NORTHBORO This brick-front French Colonial in desirable Woodstone Estates is not your traditional box, and the location offers the best of both worlds.

The 4,200-square-foot, 12-room home at 18 Woodstone Road is on the market with Karen Scopetski of Coldwell Banker Realty Northborofor $824,900.

Scopetski says Woodstone Estates is an executive neighborhood with homes on 2- to 4-acre lots, so its private, spacious and spread-out.

We love the setting, homeowner Patty Border said of her four-bed, four-bath home. This property is lovely on almost 4 acres. We love our yard; its private, but its in a neighborhood so its the best of both worlds.

Inside, the home features lots of French doors, custom molding, including shadowbox trim, large windows, six fireplaces, hardwood flooring in most roomsand terra-cotta tiling in the kitchen area.

Or as Scopetski put it, Its a unique Colonial; its not your traditional box.

The two-story foyer with open staircase has a marble floor with custom inlay. Off the entranceway are a home office with fireplace and French doors for quiet, and a formal living room with fireplace.

The formal dining room shares open space with the living room and gives access to a three-season sunroom.

A butlers pantry alcove leads to the informal dining area in the kitchen, which has a striking terracotta tile floor and a wall of glass with views of the tree-lined backyard.

The kitchen is large and has an abundance of countertops and glass-faced cabinetry.

The family room has a cathedral ceiling with skylights and open beams, and a stone surround fireplace.

A second staircase off the family room leads to a sky-lit bonus room over the garage that would be suitable for a media room or a fourth bedroom.

Upstairs holds the master bedroom with large bathroom, and two other bedrooms, all with fireplaces.

The walkout basement has two finished rooms and a full bath.

This property is about 20 minutes from downtown Worcester and offers quick access to Route 290 for those who commute east.

Built: 1987

List price: $824,900

Living space: 4,200 square feet

Total rooms: 12

Bedrooms: 4

Bathrooms: 3 full, 1 half

Climate: 6 zone forced air heat

Fireplaces: 6

Land: 3.93 acres

Assessed value: $765,000

Taxes: $13,097 in 2021

Parking: 3-car garage

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House of the Week: Live outside the traditional box in Northboro French Colonial, $824,900 - Worcester Telegram

I first met Boris Moroz when I was a youth member of the Canadian Jewish Congress Eastern executive and he was one of its leaders. The 1970s were stormy years in Quebec from the FLQ Crisis to the election of the first PQ government. And CJC was right in the middle working to protect the interests of the Jewish community. What Boris taught - drawing from his own life of overcoming challenges - was how to deal with authority with pragmatism not dogma and where everybody comes out with something. Everyone is perceived as winning something. His lessons were not lost on me through my years of public engagement. Last Wednesday Boris celebrated his 100th birthday in fine form and as sharp as ever. His has been an exceptional life of an exceptional man.

Boris Moroz was born on April 21, 1921 in a small town in Poland called Gabin. He lived in the industrial city of Lodz growing up, which was the second largest in pre-war Poland and a European centre of the textile trade. The population was fairly even split between Poles, Germans and Jews. His family lived in the German area and so they spoke as much German as Polish. Boris was educated at a Hebrew school.

As far as he can remember, his family always wanted to immigrate to Canada where his mothers two brothers had settled and opened a printing business called the Service Linotyping Company. Although his family had visas to emigrate in the late 1920s, due to the stock market crash in 1929 and the ensuing Great Depression, immigration to Canada stopped. It did not re-open until 1935,when Boris family was able to leave for Canada. They arrived in November when Boris was 14 years old.

He had always wanted to be an architect. He loved to draw ands went to art school in Poland. In Montreal while in High School, Boris attended classes at Lecole des Beaux Arts and took art courses which were a pre-requisite for architecture. After finishing high school, Boris entered McGill University in 1939 in the School of Architecture. However, with the prevailing conditions at that time due to the outbreak of World War II, it was not a good time for architecture, with only six new students enrolled in the program. McGill was to discontinue the school and so, on the advice of architects and engineers, Boris switched to engineering and entered the first year pre-engineering program.

Boris spent five years at McGill, four of them in Mechanical Engineering. He did well scholastically receiving the honor of being named a University Scholar and graduating in 1944 with the Gold Medal.

Engineering students at the time had to take summer jobs in their field. After spending a month in survey school, his professor suggested Boris join a war-time emergency job surveying for an oil pipeline from Portland , Maine to Montreal East.

At that time the Germans were sinking our oil tankers with submarines at sea. Boris continued working on the construction of the pipeline in Canada. He wrote a paper on his work which won him a prize and was published. He went on to work at the Dominion Bridge Company, where he worked on design and construction of moveable bridges. Boris was always interested in construction, and as soon as the occasion arose, he took a leave of absence from Dominion Bridge and started his own business and built his first set of duplexes on Somerled at the corner King Edward in NDG.

Boris began drawing plans from his own duplex that he owned and began building on Lacombe Avenue next to where he lived. When his father in law Karl Kussner, moved to Montreal from Northern Ontario, Karl joined Boris in the business. Together they built duplexes on Maplewood, Van Horne, Carlton, Mckenna, and apartments on Decelles and Decelles Place.

Boris first began building in Hampstead with duplexes on MacDonald Avenue between Hampstead Road and Dupuis. Karl Kussner and Boris Moroz formed a partnership with Joel Sternthal and his son in law Aaron Gelber under the name of Planned Homes and bought a farm in Cote St. Luc adjacent to Hampstead. They built homes on Pinedale, Alpine and Kay Roads. This was the first development in Cote St. Luc with sewers instead of septic tanks. They put in their own domestic sewers and street drainage lines on these streets.

Boris then bought land in Hampstead, part private land and part from the sale of the Golf Course. He designed and built custom homes, south and north of Fleet Road, including his own at 300 Dufferin Road, where he lived for more than twenty years.In later years, Boris formed a realty company named Hampstead Realties and after his move to Florida, opened a company called Hampstead Realties of Florida.

But Boris never forgot the importance of giving back. He was always active in community affairs. He started his volunteer service in the 1940s and for over 30 years was active in Bnai Brith , Hillel, BBYO, Camp Bnai Brith, worked on fundraising drives , was Vice- Chairman of Israeli Bonds , formed the Eastern Regional Council of Bnai Brith with 31 Lodges, and became the 11th President of Canadian Bnai Brith (District 22), Chaired the League for Human Rights and the Soviet Jewry Committee, and was Vice President of the Eastern Region of Canadian Jewish Congress.

Frank Diamant , the long-time Executive Director of Canadian Bnai Brith said, As a leader in Bnai Brith Canada District 22 he will always be remembered for his strong activist positions on behalf of Soviet Jewry. He was a champion, advocating on behalf of the Jews, trapped behind the Iron Curtain. His strong leadership was also evident in both the Canada-Israel Committee and the Joint Community Relations Committee, which oversaw the battle against anti-Semitism in Canada.

On this the occasion of his 100th birthday, may he continue to be blessed with the love of his family and the knowledge that the Canadian Jewish Community appreciates his great contributions to its welfare. The name of Boris Moroz is synonymous with proud national Jewish leadership.

Originally posted here:
Boris Moroz: Celebrating the centenary of a community builder in every sense of the word - The Suburban Newspaper

Perched on a rugged terrace along the San Diego coast, the affluent beach community of Encinitas is dotted with craftsman- and ranch-style homes that help give the municipality its authentic, laid back surfer vibe. So when architect Soheil Nakhshab, whose work often employs a minimalist, midcentury aesthetic, was commissioned to design and build a home there last year, he aimed to create a modern dwelling that would gracefully interact with the more traditional neighboring properties.

Adding to the projects allure: he was also allowed to plan and construct the home without any input from the client. I had the good fortune to have free rein on the entire process, says Nakhshab, founder of Nakhshab Development and Design in San Diego who brought in Michael Hilal from the Bay Area and Julie Crosby from San Diego to work together on the interiors. I was simply told to design and build as you see fit and give me the keys when you're done.

A navy blue velvet sectional sofa, accented with a throw by Acne Studios and pillows by Raf Simons for Kvadrat, anchors the family room. A burl wood top coffee table from Therien & Co. sports a bronze-and-plexiglass base. Tall, carved pottery lamps adorn the console. A Pierre Paulin Archi chair sits next to a black Matter Made stool.

The results, a sleek and unobtrusive residence with expansive floor-to-ceiling windows, went well beyond simply pleasing the client. Settled on a hillside among the owners horse stables, the cantilevered stone-and-steel structure is being hailed by locals as an architectural gem. The most impressive part? The entire project was complete in just 11 months, all amid the pandemic, by relying on local resources to help reduce timelines.

The idea of being dependent on out of state or overseas manufacturing is detrimental in many ways because it makes a project like this more costly. [A]nd, [it] creates a negative carbon footprint, says Nakhshab. Using local resources not only benefited our clients timeline and overall costs but also helped the economic growth of our micro-economy.

Two low, cream-colored sofas anchor the living area, surrounding a vintage gold mirror-based cocktail table with a rosewood top and two midcentury Italian chairs. A custom ottoman topped with Herms fabric for Dedar and a tree trunk-shaped floor lamp by West Hollywood designer Robert Kuo accent a room that includes a floating fireplace and a custom silk-cashmere rug.

Continue reading here:
Tour a Modern San Diego Home That Was Completely Constructed and Decorated During the Pandemic - Architectural Digest

Are you someone who is planning to build a home of your choice? It is easily one of the most important decisions we make in our life. And theres a lot that goes into building your dream home. The idea of having a custom-built home sounds exciting. However, it could be a tiring process. So, make sure you are aware of the pros and cons of building a custom-built home.

We sat with Kingsgate Luxury Homes, a 2021 ThreeBestRated award-winning home builder in Toronto, Ontario, to know about what goes into constructing a custom-built home.

Setting up a home can be a very thrilling and beautiful experience. However, we can also not deny the fact of how very tiresome a process it is as well. That is where our services and expertise come in handy. The services offered by KingsGate Luxury homes make this process a lot easier and less exhausting for you by offering everything under one roof., says Afshin Shirdarreh, the president of Kingsgate Luxury Homes.

While talking about the significant advantage of a custom built-home, Afshin says, Creating your own custom-built home has lots of advantages which are why we have seen a sharp upturn in such demands in recent years. The most important of them is that you are in control of all the elements of the build so you can create your dream house.

When it comes to the disadvantages, custom-built homes could be expensive, and the time taken to complete the project would be longer.

About Kingsgate Luxury Homes Toronto

Kingsgate Luxury Home is a luxury custom home builder in Toronto. They have been designing and building luxurious custom homes in Toronto and GTA since 2001. They specialize in a wide array of construction practices and provide superior service at affordable prices. Afshin Shirdarreh, the president of the company, has been a respected name among the GTA home builders since 2001. Afshin and his team have a reputation for their design, craftsmanship, service, and reliability.

Kingsgate Luxury Home services everything from project management, floor plans to interior designing. They aim to create beautiful living spaces that meet the clients aesthetic, functional, and economic goals while respecting the environment. Afshin says, We treat each project individually. We prefer quality over quantity, and that is why we only take a few projects over the years so we can ensure that our builds get all the time and attention to detail they deserve.

Afshin says, People are the heart of our business, and everything is focused on doing the best for them. Our quality, flexibility, and reliability over the last several years are why clients trust us and come back to us time after time. He also says, It is the attention to detail and dedication to our customers that sets us apart from other companies. Among several recognitions they have earned for their service, Afshin feels honoured and proud to receive the 2021 ThreeBestRated home builders award. KingsGate Luxury Homes undertakes projects in GTA. Visit their website to get in touch with them.

About ThreeBestRated

Three Best Rated was created in 2014 with the simple goal of finding the top 3 local businesses, professionals, restaurants, health care providers, and everything in-between, in any city. Every business is meticulously handpicked by our employees. We check businesss reputation, history, complaints, ratings, proximity, satisfaction, trust, cost, general excellence, reviews, and more, using our 50-Point Inspection. We only display businesses that are verified by our employees. Other places will call this hard work and unnecessary. We call it due diligence and the right thing to do. Our website is updated on a regular basis for quality and the latest business information.

Three Best Rated has the honor of helping 4 million customers every month find the best businesses in any city without any effort!

Read more here:
KingsGate Luxury Homes, a ThreeBestRated award-winning home builder, states the pros & cons of custom-built homes - PRUnderground

ANNA Since 1977, Hoying and Hoying Builders (HHB) has been building custom homes in Shelby, Auglaize, Darke, Mercer and the surrounding counties. With over 200 years of experience amongst their employees, they have become the premier homebuilder in the area.

We are going on our 44th year of building quality homes. Our expertise continues to be designing and building custom homes and emphasizing customer satisfaction. Part of our success is from having some of the best and experienced employees. We have a great group of highly skilled employees who care about their work and what they do for a living. We continue to monitor our practices to find ways to improve our building process and look for ways to cut costs without sacrificing the quality we are known for, said President Paul Hoying.

Hoyings report continues:

Hoying and Hoying Builders is very pleased with the progress they made in 2020 and anticipate 2021 to be a strong year as they continue to design and construct custom homes for families. Despite the unknowns of 2020, HHB was able to complete eleven custom homes, two outbuildings, and three basement remodels. They were also able to lend a hand with designing, coordinating, and constructing a house for a well deserving family through Habitat for Humanity, which will be completed in early spring 2021.

With the increasing demand to build, Hoying and Hoying Builders started building the first of many custom homes on their lots located on Roettger Road, northwest of Kettlersville. They have completed three homes thus far with two to begin in the upcoming months. In total, there will be around ten houses. The single-family home lots are 2.5 acres, which are located within the Anna School District. They have access to high-speed fiber optic internet service and are in close proximity to New Bremen, Minster, Sidney, Honda, and I-75, which makes it an ideal living location. For additional information on pricing, call Hoying and Hoying Builders at 937-394-7144 or visit their website at http://www.hoyingandhoyingbuilders.com.

We are preparing for new challenges and opportunities in 2021 by building upon what we have learned in 2020. Our employees faced new obstacles this year as the construction field experienced delays with building materials, but we grew as a team and are prepared for any other difficulties that may arise in 2021. We are very thankful for all the homeowners that chose to build with us and learned with us along the way when building a home in 2020 and years past. We look forward to working with future clients in 2021 and beyond when designing and building their custom home, outbuilding or completing their addition and remodel.

For more information about Hoying and Hoying Builders, please visit their website http://www.hoyingandhoyingbuilders.com or visit their Facebook page. You may also call them at 937-394-7144.

Hoying and Hoying Builders, holds memberships in the Western Ohio and National Home Builders Associations, National Federation of Independent Business, the Better Business Bureau, the Sidney-Shelby County Chamber of Commerce, and the Southwestern Auglaize County Chamber of Commerce. They are also a Certified Pella Contractor and partnered with Energy Star and Touchstone Energy programs.

Link:
Hoying & Hoying enters 44th year of building homes - sidneydailynews.com

The tree-lined streets of Hoboken feature historic brownstones and traditional apartment buildings but a few properties including factories, firehouses, and church buildings serve a new purpose as converted residences, the latest of which is The Raphael, located at 901 Bloomfield Street. This truly unique piece of real estate combines history with function and high-end beauty, offering a home full of character with seamless modern conveniences that elevate your everyday. Keep reading to learn more about the property and Peter Cossio, the team lead at Hudson Realty Group @ Brown Harris Stevens who is overseeing the sale of the one-of-a-kind residences inside this stunning building.

Originally a church designed by New York architectural firm French, Dixon & DeSaldern in 1891 and added to the National Register of Historic Places in 2006, The Raphael has been painstakingly restored and converted into a collection of beautiful and expansive custom-built homes located in uptown Hoboken. The developers have managed to perfectly complement this architecturally significant and historic property with juxtaposing modern interiors.

Every residence offers unique architectural details including soaring double-height ceilings, a bell tower studio, a turret, and multiple terraces offering expansive views of both the building and surrounding streetscapes.

The exquisite open kitchen is finished with custom-fitted cabinetry, Taj Quartzite waterfall countertops + backsplash, and a collection of state-of-the-art appliances including a Sub-Zero refrigerator, wine storage, Wolf range, and a Miele under-counter microwave. The luxurious master suites feature floor-to-ceiling tiles by AKDO, brass fixtures by Hansgrohe, Perlato soaking tubs, and seriously luxurious showers with digital thermostat control and heated floors for an at-home spa experience. Every home features full-size washer/dryers, modern white oak quarter-sawn wide plank hardwood floors, and Lutron lighting and video security for an added measure of safety.

The Raphael is a once-in-a-lifetime offering and is unparalleled in its combination of history, design, and location. With easy access to Hobokens 14th Street NY Waterway Ferry and one short block from Washington Streets boutique shopping, restaurants, as well as the NJ Transit bus route for access to Manhattans Port Authority bus terminal, this location cant be beaten.

Located at 901 Bloomfield Street in Hoboken, three units are for sale and ready for the first owners following the extensive renovation. *One unit is currently under contract*

Peter Cossio leads the Hudson Realty Group and has been a member of the New Jersey Association of Realtors Circle of Excellence for the past 18 years. The team includes Clare Cossio, Kim Sullivan-Beier, Westley Page, and Richard Woodhull. As a team, they have been expanding their presence and dominance in the Hoboken and Jersey City markets, being named the firms Top NJ Team of the year consecutively from 2014-2018 and again in 2020. HRG is dedicated to understanding the needs of its clients and providing them with insight into the fast-changing real estate market.

Hudson Realty Group @ Brown Harris Stevens continues to earn many top awards including the Producers Council Award for being ranked within the Top Grossing Agents Company-wide and have achieved the prestigious NJ Realtors Circle of Excellence Award at the Platinum Level from 2013 to 2020. The team has also made Hoboken history, having listed and brought the buyer to the highest-priced multi-family home ever sold {2016} and brought the buyer to the highest-priced single-family home ever sold {2020}.

The HRG @ Brown Harris Stevens office is located at 200 Washington Street in Hoboken. For inquiries on The Raphael or for any of your real estate needs, please call 201-478-6714 or email hrg@bhsusa.com.

Originally from North Carolina, Ainsley became a proud Hoboken Girl years ago. As a freelance journalist she has written about everything under the sun for the past six years. She works from her home office in uptown Hoboken or sometimes from Choc-o-Pain, because nothing says freelancer like working from a caf with a fresh croissant nearby. As the mother of one very fast toddler, she has a passion for self-care, parenting hacks, and discovering all the fun things the Mile Square has to offer.

View original post here:
The Raphael: Once-in-a-Lifetime Historic Living in Hoboken - hobokengirl.com

Stock Development is well-known throughout Southwest Florida for building homes of exceptional quality and style. Over the past two decades, the company has constructed more than 5,000 single-family homes throughout Florida and has earned more than 500 industry awards.

According to Brian Stock, CEO of Stock Development, early indications in 2021 are for another banner year. In preparation, the company is building a collection of soon-to-be-completed luxury residences for discerning homebuyers.

Todays homebuyers want beautiful homes that are conveniently waiting for their moving van in the driveway! said Stock. With that in mind, our Building Division has begun construction on new inventory homes for 2021.

Stock has chosen for construction an array of its most popular award-winning floorplans, complete with their signature spacious outdoor living areas. Its Design Center professionals have pre-selected for each, a distinct and beautiful combination of the most stylish custom options and finishes available all in the most desireable locations in Southwest Florida.

Stocks new inventory residences will be convenient for homebuyers, getting them to closing more quickly and allowing them to move in and begin enjoying the spectacular Florida lifestyle sooner.

Interested homebuyers may tour five of Stocks finest furnished models at WildBlue over the next three weekends during The Lee Building Industry Associations annual Parade of Homes.

The Parade of Homes is one of the areas most popular events! said Brian Stock, CEO of Stock Development. Each year the LBIA showcases the latest and greatest in Southwest Floridas architectural and interior design trends.

The Parade of Homes begins Saturday, February 20th. It is open each Saturday from 10:00 a.m. to 5:00 p.m. and on Sundays, from 12:00 a.m. to 5:00 p.m. Visit http://www.stockdevelopment.com/parade for details.

WildBlue is a spectacular 3,500-acre community nestled between Naples and Fort Myers. The first phase of amenities began construction last summer. These are located on a spectacular peninsular site that offers expansive views of WildBlues largest lake.

Stocks 148 lots are situated on WildBlue Lake and offer breathtaking views, encompassing the beauty of this singular community. Stock is offering eight floorplans on 85 lots. Furnished models are open. Home and homesite packages begin at $1 million.

On The Peninsula, Stock offers Luxury and Custom Homes on a variety of award-winning floorplans on 102 and 140 lots with stunning water views.

Beautifully-furnished Stock model homes are on display in three more Southwest Florida communities.

Naples Reserve is a gated community midway between Naples and Marco Island along the U.S. 41 Tamiami Trail/ Collier Boulevard. This spectacular, amenity-rich waterfront community is minutes from Downtown Naples and the beaches.

Stock Development has three neighborhoods open in Naples Reserve. Numerous furnished models are open with home and homesite packages priced from the $600s! The Canoe Landing neighborhood consists of 64 homesites, nearly all of which offer waterfront views. Bimini Isle is an intimate neighborhood of only 35 high-end homes. This private enclave is situated along an elegant cul-de-sac that is surrounded by three lakes. Crane Point is a neighborhood of 85 homes dominated by stunning water vistas. It is almost completely encircled by the shimmering waters of Naples Reserves largest lake and features lush landscaping. In the center of the neighborhood is yet another lake.

At Fiddlers Creek, Stock is building within the exclusive gated village of Marsh Cove, where a new furnished Easton III model is under construction. It is one of only a few homes remaining for sale in the neighborhood. Capistrano homes are priced from the $900s. At Isles of Collier Preserve, Stock provides an amazing array of choices in the community. The luxury coastal lifestyle community features The Isles Club, with a boathouse, dock and kayak launch, and the newly opened Overlook Bar & Grill with waterfront views of the Cypress Waterway.

Stock offers three series of homes, many of which are on display among its numerous furnished models, priced from $1.2 million.

Stocks Luxury and Custom Estate Homes are available at WildBlue, a spectacular 3,500-acre community nestled between Naples and Fort Myers in Estero. The first phase of amenities began construction last summer. These are located on a spectacular peninsular site that offers expansive views of WildBlues largest lake. Stocks 148 lots are situated on Wild- Blue Lake and offer breathtaking views, encompassing the beauty of this singular community. Stock is offering eight floorplans on 85 lots. Furnished models are open. Home and homesite packages begin at $1.1 million.

On The Peninsula, Stock Luxury and Custom Homes are offering a variety of award-winning floorplans and custom homes designs on 102 and 140 lots with stunning water views.

To see all that Stock has to offer, please visit the S tock Development website at http://www.stockdevelopment.com/tour. Email at info@stockdevelopment.com or call (239) 592- 7344.

Originally posted here:
Stock Adding Selection Of Luxury Inventory Residences For 2021 - Florida Weekly

A builder once again has plans for the northern flank of North Table Mountain.

This time, the vision is to build up to 32 new single family homes on 30 acres located off of West 58th Drive.

A portion of that parcel, which is owned by Charles Williams, had recently eyed for development by another developer, NexMetro, as part of a proposal to build a 235-unit rental community on the mountain. NexMetro has since abandoned that proposal and is now seeking to build that community on land at the intersection of West 54th Avenue and McIntyre Street.

Justin Javernick, a builder who said he lives on Blanca Street about 750 feet from the proposed development, said his firm is hoping to bring luxury custom homes with walkouts and four-sided facades to the site.

We do intend to design and builder control all of the lots, said Javernick during a community meeting introducing the project held on Feb. 11. And we intend to bring a very high-end product to the area.

While Javernicks firm has not starting the platting process for the properties, he said it is hoping to sell the properties for about $1.5 million each.

We are targeting an aggressive price point per foot that is at the top of the market, if not higher, said Javernick. We plan on building very nice homes that should increase everyones value.

During a presentation introducing the proposal, Javernick said his firm wants to build a new road off of West 58th Drive that would provide access to the properties.

There would also be a new route connecting West 53rd Lane to the property that Javernick said would be accessible only to emergency vehicles to keep it from becoming a thoroughfare. Javernick said his firm is in negotiations with the owner of the adjacent property, Anthony Lombardi, because the access road would go through his property.

The proposal also calls for up to two new homes to be built on another 17-acre parcel (where one home currently stands) just to the south of the parcel where the 30 homes would be built.

The community meeting was the first required step in a process to rezone the property from an agricultural zoning to one that would allow single-family homes. Javernick will now have up to one year to submit an application to the county to formally kick off the rezoning process. The rezoning would ultimately go before the county commissioners.

During the meeting, neighbors asked questions about issues ranging from the potential impact of the development on traffic and neighboring wildlife to the visual beauty of North Table Mountain.

In response to the latter question, Javernick said the parcel that would only have up to three homes is higher on the mountain and all of the homes would also be built in a ranch style to limit their visual impact.

Javernick also showed a slide showing that several nearby developments, including North Table Mountain Village and Hawthorn, are far more dense then the proposed density of 1.1 dwelling units per acre for the 32 homes. The density of North Table Mountain Village, for example, is 4.2 units per acre.

I myself was against Avilla (the proposed NexMetro development) being a neighbor and felt the density was far too high for the area, said Javernick. However, I believe this is complimentary.

While many comments expressed skepticism about the project, one expressed agreement with Javernick about the proposed density.

In regards to the density, I feel its very low compared to the surrounding neighborhoods of large lots and also the previously proposed apartments townhomes for this site, wrote a commenter named Anthony. I feel this is a good thing for the area.

Several questions also focused on the neighboring Lombardi property, which is also for sale and a likely target for development.

Cassidy Clements, the Jeffco planning commissioner handling the rezoning application for the Williams property, said that the county does not have a position regarding the simultaneous development of the Williams and Lombardi properties but said any application to rezone other property would be evaluated based on overall impacts to the surrounding community with surrounding development taken into account.

We would need to evaluate both proposals at the same time to see the impact, she said.

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Developer looking to build up to 32 high-end homes on flank of North Table Mountain - Arvada Press

A rendering of the Hilton Hotel Santa Monica Restaurant

Renovating a large hotel isnt an easy project, especially during a pandemic. Still, Andrea DeRosa and Ashley Manhan, founders of Avenue Interior Design have managed a full-scale renovation of the Hilton DoubleTree Santa Monica in Los Angeles converting the property to Hiltons West Coast flagship. Like everything else during these times, this project has taken far longer than initially planned for. Construction began in late 2018 and the property is almost ready to open.

The building was erected in 1990 and last underwent renovations in 2009. So it was more than time for Avenue Interior Designs full-scale renovation which consisted of 289 guest rooms and suites, public spaces including the lobby, porte-cochre, reception, ballrooms, meeting space, pre-function space, restaurant and bar, outdoor dining terrace, as well as the fitness center and pool deck.

For more than a decade, Los Angeles-based Avenue Interior Design has been designing boutique hospitality venues both domestically and abroad. Theyve made a name for themselves in the hospitality industry with their involvement in the design of the SLS Beverly Hills, La Serena Villas in Palm Springs, and the Ramble Hotel in Denver amongst others.

Andrea DeRosa and Ashley Manhan

The design of the Hilton Santa Monica was inspired by the history of California itself. Southern California has long been a source of inspiration for artists, musicians, innovators, and filmmakers dating as far back as a century during the golden era of the 1920s. The 1930s saw the popularity of custom homes rise along the Gold Coast as LA pioneer architects Wallace Neff and Paul Williams were commissioned to build some of the most iconic estates of that period. The 1960s bohemian culture that rose to popularity in places like Malibu, Venice Beach, and Topanga Canyon, produced and fostered iconic musicians like The Beach Boys and The Doors, and Neil Young, DeRosa and Manhan tell me. Fast forward to the present day when this same landscape is becoming the breeding ground for innovation on another level technology and the rise of the now renowned, Silicon Beach.

Renovating a hotel of the Hilton Santa Monicas scale is a tremendous undertaking even during less chaotic times. But the team at Avenue Interior Design managed to pull it off. However, one serendipitous factor was that the hotel was already closed for renovations during the shutdown. Better yet, the property had an inherently open floor plan so the public areas were already able to accommodate social distancing. While the local government is likely to mandate social distancing for quite a bit longer, accommodating this will likely be a part of hospitality design for an indeterminate period, at least in California.

Lobby lounges, meeting spaces, restaurants, and other public areas within hotels are inherently comprised of communal spaces emphasizing shared experiences, the designers explain. This pandemic has required all of us designers, owners, operators, and guests alike to redefine our experiences within, as well as our expectations for, these communal spaces.

Contemporary sconces are just one major hotel design trend

Cleanliness and easy sanitization has become a major factor in design. The team at Avenue Interior Design not only had to reevaluate the layout of these spaces but also the type of furniture and materials used.

A room with a view at the Santa Monica Hilton

Cleanliness has always been of paramount importance within the hospitality industry, but the dialogue surrounding the maintenance and durability materials and finishes for these spaces is certainly top of mind. We are using more vinyl for upholstered seating, glass and stone tops on tables, and staying cognizant of vertical surface finishes in heavy communal areas knowing disinfecting procedures can wreak havoc on finer finishes and materials, they explain.

The Southern California restaurant industry has been greatly challenged due to the ever-changing landscape of the pandemic. Various authorities and agencies have ordered multiple shutdowns and strict requirements for reopening including changes in social distancing and capacity guidelines. As of February 19, 2021, indoor dining is still forbidden. This has forced the restaurant industry to create layouts that can be pivoted at a moments notice.

A rendering of flexible space at the Hilton Santa Monica

One way Avenue Interior Design addressed this issue was by utilizing modular components of freestanding two-top and four-top tables for maximum flexibility in the event the restaurants must comply with distancing guidelines or reduced group size requirements. However, DeRosa and Manhan take this design challenge in stride. Mixing in various seating styles allows for an infusion of personality and visual interest while maximizing occupancy. An additional consideration for how interior and outdoor spaces connect is also top of mind. Now more than ever plans must be in place for spaces to expand to capture any usable real estate.

The pandemic has undoubtedly changed hospitality design for the long term. As a result, DeRosa and Manhan anticipate several permanent modifications to design interior and experiences within these spaces. For one, wed welcome more automated, touch-free, or motion-activated features especially when it comes to plumbing fixtures and lighting. Not only is it convenient and clean, but its also sustainable, they tell me.

The future is (almost) now.

They also see hotels integrating home office features into rooms. A quiet space, a functioning scanner and printer, reliable Internet, and comfortable chairs instantly became the most coveted home essentials. Once we get the green light to travel freely, we suspect were going to see a surge in travelers looking for hospitality venues catering to those of us seeking a work-cation and in turn capitalizing on the work-from-anywhere mentality so many of us have embraced during 2020.

The Hilton Santa Monica anticipates a grand opening in spring 2021.

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How Avenue Interior Design Renovated The Hilton Santa Monica Hotel In The Middle Of The Pandemic - Forbes