Home Builder Developer - Interior Renovation and Design

PORTAGE, Mich. Portage homeowner Vaughn Gerber has concerns surround a proposed tree preservation and replacement ordinance in Portage.

"It is essentially an infringement on the rights of the property owner to do what they want with the property," Gerber says.

Essentially the ordinance, if approved, will require property owners to get a permit to remove a tree from their own property if they own more than one acre.

"The property owners own the trees, right? We should have sole dominion over those trees as was provided to us by the framework of our country," says Gerber.

The city says it's proposing the ordinance after feedback from residents who say there has been a significant amount of clear-cutting throughout the community.

"The city is going one step too far with us," Gerber retorts. "If they want to make it to where it's harder for developers to clear a lot, or they push developers to replant ... rewrite the ordinance for that. Leave the residents out of it."

The City of Portage argues the ordinance would not require a permit to remove a dead, dying, or damaged tree.

However, Gerber says he's still worried about money when the permit is required. "The financial impacts to individual homeowners are huge."

Per the ordinance, residents would be expected to pay to remove the tree and pay to replace it. If they don't replace the tree, then they would need to contribute to a city tree fund.

"So, if they're going to take out a tree, you've got a tree that's 24 to 36 inches in diameter, it's going to cost a couple thousand dollars just to take the tree out," remarks Gerber, "let alone paying in a couple thousand dollars, or to the city to pay a couple thousand dollars, to replant trees on top of it. The financial impact on homeowners is huge."

Gerber also tells us he's concerned his neighbors aren't aware of this, but the City of Portage says they've done their part in making the public aware. "We have published an article advertising the date of the public hearing in the August 2020 Portager newsletter," the city told FOX17 in a statement. The newsletter is sent to every Portage resident. "We utilized our social media outlets, the city website, as well as publishing a legal notice in the local newspaper and at City Hall."

Gerber encourages his fellow Portage residents to show up at Thursday evening's planning commission meeting. "Show up, show up, and voice your concerns with it," he urges.

Gerber's hope is that the ordinance will be revised to hold developers accountable for trees on their land but not private property owners.

The City of Portage points out that this is a draft of the ordinance, and what the planning commission hears Thursday night may change the ordinance content.

It's also important to note this ordinance applies to property owners with more than one acre, and The City of Portage says nearly 90 percent of all properties would not be impacted.

The City of Portage's full statement to FOX17, in response to Vaughn Gerber's concerns, is posted below.

Statement to FOX 17 WXMI-TV Regarding Proposed City of Portage Tree Preservation and Replacement Ordinance August 19, 2020

The city is proposing the Tree Preservation and Replacement Ordinance because over the last several years, there has been a significant amount of clearcutting throughout the community. The city was encouraged to bring forward this ordinance by Portage residents voicing their concerns about the removal of so many trees in the city. The purpose of the proposed ordinance is to preserve the natural landscape of the community and prevent clearcutting of important trees, while still encouraging growth and development.

The proposed ordinance would never require a permit to remove dead, dying or damaged trees, or trees of an invasive species. A permit would also not be required to remove trees on a property less than one acre in size, unless the tree is a Heritage tree a tree unique due to its size, form, species or historic significance.

The ordinance would require a permit to remove a protected tree - a tree six inches or more in diameter and located outside of a construction envelope. A construction envelope is the area that is proposed to contain building(s), utilities, sidewalks, roads, etc. for a new home, a residential subdivision, office, retail or industrial building and associated site improvements. The construction envelope might also include a pool, deck, shed, etc. on a residential property. In either case, a plan would need to be submitted to the city prior to construction. This plan would show the building location (building envelope) or if a new residential subdivision, all proposed public utility improvements such as the road, water and sanitary sewer mains, and sidewalks (public infrastructure envelope).

If the resident cannot replace the tree on their own property, they must pay into a tree fund for the amount the replacement trees would cost. The option of contributing to a tree fund is an alternative for a property owner if they do not wish to or cannot replant trees on-site. Contributing to the tree fund wouldnt cost any more than planting a replacement tree themselves. The money deposited into the tree fund would only be used to plant trees on publically owned land, resulting in an enhanced community landscape.

it also applies to any property owner that owns 1 acre or more and depending how the draft ordinance is read it may apply to property owners with less than 1 acre if the tree is deemed a 'Heritage Tree'. Property less than one acre and occupied by a habitable building would be exempt from the proposed ordinance, unless the tree removal involves a heritage tree (see Section 24-164(K) of the proposed ordinance). Dead or dying trees, emergency situations (threat to life and property), tree management plans, among others, would be exempt from the proposed ordinance. Nearly 90% of all properties in Portage would not be impacted by this ordinance and 82% of those properties are residential properties.

If the city passes this ordinance, they are effectively tying up the equity a property owner has in their trees and holding it hostage. Unless the property owner runs a business, this statement is not true. On the contrary the proposed ordinance preserves the value of the land. The draft ordinance is modeled after a Michigan communitys ordinance, on which the Michigan Court of Appeals has ruled. The ruling stated that such an ordinance will achieve a preservation of important physical, aesthetic, recreational, and economic assets for both present and future generations and concludes that preserving woodlands and regulating tree removal is beneficial to the health, safety, and general welfare of the Township residents by preventing erosion and flooding, reducing noise and pollution, and increasing economic value in the land. The court continued, These are both reasonable and legitimate concerns for the Townships ordinance, and the regulations contained in the ordinance are specifically related to those interests.

we suspect the city is trying to fly this under the radar and make it effective without property input. While this matter is being brought up now, the city has been developing this ordinance since before the COVID-19 Pandemic hit. Due to the Governors Executive Order, only ten individuals may be in the Council Chambers at a time; however, every person who attends in person and wishes to have their comments heard will have that opportunity. City staff will stage people in excess of the 10-person limit in other rooms where they can view the meeting broadcast, and cycle them into the Council Chambers as space becomes available. Individuals may also take advantage of the phone-in feature by calling 844-854-2222, access code 529853#. Questions or comments may be voiced during the public hearing by pressing *6 to enter the queue. The City of Portage has successfully held public meetings during the COVID-19 pandemic with significant input from residents. We anticipate that we will continue to have the same success with this meeting.

Wed like to bring this proposed ordinance to the forefront and make sure the residents truly know what their city government is trying to do. The City of Portage has gone above and beyond our normal notification process. We have published an article advertising the date of the public hearing in the August 2020 Portager newsletter (which is delivered to every Portage mailbox). We utilized our social media outlets, the city website, as well as publishing a legal notice in the local newspaper and at City Hall. Its important to note that the proposed ordinance is in draft form. Based on feedback that we hear during the public hearings, the ordinance content may change. This is the first of several opportunities for the public to voice their opinion prior to final consideration of the ordinance by City Council.

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Proposed ordinance would require permit to remove trees from property - Fox17

Memphis and its environs have been amping up commercial developments in recent years. It looked like nothing would stop the boom until 2020 came along and flipped everything over. In a matter of months, the world experienced a pandemic, an economic collapse, and a growing social justice movement. But dont underestimate momentum and hope. As of this writing, the stock market is humming merrily along and the builders are still building.

We take a look at a couple of local commercial development projects that are moving along, undeterred by the upheaval. And we examine whats been going on in the hospitality industry, which Memphis relies on heavily and did take a big hit.

By Jon W. Sparks

Gary Prosterman likes to get into his projects quietly. Keep your head down and do your thing, he says.

And so its been with his development in the Edge District. His Development Services Group (DSG) started acquiring properties there five years ago quietly and has been taking it a step at a time, looking for the best solutions to make the neighborhood as vital as possible.

Prosterman is quick to acknowledge that he wasnt the one first on the scene with big ideas. There were pioneers there even before we were, he says. Pinkney Herberts Marshall Arts. Mike Todds neighborhood association, calling the area The Heart of Memphis, the Edge of Downtown. The High Cotton Brewing Company. The Edge Alley coffee shop and restaurant.

The area extends roughly from Sun Studio on the east end to AutoZone Park on the west, and Jefferson Avenue to the north and Beale Street to the south. The street configurations were long ago determined by railroads and rail spurs, most gone now although one still runs up next to the old Memphis Publishing Company building that used to deliver huge rolls of newsprint to The Commercial Appeal and the Memphis Press-Scimitar.

In the middle of the twentieth century, the Edge was packed with automobile dealerships. Elvis Presley got his start in the neighborhood at Sun, and spent many dollars at the nearby Cadillac dealer.

But the Edge has been looking for a new identity and some people, such as Todd and Prosterman, see how it can deliver as a residential, commercial, retail, and cultural center.

Were probably most proud that there are so many projects beyond the pieces of property that weve acquired that have developed and are continuing to develop, Prosterman says. Already in the neighborhood are a mix of businesses, including PKM Architects, the Edge Motor Museum, Chef Tams Underground Caf, Karen Adams Designs, Holliday Flowers. And looming large is the old Memphis Publishing Company building that recently underwent a $51 million build-out into a hospital facility for potential COVID-19 patients.

But Prostermans plans are doing much to define the area. One of his most significant and earliest contributions was the Orion Federal Credit Union headquarters where the old Wonder Bread Bakery had been for years.

We had acquired the entire bakery and intended to do adaptive reuse of the part that we thought was architecturally significant, he says. The idea was to develop it for Orion and be the landlord, but to accommodate the credit unions vision would have meant charging rent well above market, so it was agreed that Orion would buy it. It frankly exceeded everyones expectations, Prosterman says. Its probably the coolest office space in Memphis.

The Rise the nearby 199-unit apartment building is complete along with the 481-space parking deck. Although most leasing tours are virtual due to the pandemic, the leasing has gone better than expected and DSG hopes it will be fully occupied by fall. The tenant breakdown is about 60 percent to 70 percent working or studying at one of the nearby healthcare facilities, and the rest, as Prosterman says, see it as a cool place to live. He calls it a very current high-end suburban type property but in the middle of the city with a club room, fitness center, and swimming pool that he says is rare for this part of town.

Across the street from Orion is LEO Events, which wanted to own its space. LEO is on the ground floor and Montgomery Martin general contractors has an office on the second floor.

What may be the most intriguing part of the development is what will be the Ravine Park. Its an abandoned rail easement that runs from about Madison and Lauderdale south to Union Avenue. We acquired the old Glass Factory building [on Madison], Prosterman says, which included the easement. Construction has begun on converting the easement into a public park.

The 30,000-square-foot Glass Factory building will become a brewery and tap room for Memphis Made Brewing Company. This will be in addition to its plant in the Cooper-Young area that it will keep.

The Memphis Cycle Shop building sits on Monroe at Lauderdale. Its not in good shape but has fine architecture and DSG is looking to list it on the National Register of Historic Places and develop it with opportunity zone funds. Prosterman hopes to get that project under way in the fourth quarter of this year.

Throughout the year, hes had to deal with the pandemic in one fashion or another. We definitely have hit a bump in the road with COVID, Prosterman says, noting that the neighborhood wont reach full potential until what hes doing is supplemented by more retail, restaurants, coffee shops, and other such enterprises now most severely affected by the crisis. He, however, is able to continue with what hes been working on in the Edge for five years.

Were going to keep doing what were doing, he says. Were fortunate to have the capital partners that we have and fortunate that Im not at the beginning of my career, or we wouldnt have the staying power to keep going.

By Samuel X. Cicci

The coronavirus has wrought havoc across the country, but the sucker punch delivered to the hospitality industry hit especially hard. In the month of May, we ran a 17 percent occupancy, says Wayne Tabor, president of the Metropolitan Memphis Hotel & Lodging Association (MMHLA). That month normally runs up in the 80s.

Downtown Memphis has borne the brunt of the hospitality storm. With tourism, meetings, and conventions all significantly reduced, large hotels have a surplus of space, and few visitors to fill it. Smaller economy and mid-scale hotels farther east have been performing better, but the overall numbers are still low. The percentages have been creeping back up, however, with a few twists along the way.

At the end of June, hotel occupancy rates sat at around 50 percent still not great, but significantly better than nearby markets like Nashville and New Orleans. According to Tabor, the uptick came when Beale Street and restaurants were allowed to reopen. Demand has started building back up a little bit, says Tabor. But Downtown, in June and July, we need to be at 80 percent.

I think were in a plateau period right now, Tabor said in an interview in mid-July. We started trending upward, but with everything going on, its difficult. Im trying to make sure we stay in business, but I dont want anyone to catch the virus.

With the number of Shelby County cases surging in recent weeks, as of this writing (mid-July), the path back to where hotels need to be might be further away than anticipated. With bars shuttered once again in July and restaurants at a reduced capacity, hotels look to an influx of small meetings.

In Phase Two [of the reopening stages], were only allowed to host meetings of up to 50 people, Tabor says. Youre not going to see a lot of meetings with only 50 people. Phase Three will take us up to 200, and thats what well need to start getting back to where we need to be.

Hospitality has one major advantage: a long history of innovative sanitation practices. Cleaning and sanitation is our business, says Tabor. And that holds whether were in a pandemic or not. Even before this came along, we were always looking at ways to keep people safe from everyday viruses and sicknesses.

Along with cleaning procedures, some safety strategies may see an accelerated implementation. Most major brands were already experimenting with these innovations, says Tabor, but something visitors should get used to seeing is an app that can handle most guest functions: Think mobile check-in, scanning a phone to open a door, or settling the bill remotely. Other approaches rehaul the mini-fridge concept. Instead of snacks and liquor in their rooms, guests now have a full complement of sanitation products. At economy hotels, breakfast buffets are replaced by pre-packaged goods. If a tourist has concerns about any aspect of the hospitality experience, its a safe bet that hotels will have come up with a countermeasure or alternative to keep the experience as safe as possible.

Downtown has been the strongest market for Memphis traditionally, and Tabor expects it to get back to the top. I dont know if well have that V-shaped recovery we want, but well get through it.

By Samuel X. Cicci

When the pandemic hit, Carlisle Corp.s One Beale Project found itself well-poised to weather the storm. The 2019 trade tariffs on China had caused the developer to explore alternate supply chain options for necessary materials, so by the time international industry ground to a halt earlier this year, One Beale was in fine shape. The projects first phase, the 232-room luxury apartments, is ahead of schedule, with pre-leasing expected to begin this fall. Meanwhile, the 227-room Hyatt Centric at Beale and Front is set to open in February 2021.

We were in the process of moving and sourcing a lot of stuff pre-COVID that became very beneficial when COVID did hit, says CEO Chance Carlisle. When China shut down for its new year [in February], we were worried that they werent going to re-open. Meanwhile, our partners in Hyatt also have an extensive hospitality footprint, so we were attuned to what was going on and could minimize those effects on our process.

And with construction green-lit as essential when the lockdown began in March, Carlisle Corp. went full steam ahead. It was a boon to this economy and our project specifically, says Carlisle. We were able to actually accelerate some of our schedules as other parts of the country shut down.

Carlisle Corp. will soon announce phase three of the One Beale project, a yet-unnamed boutique hotel. In the meantime, the developer is also putting plans together for the old Nylon Net building at 7 Vance Ave. The proposed apartments would leave Carlisle Corp.s fingerprints all over the riverfront.

Weve always considered the Memphis waterfront to be an untapped asset, for everything from public use to generating tourism taxes says Carlisle. Looking at the One Beale footprint, 7 Vance, and the Kemmons Wilson headquarters [the old Spaghetti Warehouse at 40 West Huling], there are five great parcels to develop. You can really build a close connection between Tom Lee Park and the rest of Downtown, and we see it as a natural extension to continue the residential and hospitality density there.

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Commercial Development in the Age of COVID - Memphis Magazine

The action to rename Rebel Drive came during the Aug. 18 Kyle City Council meeting. (Screenshot courtesy city of Kyle)

The action came during the Aug. 18 council meeting, and the ordinance from the city says officials unanimously agree to the change.

"Names should be appropriate to the particular public place by reflecting native wildlife, history, flora, fauna, geographic area, natural or geological features, or honoring individuals or families significant to Kyle as determined by council, the ordinance states.

The road runs north to south in Kyle, starting at FM 2770 and ending at West Center Street, and the resolution states address changes along the street will be effective immediately.

Some of the changes that will now need to be put in place as part of the process include notifying the postmaster, informing business and property owners occupying the street, issuing a press release and informing Hays Central Appraisal District.

City information states the local post office needs 30 days to process the address change and mail will be delivered to both street names for one year.

Kyle Mayor Travis Mitchell said it seems like the right time to bring about a change to the street's name, and said that a perfect replacement could be to name the road Fajita Drive.

That seemed appropriate, Mitchell said, especially considering that earlier in the Aug. 18 meeting the city of Kyle voted to make Aug. 18 National Fajita Day after Juan Antonio Sonny Falcn, who is credited with popularizing the fajita by introducing it in 1969 in Kyle, according to city information.

As part of the process of changing the name, council also discussed what might be done about business owners and residents who might accrue unwanted costs associated with the name change.

But ultimately, council was unanimous in its desire to meet what they described a cultural moment with a locally relevant gesture.

"I think it's absolutely beautiful that we bring this up on National Fajita Day," District 5 Council Member Rick Koch said.

See the original post here:
Rebel Drive in Kyle to be renamed Fajita Drive in support of 'community camaraderie' - Community Impact Newspaper

Amidst it all on this summer afternoon: a blue tent where the city health department offered walk-up coronavirus testing, free to all comers.

This seaside city has been having a moment, with apartment buildings sprouting along its famous beach just a 14-minute ride from downtown Boston and renting at a fraction of the price.

Reveres revival was well underway until COVID-19, which has hit it as hard as almost anyplace else in the state, wreaking health and economic havoc in a city thats home to many immigrants and service industry workers. When and how it emerges from the crisis will provide a measure of the new Reveres resiliency, and how well it can serve everyone from longtime lower-income residents to the more-affluent newcomers.

At this point, its really important for us to keep our foot on the gas, said Mayor Brian Arrigo. A lot of the oxygen has been sucked out because of COVID, but we need to keep firing on all cylinders.

Thats not easy to do this summer.

Even as development surges, Revere has been clobbered by COVID-19. Only two cities in Massachusetts, neighboring Chelsea and Lynn, currently have higher infection rates, according to state data. And at 27.6 percent, Reveres unemployment rate in June was second in the state only to Lawrences, reflecting job losses among the huge numbers of residents who work in hotels, restaurants, and other hard-hit service industries.

Helping those people will be essential to any recovery and broader growth for the city, said Wendy Millar-Page, executive director of the Revere Chamber of Commerce.

For years, Revere residents have had a sense the city was on the cusp of change. Suffolk Downs, on the Boston line, was long a front-runner for the casino that ultimately went to Everett. Then it was pitched as a site for Amazons so-called HQ2. Neither mega-project came to pass, but we were winners in losing, said Robert OBrien, the citys director of strategic planning and economic development. Those bids helped Revere catch the eye of builders, and suddenly, he said, the city was no longer hidden in Bostons shadow; it had its own spotlight.

Today, many see revitalization being realized in the strip of glimmering new apartment buildings that dot the waterfront, and in an Amazon warehouse that opened in July in the former Necco factory.

But to some, these changes are not entirely new. They say Reveres promising future is simply an echo of its past.

Celebrated as the first public beach in America, Revere Beach, with its noisy arcades, amusement rides, and famous fried food, served as a cheap and easy escape from downtown Boston for over a century. But gradually, the good times faded. The roller coaster came down, and the dance halls closed. The summer crowds, once huge, moved on. The destruction caused by the Blizzard of 78 provided a final blow. A handful of beach bars and ice cream stands and the original Kellys Roast Beef serve as reminders of those glory days. So do the pictures of Reveres heyday that hang from the walls of local restaurants, as well as the intricately designed pavilions along the oceanfront promenade that hint at lost grandeur.

But while some people bask in Reveres nostalgia, others have a vision for a future built on its colorful past.

Mayor Arrigo approached me, and at first I was a little turned off about Revere, said Michael Aldi, a Boston restaurateur and developer Arrigo courted to do business in the city. I have family here, and I know what its all about, but it wasnt there yet. But Aldi saw promise in the oceanfront views and decided to take a chance: Last fall, he opened Dryft, the citys first fine-dining restaurant, on the plaza overlooking the beach.

My goal was to bring a Boston-style restaurant to the beach, something theyve never had before, Aldi said. What I look for in a deal is parking, waterfront and, public transportation and this deal had all three.

Aldi plans to open a second restaurant on the Ocean Avenue strip. He believes that more tourism and retail business is on the horizon and wants to get in on the front end of the coming boom. This is the oldest beach in America, he said. It almost reminds me of a New England-style Miami Beach.

Some of this newfound glitz is driven by forces far beyond Revere. As in other lower-cost parts of Greater Boston especially those with good MBTA access newcomers have arrived in Revere in droves as rents have soared in the core of the region. Developers and restaurants and retailers have followed, gradually drawing a wealthier clientele.

That brings opportunity, said Rafael Mares, executive director of Neighborhood Developers, a housing nonprofit that works in Revere and Chelsea. But it also risks pushing out the immigrants and working-class renters who have long called the city home.

The regional housing crisis has made people look in places they didnt look before. Revere is one of them, Mares said. Its like the ocean. We have this high tide thats going up.

One of the biggest waves is forming at Suffolk Downs, where plans for a huge new neighborhood are taking shape. About 40 percent of the vast, now- shuttered horse track is in Revere, and while the permitting has been slow next door in Boston, Revere officials in 2018 quickly approved plans for about 2,400 apartments, retail space, and a cluster of office buildings on the citys section of the site. When its all built years from now the development will boost Reveres commercial tax base by more than 50 percent, said economic development director OBrien, and make room for white-collar jobs on a scale Revere has never seen.

Its a long-term play, said Tom OBrien (no relation to Robert OBrien), managing partner at Suffolk Downs developer, HYM Investment Group. But its one hes confident will long outlast the pandemic.

HYM is just now demolishing the old stables near the MBTAs Beachmont Station. Construction on the first buildings wont start until spring, OBrien said, and by the time they open in 2023 hes hopeful the public health crisis will be just a memory and the Blue Line will again be a pipeline from the heart of Boston.

Were developers, so were always optimistic, he said. We see the bright side. But the bright side has typically worked out.

Still, some worry all this change is too much, too fast. Especially now.

Theres interesting growth happening, and a lot of resistance to the growth, as well, Millar-Page said. Theres a fear that people are going to be pushed out, and where do they go, especially during this COVID time. Where do you go if youre already unemployed or furloughed?

Her answer is to take steps to ensure current inhabitants will be able to stay as Revere evolves. That means reexamining transportation options to help people move around the city. It also means implementing programs to help service workers advance as their industries recover, and capturing some of those office jobs at Suffolk Downs.

It means building hotels, but also creating a tourism infrastructure to lure people who might not know theres a fun beach resort close by Boston, while encouraging new residents to celebrate and patronize the immigrant-owned businesses that have made Revere unusual.

Some of those efforts are underway. The city released a draft master plan at the start of the year, with detailed recommendations for transportation, economic development, and housing. The plan is already providing a framework for recovering from the pandemic, with the city focusing resources on training programs for laid-off workers and allocating cash to help restaurants stay afloat.

Still, Arrigo said, todays circumstances are unprecedented.

Theres no handbook for this, he said. Were just trying to make sure that were planning for and creating opportunities and a high quality of life for every single person in this city.

Tim Logan can be reached at timothy.logan@globe.com. Follow him on Twitter at @bytimlogan. Janelle Nanos can be reached at janelle.nanos@globe.com. Follow her on Twitter @janellenanos.

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Revere was going through a revival before COVID-19. Can it stay on track? - BetaBoston

The Dallas Cowboys signed free agent pass-rusher Everson Griffen to a one-year, $6 million contract on Aug. 12 in a move that will have a ripple effect across the roster.

The first of which came across the wire after Sundays practice, as second-year defensive end Jalen Jelks was released to make room for the 32-year-old USC product.

Nonetheless, the effects of signing Griffen should be much more positive for the Cowboys defense than it was for Jelks, as Griffens presence will assuredly make life easier on a few defenders in 2019. Who are those players who will be benefiting most from the Griffen addition?

Keep reading to find out.

Before the Cowboys signed Griffen, they were devoid of a real, proven pass-rush presence opposite DeMarcus Lawrence, which would have resulted in a steady stream of double teams, chip blocks and slide protections coming his way as opposing offenses could really zero in on how to slow down Dallas premier defender (fifth-highest double team rate among edge defenders).

There were times when opposing offenses both chipped and slid protection toward Lawrence, making it near impossible for him to generate pressure on the QB. The chip from an RB/TE makes it difficult for Lawrence to rush outside, as the RB/TE helps protect the tackles outside gap, while the slide protection eliminates the necessary space for an inside move, as the guard is sliding outside to protect the tackles inside gap.

However, with Griffen in the fold, offenses are going to have to think twice about sending all the attention Lawrences way because leaving Griffen on an island one-on-one is a dangerous game to play.

In fact, look no further than the attention (or lack thereof) that Griffens running mate in Minnesota, Danielle Hunter, faced in 2019. Hunter has accumulated either 60+ pressures and/or 12+ sacks in each of the last four seasons; however, despite all that production, Hunter was doubled teamed at a below-average rate in 2019 (on slightly more than 14% of his pass-rush snaps). Griffen was actually doubled-team more often than his more productive teammate (on slightly more than 18% of his pass-rush snaps), which just demonstrates Griffens ability to draw attention away from more talented teammates.

Now, Minnesotas defensive scheme deserves credit for limiting the double teams on their edge defenders, which is why its interesting that the Cowboys hired former Vikings defensive coordinator George Edwards to be a defensive assistant.

Nevertheless, this is great news for Lawrence, as the increased attention he faced last year was one of many reasons why he didnt accumulate as many sacks in 2019 as we became accustomed to seeing in the past.

Griffens presence, in addition to the Cowboys blitzing more, should earn Lawrence more frequent one-on-one opportunities, which should lead to more production from Dallas premier pass rusher. Lawrence is simply too technically efficient to not have considerable success against one-on-ones.

Even before Griffen was signed, I thought Lawrence was destined to accumulate 10+ sacks in 2020, and with Griffen now in the fold, Im even more confident that Lawrence will break the double-digit sack barrier this season.

Another pass-rusher who benefits from the Griffen signing is Aldon Smith. Prior to Griffen signing, Smith was the only defender who was previously a high-end pass rusher. However, the problem is that its been five years since Smith even touched an NFL field.

Ideally, Smith would be the cherry on top of the Cowboys pass-rush sundae, but before Griffen was signed, he probably would have been forced to be the ice cream. No matter how optimistic you are about Smiths ability to contribute to the Cowboys defense this year, its never ideal to be forced to rely on someone whos missed a half-decade to be the No. 2 edge rusher on the team.

Now, with Griffen on the defense, the Cowboys dont have to rely on Smith to bring the pressure opposite Lawrence, which means they can use him in a role thats more befitting to someone in his circumstances. The Cowboys are now in a better position to limit Smiths snaps so that he can play at a higher pace more consistently.

Additionally, with Griffen and Lawrence outside, the Cowboys now have the option to use Smith as a mismatch weapon, moving him around the line of scrimmage to attack the weak link in opposing offensive lines.

In the NFL, pass rush and coverage have a symbiotic relationship. A good pass rush makes life easier on coverage and good coverage makes life easier on the pass rush. Therefore, it shouldnt be a surprise that Dallas secondary, arguably, benefits the most from the Griffen signing.

In theory, signing Griffen means the Cowboys will apply more pressure on opposing quarterbacks, and pressured quarterbacks typically arent good quarterbacks. In 2019, QBs had a 97.3 passer rating from a clean pocket but fell all the way to 63.5 when pressured, per PFF. Pressured QBs throw more passes into contested areas, which means more turnover opportunities for the defensive backs.

Additionally, if the secondary trust that the pass rush will consistently pressure the QB in a timely manner, then they can be more aggressive to jump short-to-intermediate routes, creating even more turnover opportunities on defense.

A venomous pass rush with multiple threats could also lead to offenses sacrificing an eligible receiver to stay in and block to keep the QB clean. On a normal play where there are four defenders rushing the passer, the defense has seven defenders in coverage to defend up to five eligible receivers. You dont need to be a math wiz to understand that its easier for seven defenders to cover four receivers than it is to defend five, regardless if its man or zone.

Find more Cowboys stories from The Dallas Morning News here.

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Film room: Which Cowboys benefit the most from Everson Griffens addition to the roster? - The Dallas Morning News

Youre not required to update building codes at your house unless youre doing some remodeling work, and then typically only the remodeled areas have to meet the new regulations.

Fire alarms are the exception as most cities will require that they be brought up to code when a permit is pulled.

However, at the point that the remodel involves a significant portion of the home the city may require all codes be brought up to date.

Note that this job involves just about every construction specialty:

Q: Converting our garage is not an option. What can we do to update the floor plan and create more room?

A: Have you considered removing a wall to create a great room? Note that if the wall you want to remove runs between the living room and dining room, and you live in a home built between 1950 and 1970, the wall may be load bearing. Proceed with caution. This job will require a licensed contractor. When you apply for a permit, it is likely that your city planning department will require a structural engineer to assist with design. A structural engineer will be able to assure that the beam, posts and footings are sufficient to bear the weight of the roof structure that previously rested on the wall.

Original post:
Rosie on the House: These projects will free up space at home - Arizona Daily Star

West Virginias football program was probably due for a positive off-the-field development. Theyve come in doses lately.

A chaotic and confusing spring and summer finally came to a finish last Monday when the Mountaineers returned to the field with their first full-scale football practice since the pandemic split the team up and sent everyone in different directions on March 12. A day later, the highly anticipated locker room project was unveiled, and there can be no doubting the approval rating.

The Mountaineers upgraded from 5,625 square feet in the former locker room to 11,125 square feet in the new one, and the new features are impossibly impressive.

There hasnt been a whole lot for the players to be really excited about lately, and so much credit goes to the people that made it happen, head coach Neal Brown said.

The result is a spacious place and lavish lockers that feature wireless cell phone chargers, a lockable compartment with an internal charging port, a stainless steel shoe and glove display drawer, a stainless steel helmet shelf, a backlit individual upper nameplate that includes a picture of the player and a listing of his jersey number, position and hometown, a clothing rod for game day apparel, a hook for the uniform and additional storage in an upper cabinet and a lower drawer.

The area is highlighted by sharp visual features, including LED walls. The most prominent one is a 16-by-7 foot display, and there are four other 4-by-7 walls on the end cap of each locker pod. The walls are linked to a video server, and theyre able to showa variety offootage, sizes and effects. The locker rooms sound system includes 16 ceiling speakers and four woofers. Audio, video and lighting can work in concert to create dramatic presentations.

This is a big push by our administration to show that were all-in on building not only championship teams but a championship program, Brown said. Weve already got so much positive momentum in recruiting with the Big 12 deciding that we are going to move forward with playing football this fall and now the locker room reveal.

Six of the lockers are designated for former players to use when they return to campus, and when they do, theyll notice a completely different area. In addition to the aforementioned features, the constructionalso created a quiet room with anti-gravity chairs and sleep pods. The equipment room now has far more space to accommodate the various uniform combinations. The nutrition center was improved, and a recovery space how has light therapy beds, cryotherapy chambers and sensory deprivation tanks. The players will also be able to relax in a lounge with gaming stations and various arcade and table games.

The locker room theming was focused on enhancing the openness of the center meeting space, allowing coach Brown to address the entire team, or allow separate addressing of the offensive and defensive units, said locker room architect Mark Clear of S/L/A/M Collaborative explained. The dark exposed ceilings with suspended clouds and center Flying WV feature give the illusion of a much taller space than the existing structure allowed and enhanced focus of the room to open the center space with an infusion of technology.

The locker room size increase is significant in itself, but equally significant is the addition of a mud room and cold-plunge pool to the locker suite in order to reinforce and streamline the post-practice sequence. This ensures the players are following cold-plunge protocol for maximum recovery and keeps the locker room maintained and in pristine condition.

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WVU locker room and accessories show were all-in on building - 247Sports

As the 2019-20 NHL Stanley Cup Playoffs continue, the Detroit Red Wings continue to sit on the sidelines from the outside looking in. The reality is that the organization has a plethora of cap room this offseason, and General Manager (GM) Steve Yzerman needs to do SOMETHING.

Look no further than homegrown Torey Krug, who has spent the entirety of his NHL career with the Boston Bruins who are squaring off with the Carolina Hurricanes. While Krug is looking for redemption after a 2018-19 Stanley Cup Championship loss to the St. Louis Blues, Yzerman should be putting in work.

The hope would be that in discussions with other members of the Red Wings front office, the idea of bringing Krug in or at least making a push to sign him is being brought up. Site Co-Expert Bob Heyrman and I have both tooted the concept of signing Torey Krug around over the past few months, and it should still be considered.

Krug has spent all nine years in the NHL in a Bruins sweater, and it has been rumored that this may be his last push for a Stanley Cup Championship organization as he may be suiting up elsewhere. Again, another reason for Yzerman to have an offer ready to go when the time comes.

The Bruins currently have 19 players under contract for the 2020-21 season with a projected cap space of just under $16.5 million.

This would most likely be a long term deal rather than a one to a two-year extension for Krug, but keep in mind he was previously on a four-year contract.

Krugs last deal with the Bruins was a four-year, $21 million contract where he carried an AAV of $5.25 million.

Over the previous four years, Krug has been a two-time all-star putting up 50 points every season, except this past one where he was at 49 (though the season was shortened due to COVID-19).

In his 61 games during the 2019-20 season, Krug put up nine goals and added 40 helpers for his 49 points, just missing that 50 point mark. The offensive upside of Krug is quite attractive for the Red Wings, who would benefit greatly from someone like Krug stepping into the organization.

Krug may not be the most defensively inclined player like that of Alex Pietrangelo from the St. Louis Blues, but anything is better than what the Red Wings have seen the past few seasons defensively. The defense was horrendous in 2019-20, and even a less defensive player like Krug would help.

If Yzerman wants to make a splash in free agency by adding a defenseman, Krug is defensively someone to consider bringing in for this organization. The Red Wings were horrific in 2019-20, and the 2020-21 season should show some strides within the organization.

The Detroit Red Wings can further these strides by adding key free agents, and Torey Krug is someone to consider.

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Red Wings: Torey Krug still seems like quite the offseason addition - Detroit Jock CIty

PHILADELPHIA, Aug. 19, 2020 /PRNewswire/ --vybe urgent care, the leading independent operator of urgent care centers in the Philadelphia area, announces a rapid test for COVID-19 from Quidel that provides a result in 15 minutes. This antigen test is available by appointment at all vybe locations and is a perfect solution for asymptomatic patients who need clearance for work, school, or a medical procedure. At this time, the test is not covered by insurance, and is available in limited quantities on a self-pay basis.

With the addition of the rapid antigen test, vybe now offers 3 COVID testing options to patients:

"In the fight against COVID-19, we're hoping a rapid test enables more people to get tested more frequently, and to make decisions that help limit the spread of the virus," said Peter Hotz, vybe urgent care's President & CEO. "The potential use for this in the employer and academic settings represents an important step in more safely returning to work and restoring our society as we await a vaccine."

vybe is offering the Quidel rapid test to employers and academic institutions as a solution for return to work programs or for ongoing business continuity. The vybe program offers the choice of testing at any vybe urgent care centers or customized on-site COVID testing events in a safe environment, and includes:

"This test is designed to detect proteins from the virus, and delivers a highly accurate positive result," said Geoff Winkley, vybe's Medical Director. "A public health crisis demands a vigorous response from the healthcare community, including multiple options for testing. I'm pleased that recent studies are showing a high sensitivity rate for the Quidel rapid test, approaching that of lab-based PCR tests."

In addition to a wide range of urgent care services, including COVID-19 testing, vybe has carefully designed safety precautions to meet or exceed CDC and state guidelines:

vybe is fully accredited by the Urgent Care Association (UCA), which is the highest level of distinction for urgent care centers and ensures high levels of patient safety and quality.

About vybevybe urgent care is Philadelphia's leading independent urgent care provider delivering care to adults and children in Philadelphia, Delaware, and Bucks Counties. Open 7 days a week, vybe delivers an affordable and convenient alternative to long emergency room wait times and the limited hours of family physicians. In addition to welcoming walk-ins, vybe offers a telemedicine service for those who wish to see a clinician online. vybe accepts major insurance plans and provides a comprehensive range of urgent care services such as illness and injury treatment, digital x-rays, EKGs, lab testing, physicals, immunizations, and occupational medicine. Find the medical care you need with the convenience you want at vybe urgent care locations throughout the Philadelphia area.

For more information, visit http://www.vybe.care

Media contact:Peter Hotz484-753-3970

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vybe urgent care Offers Rapid COVID-19 Testing for Employers and Consumers - The Wellsboro Gazette

Most small communities have an old, often uninhabitable, building that served its community as a country store and much more.

The one in Carolina, Itawamba, Mississippi was much more. If you stand on the front porch and listen carefully you can hear the faint sounds of men playing Rook and talking politics and farming, joined by those of women corralling children and sharing recipes.

Small communities have an ambience, a feeling of familiarity like no other. That sentiment lingers in Carolina.

When the members of Carolina Church decided to disaffiliate from the United Methodist Conference, we needed a new building. We already had a pastor, an active youth ministry and a seniors outreach we fondly called The Gathering. The old store had been empty for several years. It still stood as a testament to a vibrant past and a small communitys need for sustenance.

However, church members believed it could be saved and flipped into a temporary place to gather for worship. As with all reconstruction projects this one had challenges, not the least of which was a snake that was not willing to give up his home, and a kitten that fell through the concrete blocks from the top floor to the bottom and somehow lived to meow about it.

As the renovation began, community members began to stop by and talk with the workers about fond memories of the old store.

Some believe it was built in the 1920s for a meeting place for the Masons. This has not been confirmed, but there is definite proof that Masons met upstairs for decades.

A lot of people remember the store being a polling place and people staying up all night to watch votes being counted during the county elections. Some folks wanted to talk of the coldest cokes in the world coming out of that old cooler and the excitement when the orange slices and creme drops came in for Christmas.

For many years there was a punch board, and for a small fee a punch could yield a prize!

A neighbors hogs escaped once and were found inside the store eating the loaves of white bread while the current owner kept his distance by standing on the counter. He was a man of small stature and the neighbor said they were extra large swine.

The most cherished recollections are of running into someone you hadnt seen in a while and being able to keep up with all the community news at the store. There are lots of colorful and rich stories about the past in these parts.

Neighbors agree, Carolina gets in your soul.

As church family worked together on the project, we began to fondly nickname the building The Store Church and it stuck.

The store was once the hub of the community and now, the officially-named Carolina Church is aiming for that to happen again, but with an added mission.

The current members want to be the church family and home for the spiritually hungry in the community and beyond. Even though the building is small, there are seventy seats in the worship area, more seating in the kitchen addition and plenty of Sunday School room upstairs. There are plans for a larger addition in the future to accommodate the growing youth program and to reinstate The Gathering for the senior adults as soon as possible. Although COVID-19 has canceled some in-church services for the present time, big plans are being made for a dedication day.

Carolina Church has the Bible as its doctrine and their Savior as its head. Theres a warm, comfortable feeling in our church. It has that small, country chapel feel, but the message is BIG.

Everyone is welcome. Come and be fed.

Margaret Mills is a retired school teacher and lifelong resident of the Carolina Community.

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Come and be fed | | djournal.com - Northeast Mississippi Daily Journal