Home Builder Developer - Interior Renovation and Design

Over 1,000 schoolchildren are now able study in comfortable conditions in two schools in the Ukrainian city of Zhytomyr, thanks to the support of the European Union.

The schools, severely impacted during the first hours of the full-scale war, underwent extensive renovations as part of the EU4UASchools: Build Back Better project, facilitated by UNDP and funded by the European Union.

Reconstruction works at Lyceum No. 1 included roof replacement, repair of the attic and classrooms, repair of cracks, and protection of the buildings foundation from rainwater runoff. In Lyceum No. 26, the roof and 125 windows were replaced and gutters were installed.

In addition to repairs, the project will soon equip the schools with furniture: desks, chairs, blackboards, bookcases, which will create comfortable learning conditions for students.

The European Union allocated around 390,000 for the restoration works in both lyceums.

Our goal is to transform these, and many other schools around Ukraine, into safe and comfortable environments for every child, thereby fostering the resumption of effective learning, said Claudia Amaral, Head of the EU Humanitarian Aid Office in Ukraine.

Find out more

Press release

Originally posted here:
Ukraine: European Union and UNDP restore war-damaged schools ... - euneighbourseast.eu

The West Virginia University Board of Governors learned about a potential breakthrough from the WVU Rockefeller Neuroscience Institute for those suffering from opioid use disorder shortly after it was announced Friday (Nov. 17).

The RNI conducted a first-in-human study using smart pill technology to identify early indications of an overdose.

President Gordon Gee highlighted the achievement in his report to the Board. More than ever, the University is now keenly focused on the modern land-grant priorities outlined in his recent State of the University address such as advancing the WVU R1 mission to deliver solutions to real-world problems and growing the academic medical center to improve peoples health.

Vice Provost Paul Kreider outlined several new majors and programs, including nursing programs in response to the continuing demand for health care professionals.

Most recently, in partnership with the School of Nursing, WVU Potomac State College is starting the only LPN to BSN program in West Virginia, allowing entry-level working nurses to upgrade their credentials while continuing to work, Kreider said.

A new Environmental Engineering major focuses on teaching students the principles of engineering, sustainability, soil science, biology and chemistry to enable them to create solutions to environmental problems. And the University launched a new multi-disciplinary major in esports, one of the first such majors in the country at an R1 institution.

Kreider also pointed to a number of student success initiatives helping to drive improvements in retention and graduation rates, as well as expanded efforts to connect students with service in communities across the state through the innovative Purpose2Action program.

The University also continues to seek out partners like the Maier Foundation to help improve student outcomes at WVU.

The new Mountaineer Completion Grant program launched this fall and is already providing financial support to more than 150 seniors this semester, helping to remove financial barrier to completing their degree on time, Kreider said.

Efforts will continue to ensure offerings are best serving current and future student needs through a more robust annual and overall academic program review process that will dovetail initially with a regular general education curriculum review over the next two academic years.

Download the Academic Affairs Committee presentation, including updates to the Academic Program Portfolio Review which will result in an estimated $17 million in savings.

After months of review, independent financial auditors have provided the University with a report citing the highest level of confidence. They also shared insights about higher education trends which validate the challenges WVU and many other institutions are navigating.

Download presentations from CliftonLarsonAllen LLP, including its Audit Committee presentation and separate audit updates for WVU and the WVU Research Corportation.

We beat up your documents and submissions pretty good. And if I was sitting on your board, I would be pretty proud of these results, said Don Loberg, principal, CliftonLarsonAllen LLP. The fact that you havent had a finding is amazing. Your team is doing a good job. Keep moving that ball moving forward as it has been.

A final update on fiscal year 2023 showed the Universitys actual net position was better than projected, including revenues and expenses. And the results from the first quarter of the current fiscal year indicate the University is on track with the budget.

Download the Joint Finance and Facilities and Revitalization/Strategic Plans and Initiatives Committee presentation including the WVU FY23 Final Update and FY24 Q1 Update.

Planning to address deferred maintenance across the WVU System will be supported through $46.6 million in requested projects made by the West Virginia Higher Education Policy Commission pending final approval by the Governors Office as follows:

In other business, the Board received updates on several capital projects such as the Clay Theatre lighting upgrades at the Canady Creative Arts Center, Chitwood Hall renovation, WVU Jacksons Mill sewer and water replacements, renovation of Caf Evansdale Kitchen and the Coliseum Apron Club.

Members also approved moving forward with turf replacement at Monongalia County Ballpark. The turf will reach the end of its life cycle after the 2023 baseball season. All but $250,000 of the estimated $1.2 million needed for the project will be paid with funds from the WVU Foundation.

The University will also acquire a one-acre parcel within the Core Arboretum through the Foundation to enhance and expand the dedicated public greenspace.

Download the BOG Meeting Agenda Booklet from Nov. 17, 2023.

Chair Taunja Willis Miller announced a working group to be developed to assist with enrollment-related initiatives of the University.

A governance ad hoc committee will work to map out and provide guidance to the Board related to several areas, including a presidential search and the Boards overall committee structure and functions.

The next regular BOG meeting is scheduled for Dec. 15.

View original post here:
New majors, medical breakthrough signal success for WVU - My Buckhannon

News

Well, almost all of them: You will find the only indoor pickleball court in a Philly apartment building on the ground floor.

The developers of RTHe Carson decided that every one of its residents deserves to enjoy a fantastic city view. Thats why they put two roof decks and all of the amenities save one on the top floor. / Photography courtesy of Neff

Back when developers began to build apartment buildings for the middle and upper classes in the 1870s, they wanted a term that would distinguish them from the often-seedy tenement houses or the boarding houses many single men lived in.

The term they came up with was French flat. The idea was that these spiffier buildings offered the same kind of elegance found along the Parisian boulevards.

So perhaps it should be no accident that RREI LLC, the developer of the Carson, incorporated some lessons they learned in France into this building, their most recent to rise in Philadelphia.

The first of the slew of new mid-rise market-rate apartment buildings now rising along Spring Garden Streets eastern reaches, the Carson in several respects resembles RREIs other project along Spring Garden Street, the Dalian (whose front faces Pennsylvania Avenue and the Ben Franklin Parkway).

And thats where Paris comes in.

My father started the company over 50 years ago, says Victor Rodin, RREIs principal and co-founder. Weve done projects as a sponsor everywhere from here where RREI is headquartered to Western Europe, and everywhere in between.

I joined the company around 2011. One of the last projects we did in Europe was a mixed-use development in France, specifically Paris. We bought that expertise back here and built its called Rodin Square/The Dalian.

(And here I thought that project was named for the Rodin Museum just to its southeast. Maybe Victor and Auguste are related?)

In building the Carson, RREI wanted to provide the same level of style, class and luxury as those French flats, but in a way that appeals to modern sensibilities.

That meant stylish modern design in the public and community spaces, a heaping helping of technology, and some unique amenities. It also meant bringing in a property manager with national experience to replace the original manager. Where Scully Company managed the Carson when it opened, Cushman and Wakefield manages it now.

There has been a focus on increasing the services at the building, Rodin says of the current management. They bought in a bunch of different technologies which are really nice for the tenants, Rodin says. And they also gave the staff who work the 24-hour concierge desk an upgrade more of a white-glove approach.

The building entrance (left) and lobby (right)

As one might find at a five-star hotel. And Rodin points out that The Carsons high-ceilinged lobby resembles what one might find in such a hotel. Works by local artists grace its Duchateau wood walls. The high ceilings, by the way, were actually a necessity because of the clearances needed to accommodate a supermarket. The Carson building will have one, but RREI is still in negotiations with an operator and cannot publicly announce who will run the store yet.

But those high ceilings also allowed RREI to add another unique amenity on the ground floor: A basketball half-court.

Basketball/pickleball court

The court is also striped for pickleball, putting the Carson at the forefront of a sports trend thats sweeping the country. The Carson has one of the few indoor pickleball courts in the area. An arcade game room sits outside the basketball/pickleball court.

All the 12-story-high buildings other amenities are found on the top floor.

Rodin explains the bifurcated amenities thusly: The typical modern apartment complex looks like a square donut when viewed from above. It has a courtyard in the middle that contains the outdoor amenities, and the indoor ones surround the courtyard or are located on one side of it.

Instead, the Carson looks like a backwards C sitting atop a one-story podium. And the design put the basketball court where the courtyard would usually go.

A lot of developers would have made [the first floor] their sole amenity [floor] and put some penthouse apartments on the top floor. We wanted the tenants to be able to appreciate the views whether they were on the second floor or the 11th floor, and so the whole 12th floor is amenities.

Clubhouse and bar

Clubhouse game room

Fitness center

On that 12th floor you will find a clubhouse and bar, the fitness center, a game room, co-working facilities and a dog spa on the inside. Tenants can also bring video-game controllers with them and set them up on one of two big-screen TVs in a video gaming room, another amenity unique to this building.

East terrace pool

Skyline view from east terrace

The outside boasts two rooftop terraces. The larger one, on the southeast side of the 12th floor, offers views of the Delaware to the east and features a pergola with speakers that can be closed off for use in inclement weather. It also has two fire pits, an outdoor kitchen, a lawn with a cornhole game and a pool with a fountain at one end. The smaller, west-facing terrace contains a second outdoor kitchen, dining areas, a dog run with a water station and great sunset views.

You might note that our fixtures, furnishings and equipment are kind of funky and cool, Rodin says. Project architect BLTa worked with the duo behind Fearless Restaurants, Marty Grimms and his daughter Sydney, to come up with the look for the buildings amenity spaces.

Living room in a model corner unit

Large windows that stretch almost the entire height of the rooms fill the apartments with light. Units on the buildings south side also get great views of the Center City skyline. Those on the north side get a clear view of the city to the north, punctuated by Temple Universitys high-rises.

Living room in a model one-bedroom unit

Kitchen in a model one-bedroom unit

Bedroom in a model one-bedroom unit

The units have ample closet space as well and no dead space, says Rodin.

Finally, the Carson is located right at the gateway to a great neighborhood. In Northern Liberties, you have everything you could possibly want, he says. And its lively, and theres a really strong community here.

The Carson is also designed to foster one within its walls. It may look like its a luxury hotel, but to its tenants, it feels like home. The building, which opened its doors in May, is about halfway through lease-up.

The Carson By the Numbers

Address:570 N. 5th St., Philadelphia, PA 19123

Number of units:373 studio, one- and two-bedroom units. Some of the one-bedroom units have dens. Studios range in size from 420 to 632 square feet; one-bedrooms, from 685 to 715 square feet; one-bedrooms with dens, from 718 to 995 square feet; two-bedrooms, from 1,040 to 1,130 square feet.

Number of parking spaces:86, in an underground garage, plus five surface parking spaces for guests

Number of bike parking spaces:180, plus an on-site Indego bike share station

Pet policy:Pets welcome, up to two per unit; pet rent is $40 per month per pet. Breed restrictions apply for dogs; contact leasing office for details.

Rents:Studios, $1,630 to $2,150 per month; one-bedrooms, $2,160 to $3,075 per month; one-bedrooms with dens, $2,540 to $3,680 per month; two-bedrooms, $3,270 to $4,295 per month.

More information:The Carson website; leasing office on site; 267-417-7180

Excerpt from:
At The Carson, They Put All the Best Things on Top - Philadelphia magazine

by Will Robinson

Early on the morning of November 14, a handful of residents gathered in the Brooklin School staff lounge for an informational session on the upcoming school renovation vote. After passing out coffee and muffins, school board chair Kathleen Kazmierczak went through the details of the $4 million work plan.

We did our due diligence; we looked at just about everything, she said to a resident who asked about alternative sources of funding.

The coffee-fueled info session was one of several taking place in the lounge since the select board approved the school renovation proposal on October 4. As the December special town meeting draws closer, Kazmierczak intends to spread the word any way she can.

Were sending out 933 mailings, she said, pointing to a box of hundreds of letters to be sent that morning.

A formal public hearing will be held on Tuesday, November 28, at 7 p.m. in the school gym. Another informal information session will be held in the staff lounge on Thursday, December 14, from 8 to 9 a.m.

The vote is on Tuesday, December 19, from 2 to 6 p.m. in the town office. Voters will be asked, by secret ballot, to approve a $4,371,958 municipal bond for renovations to the K-8 school.

Renovation details

The renovations touch on almost every aspect of the building, from the parking lot to the plumbing. The largest and most important item on the list, according to School Union 76 Superintendent Dan Ross, is the heating system. On a tour of the school in his first few weeks as superintendent, Ross said he immediately noticed the problem.

If someone asked me that first day what my immediate source of concern was for the building, it would be the heating system, and that has not changed a year later, he said in a letter to Brooklin residents.

Back in 1998, the school was outfitted with two oil burning boilers. In 2015, the heating system was altered to include a wood pellet boiler, keeping a single oil backup system. In 2021, the pellet stove was removed for not meeting state standards, leaving the job of heating the building to one aging boiler.

Losing the boiler, Ross said, means Brooklin students will become Sedgwick or Deer Isle-Stonington students for however long it would take until the school can reopen.

The new heating system, costing approximately $897,000, will feature a centralized heat pump system and a propane backup. Other projects include roofing, siding and paving as well as updates to the electrical, plumbing, ventilation and insulation systems.

David Bowden, Brooklin Schools head custodian, said most of the wood siding is original and in desperate need of replacement. While not essential to keeping the school open, Bowden said neglecting the smaller projects will be just as detrimental in the long run.

Its all stuff that needs to be fixed, he said.

If voters approve the expense, Ross said the project is scheduled to begin the day after students leave in June and end by the time they return in September.

Tax increases

If approved, the municipal bond is expected to be paid off over 15 years. Brooklins mill rate is expected to increase from 7.3 to 7.79 in the first year, then to 8.35 in the second year, with no further increase. Residents will go from paying $7.79 in taxes per $1,000 in property value to $8.35 per $1,000.

According to data from the Brooklin town office, a house assessed at $250,000 currently pays $1,825 in property taxes. If the project is approved, this number increases to $1,947 (a $122 increase) in the first year, then to $2,087 in the second year ($140 increase), for a total increase of $262 over this years mill rate.

In his letter, Ross said the town currently does not hold any debt and the project represents approximately 1% of your total local valuation.

Originally posted here:
Brooklin gears up for school renovation vote | Community News ... - The Weekly Packet

Wilmington, Delaware, United States, Nov. 23, 2023 (GLOBE NEWSWIRE) -- Transparency Market Research Inc. - The global structural adhesives market was estimated at a value of US$ 12.2 billion in 2021. It is anticipated to register a 6.9% CAGR from 2022 to 2031 and by 2031, the market is likely to attain US$ 22.1 billion by 2031.

Epoxy structural adhesives are becoming more and more popular in carbon fiber composite bonding for drilling platforms, which is helping manufacturers improve their bottom lines. Epoxy adhesives that cure at low temperatures and more recent iterations that follow the traditional high-heat one-part chemistry are becoming more widely available from manufacturers. Selecting the incorrect structural adhesive for various end-use applications might result in unfavorable effects.

Grab Sample of this Research Report@ https://www.transparencymarketresearch.com/sample/sample.php?flag=S&rep_id=60810

To assist desired outcomes following the usage of structural adhesives on various types of materials, organizations are engaging specialists who are educating customers about many aspects, such as chemical resistance, environmental difficulties during manufacturing, and mechanical obstacles.

Global Structural Adhesives Market: Key Players A few major manufacturers hold the majority of the market share in the consolidated global structural adhesives market. Important companies are spending money on research and development, mainly to create structural adhesives made of bio-based materials. These adhesives can lower carbon dioxide emissions, which will enhance the supply and value chain.

Major players have embraced the strategy of product range expansion and mergers and acquisitions. The following companies are well-known participants in the global structural adhesives market:

Key Findings of Market Report

Market Trends for Structural Adhesives

Global Market for Structural Adhesives: Regional Outlook Various reasons are propelling the growth of the structural adhesives market throughout the region. These are:

Customize this report according to your needs@ https://www.transparencymarketresearch.com/sample/sample.php?flag=CR&rep_id=60810

Few of key developments by the players in this market are:

Global Structural Adhesives Market Segmentation Product Type

End-use

Region

Enquire Before Buying@ https://www.transparencymarketresearch.com/sample/sample.php?flag=EB&rep_id=60810

Browse More Reports by TMR:

Copper Market - The global copper market is projected to expand at a CAGR of 4.6% during the forecast period from 2022 to 2031.

Flat Roofing Market - As per TMR's global flat roofing market research report, the market was valued at US$ 30.9 Bn in 2021 and is projected to expand at a CAGR of 5.4% during the forecast period from 2022 to 2031.

About Transparency Market Research

Transparency Market Research, a global market research company registered at Wilmington, Delaware, United States, provides custom research and consulting services. Our exclusive blend of quantitative forecasting and trends analysis provides forward-looking insights for thousands of decision makers. Our experienced team of Analysts, Researchers, and Consultants use proprietary data sources and various tools & techniques to gather and analyses information.

Our data repository is continuously updated and revised by a team of research experts, so that it always reflects the latest trends and information. With a broad research and analysis capability, Transparency Market Research employs rigorous primary and secondary research techniques in developing distinctive data sets and research material for business reports.

Contact:

Nikhil Sawlani Transparency Market Research Inc. CORPORATE HEADQUARTER DOWNTOWN, 1000 N. West Street, Suite 1200, Wilmington, Delaware 19801 USA Tel: +1-518-618-1030 USA Canada Toll Free: 866-552-3453 Website: https://www.transparencymarketresearch.com Blog: https://tmrblog.com

Email: sales@transparencymarketresearch.com

More here:
Structural Adhesives Market to Hit USD 22.1 billion by 2031, at a ... - GlobeNewswire

ITHACA, N.Y.To finish out this months series of construction updates, well be taking a look at projects under construction elsewhere in and around the city of Ithaca. If you want to see the previous installment, you can find the Cornell campus updates here, the Collegetown updates here, and the Downtown updates here.

Use the below table to navigate the gallery if youre interested in a specific project.

Not all new projects are big and flashy. Local developer Stavros Stavropoulos has commenced construction of his infill housing development in Ithacas West End. The $1.276 million project is replacing three dilapidated houses at 615 Cascadilla Street, 617 Cascadilla Street, and 513 North Meadow Street with four new two-family houses that include eight market-rate rental units.

All of the units will be three-bedroom apartments with 2 or 2.5 bathrooms, ranging from about 1,000 to a little over 1,400 square feet. Residences will have open floor plans, eating bars/islands and walk-in closets. The replacement unit at 617 Cascadilla Street has a finished and partially exposed basement level, while the trio at 615 Cascadilla (615 A/B/C) have crawlspaces instead.

Meanwhile, on the outside, plans call for new sidewalks, bike storage, lighting, landscaping and an off-street parking lot for eight cars accessed from North Meadow Street. Curb cuts on Cascadilla Street are being removed, and the housing is grouped closer to the northeast corner and adjacent residences to maintain a quieter and more residential atmosphere. The rear yard at the south end of the property would be a shared outdoor space for the residents.

The foundation has been poured and the duplexes are fully framed. The roof work was in the process of being completed when these photos were taken earlier this month. These are fairly simple wood-framed structures with Huber ZIP Panel plywood sheathing, so framing is a relatively quick and straightforward process. The buildings will be finished out with fiber cement siding in shades of tan, grey and sage green.

Local architect Daniel R. Hirtler of Flatfield Designs is the designer who penned the building designs. Seven Valley Siteworks of Groton and Hollow Creek Builders of Ovid are handling the excavation and buildout. An early- to mid-2024 completion would be a fair estimate for this project, shortly after Stavropoulos opens a new two-family rental on South Hill at 205 Hudson Street.

The Squeaky Clean project, which replaces the former Lama retail plaza that occupied the triangular site, calls for a new 1.5-story automated car wash tunnel building, equaling approximately 35,500 square feet. The site will also include vacuum stations, site pavements, utility extensions and improved landscaping. Access will be from South Titus Street, as there was a high risk of backups if they tried to keep a curb cut on South Meadow.

The building is fully framed with concrete masonry block and plywood Huber ZIP roof and gable panels, and windows have been fitted. Installations of interior utilities and equipment is underway, and from the outside, one can see the concrete bases and utility hook-ups for the vacuum units that will be installed. The ribbing being attached to the CMU walls will be used to attach the fiber cement siding, and a stone veneer will be applied to the base. The teal foam insulation boards will be buried behind backfill material as the project comes along.

D Squared Construction of Lansing (Doug Dake and Doug Boles) is the construction manager for the development. A building loan filing from last winter states that Community Bank N.A. of Albany is lending Sloan $3.525 million in construction financing for the car wash.

Readers may recallwhen the Tops Supermarket at Tops/Creekside Plaza closed, and plans came out last October for Dicks Sporting Goods to relocate into 45,486 square-feet of the former Tops space, with the remaining 16,918 square-feet at the south endcap of the strip for a future tenant. As of late October, the new location is open for business.

The South Meadow Dicks is about 50% larger than its location at the Ithaca Mall, though there has been some online frustration at the new locations selection choices. Still, its a feather in the cap for the city of Ithaca, whose retail strips are holding their own in an increasingly internet-driven retail world, and another loss for the Shops at Ithaca Mall in Lansing.

According to a posting on Creekside Plaza owner DLC Management Corporations website, the endcap space, currently just a temporary masonry enclosure wall, will be occupied by OReilly Auto Parts, a national auto parts chain with about 6,000 locations, but so far lacking an outpost in Tompkins County. Bids for the outfitting and furnishing of the endcap were first posted last spring, and construction on the new location is expected to start in April 2024, with an opening in July.

Meanwhile, just south of Dicks, outdoor goods enthusiasts will find complementary offerings from the new REI (Recreational Equipment Inc.) Co-Op planned for the former Staples space at South Meadow Square.

In the retail musical chairs, Staples moved southward along the plaza strip to the former Hobby Lobby space now shared with Ulta Beauty, which also moved into the city from the Shops at Ithaca Mall. Those moves opened the approximately 17,000 square-foot space that REI will now take for its own. REI already has a store open in Rochester, but has been pushing further into New York State, with a new store opening this month on Long Island, and another store planned to open next year in suburban Albany.

The press release from REI corporate states the store will be open for business next summer, and will employ about 50 people. Along with the usual REI inventory of running, camping, and hiking and fitness gear, the store will have a full-service bike sales and repair shop, and a ski and snowboard shop as part of its offerings to Ithacas outdoor-minded residents.

When these photos were taken in late October, the Staples facade had been torn off and the steel and concrete shell space was draped in plastic sheeting to allow work to continue even as Ithacas weather becomes less amenable. New curbing is also being installed along the plaza strip courtesy of Architectural Concrete Plus of Dundee. As REI has already signed the lease, the interior will be fitted out with new fixtures, lighting and furnishings, to be handled by a contractor of REIs choosing.

Full disclosure: This project is in the town of Ithaca, not the city. But its just over the boundary and it has been quite a while since our last check-in. Homes are being built and occupied at a steady clip at theAmabel cluster developmenton Five Mile Drive.The project, by Sue Cosentini of New Earth Living, calls for 31 for-sale homes (30 new, one renovated) in the town of Ithacas Inlet Valley corridor at 619 Five Mile Drive.

The project will have a community garden, recreational green and childrens play area surrounded by the homes; the front entrances face inward towards the community spaces, while the rear facades, including driveways and garages, face a loop road that encircles the development. This makes it so social interactions face inward toward the community features and neighboring porches instead of away from them towards the road.

According to Amabels website, every homesite is sold.The development offers four home styles, ranging from a 2-bedroom 1,092 square-foot home, to a 4-bedroom 2,136 square-foot model. Prices ranged from $340-$540k, depending on the unit and the finishes.

All units come with designer wood cabinetry, a choice of wood or stone flooring, a variety of fixture and countertop options, and all homes are designed with air-source heat pumps and can be made net-zero energy capable. Exterior finishes include engineered wood (LP SmartSide) siding and trim, pressure-treated porch decking, and a few different choices of architectural shingles for the roof.

Contracts are settled months before home construction, and because New Earth Living is not a big construction firm, they can only undertake two to three homes at a time. About 20 have been built and are completed or nearly completed, with two more undergoing excavation and foundation work. With any luck, as the last homes are built, the construction staging areas will be re-seeded and the community spaces in the center of the property can become better established.

Frankly, given the extreme scarcity of conveniently located for-sale housing, the Ithaca market could theoretically use more development like Amabel. However, Cosentini says on the Amabel website she is not planning any further Amabel-like home developments at this time.

Readers often email asking how there could be housing issues with so many projects under construction. These roundups are designed for just about every sizable project (3+ housing units) under construction. The many articles written about an individual project are but snapshots in a years-long process of concept proposal, approval, getting construction funding, and actually building out the project. Its not uncommon for a project to take 5-7 years from first proposal to opening.

In addition, many developers are holding off on projects right now due to high interest rates. Just as the rising cost of taking out a mortgage sidelined many aspirational homebuyers, the higher interest rates make borrowing money to build new multi-family and commercial buildings more expensive. In terms of cooling off inflation and the economy like the Federal Reserve intended, real estate development is one of the economic sectors most impacted by that effort.

The city Planning Board has acknowledged they are seeing a substantial slowdown in project reviews and pre-development meetings, which is an ominous sign for Tompkins Countys rapidly worsening affordability issues.

Anyway, in the Southwest retail corridor, a number of projects have been approved and could start construction at any time. This includesa 15,700 square-foot complementary retail building that Wegmans gets re-approved every two yearsjust in case, and two Benderson Development retail outparcels at South Meadow Square sized at 7,000 square-feet and 3,200 square-feet respectively.

Plans by local hotelier Pratik Ahir for a 70-room Comfort Inn are still being re-reviewed by the town of Ithaca, and plans for a 24,700 square-foot self-storage facility at 602 Elmira Road are also under review. Meanwhile, on adjacent South Hill, SouthWorks (formerly Chain Works) has received some grant awards and preliminary plans have been revised, but theres no individual plan before either the city or town Planning Boards at this time.

Turning to the West End, the Aeroplane Factory has yet to start its phase two with Taber Tower. As both phase one and phase two were approved in July 2020,and phase one has since been buillt, it does not seem like the project team will have to seek re-approval even though it has been taken more than two years for phase two.

Visum Developments plans for the Hive at 132 Cherry Street are approved but uncertaingiven the difficult financial lending market. Joes Restaurant at 602 West Buffalo Street has been torn down to make way for Visums 80-unit The Citizen workforce housing project this year, and work on the 58-unit Stately lower-moderate income apartment development is expected to begin at some point this fall.

City Harbors second phase, with its waterfront bistro and 156 apartments,has yet to commence with construction. The second phase of Cayuga Park, to be composed of retail and 127 market-rate apartments, is also uncertain at this time. The timeline for The Breeze apartment project is listed as July 2023 in construction bids, but a recent site visit by this reporter didnt show any indications of current work, and it would be more dependent on progress with soil remediation anyway.

Meanwhile, the Ithaca Farmers Markethas canceled their new buildin favor of renovations and a few additions on the ends of the existing pavilion. In downtown, plans to convert office space at 115-121 and 123 South Cayuga Street into 16 apartments with renovated ground-floor retail are supposed to get underway in January, according to online construction bid documents.

As for what we might see this year coming through the Planning Board, we knowArnots Waters Edge plan is expected to begin review at some point, which will involve about 500 residences in two phases of construction. Amixed-use proposal for an apartment hotel, 55-unit low-moderate income housing development, and recreational facilities for a city-owned parking lot on Inlet Islandis expected to begin review at some point in the relatively near future.

See the original post:
Gallery: See what's under construction around the rest of Ithaca this fall - The Ithaca Voice

An opening in the side of the Hills Covered Bridge shows the Little Muskingum River during Tuesdays overcast and slightly rainy afternoon. It didnt dampen the ribbon-cutting festivities. No holes in the roof anymore, County Engineer Roger Wright pointed out. (Photo by Nancy Taylor) Mike Killilea and Chris Thompson of The Righter Co., center, do the honors on the Hills Covered Bridge ribbon cutting Tuesday in Newport Township. Washington County Engineer Roger Wright is shown to their right. Holding the ribbon ends are Robert and Zahra Wagner, who were married on the bridge in 2011. (Photo by Nancy Taylor) Area resident David Hart worked for Washington County and did repairs on the Hills Covered Bridge in 1985 or 1986, he said. We used 60-penny spikes and pounded em into the plywood, he said. (Photo by Nancy Taylor) Zahra and Robert Wagner attended the ribbon-cutting for the Hills Covered Bridge Tuesday, returning to the scene of their marriage vows a little more than 12 years ago. They placed hay bales along the interior sides of the bridge for the wedding guest seating, Zahra said. (Photo by Nancy Taylor) Zahra and Robert Wagner hold hands on the Hills Covered Bridge where they were married Sept. 17, 2011. We got permission first from the Ohio Department of Transportation, Zahra said. We got married in the middle of it. We stood on pieces of plywood so that if we dropped the rings, they wouldnt fall through holes in the floor and go in the river. There arent any holes in the floor now. (Photo by Nancy Taylor)

An opening in the side of the Hills Covered Bridge shows the Little Muskingum River during Tuesdays overcast and slightly rainy afternoon. It didnt dampen the ribbon-cutting festivities. No holes in the roof anymore, County Engineer Roger Wright pointed out. (Photo by Nancy Taylor)

Nobody ever has to explain to Washington County folks why its important to keep their covered bridges.

Theyre old history, new history, neighborhood memories and regional attractions. Theyve borne the weight of crops and cars, horses and hay wagons, funeral processions and party-goers.

Hills Covered Bridge in Newport Township is among those beloved structures. Perched high above the Little Muskingum River at County Roads 333 and 544, it has soaked up local life and stories in its timbers since it was built in 1878.

Tuesday, a ribbon-cutting ceremony organized by County Engineer Roger Wright to officially reopened the bridge to pedestrian traffic, along with celebrating a five-year effort that has successfully brought the bridge back from deterioration and disrepair.

The group attending included County Commissioners Kevin Ritter and James Booth, who gave brief remarks; the Newport Township Trustees; the staff of Wrights engineering department; employees of the county highway department who were involved in the finishing stages of the bridge approaches; representatives of the main contractor, The Righter Company of Columbus; and several area residents who had past history with the bridge.

Mike Killilea and Chris Thompson of The Righter Co., center, do the honors on the Hills Covered Bridge ribbon cutting Tuesday in Newport Township. Washington County Engineer Roger Wright is shown to their right. Holding the ribbon ends are Robert and Zahra Wagner, who were married on the bridge in 2011. (Photo by Nancy Taylor)

The initial funding for the Hills Covered Bridge totaled more than $950,000. Work to do that involved repairing and restoring with a delicate balance between modern safety and historical dignity. The funding was 95% from the federal Transportation Alternatives Program, administered by the Ohio Department of Transportation, and 5% was local money.

The construction work done by The Righter Company was exceptional craftsmanship, Wright said.

The project featured replacement of deteriorated timber members within the lower chord, shear blocks in the lower chord, deteriorated diagonals at lower chord connections, lost and broken sway bracing, tension rods and broken tension rod castings, and miscellaneous repair of deteriorated timber member members, according to a press release issued by Wright.

If anybody wants to nerd it up and talk about the bridge repairs in detail, wed be glad to do that after the ribbon cutting, Wright said. The bridge is listed on the National Register of Historic Places, not only because of its place in local history but also because of its historically significant construction, a Howe truss design.

To protect the investment in all that work and to ensure a long life cycle for the restoration, Wright said, the bridge got a new roof system, siding, span decking and various protectants to the timber members. If the roof and siding and other elements are properly maintained, we should get another hundred years out of it, he said.

Area resident David Hart worked for Washington County and did repairs on the Hills Covered Bridge in 1985 or 1986, he said. We used 60-penny spikes and pounded em into the plywood, he said. (Photo by Nancy Taylor)

Local funds just over $130,000 and local work completed the project. The Washington County Highway Department crew built the two approach spans and made railings for them in a design reflecting the original span railings that had deteriorated to the point they were unable to be salvaged. Wright said he was thankful for the high rate of professionalism the county highway department and county engineering employees contributed to the project in the spirit of preserving history.

They do so much more than plow your roads, he said of the highway department crew.

Wright also had thanks for support from the previous county commissioners who helped get the project started and the current county commissioners who have helped to see it to completion.

Wright described the Hills Covered Bridge Restoration as vital to local tourism and predicts it will once again become a destination point for visitors, particularly since its near Marietta, the county seat. It is featured in the areas annual fall foliage tour, along with several bridge tours throughout the year.

Theres no doubt that people from Columbus and Pittsburgh and Cleveland will come to see this bit of history, Wright said. It has always been seen by local residents as one of the countys most impressive of the remaining nine covered bridges because of its height above the water, he noted.

Zahra and Robert Wagner attended the ribbon-cutting for the Hills Covered Bridge Tuesday, returning to the scene of their marriage vows a little more than 12 years ago. They placed hay bales along the interior sides of the bridge for the wedding guest seating, Zahra said. (Photo by Nancy Taylor)

Before the actual ribbon-cutting ceremony, Wright told the group that had gathered for the Tuesday event, Thank you for coming. I hope youre pleased.

One of those attending was the Project Manager from the Ohio Department of Transportation, Tony Durm. His comments to Wright showed his satisfaction with the way things had gone. This will be good for many, many decades, he said. Its good to restore the soul to these old bridges.

Nancy Taylor can be reached at ntaylor@newsandsentinel.com.

Zahra and Robert Wagner hold hands on the Hills Covered Bridge where they were married Sept. 17, 2011. We got permission first from the Ohio Department of Transportation, Zahra said. We got married in the middle of it. We stood on pieces of plywood so that if we dropped the rings, they wouldnt fall through holes in the floor and go in the river. There arent any holes in the floor now. (Photo by Nancy Taylor)

Today's breaking news and more in your inbox

Follow this link:
Got it Covered: Hills Covered Bridge in Newport reopens - Marietta Times

Finish work continues throughout the building as we look forward to wrapping up the bulk of the remaining construction activities, cleaning, and punching spaces in the next six to sevenweeks. Drywall, taping, and painting is mostly complete at this point with a couple minor exceptions on Level 2, and painting is ongoing on Level 1. Ceiling grid and tiles, MEPF trim, whiteboardsand accessories are going up throughout the building.

The team is preparing to reactivate the buildings mechanical system at the end of this week or into early next as the main entry storefront and glazing goes in and the building is fully enclosed. At the buildings exterior, you may have already noticed that exterior painting is well underway, and that most of the brick has been washed in preparation for final sealing. The team is continuing to monitor conditions as we move into the colder and wetter weather, and making progress as quickly as possible without compromising quality on good weather days.

The team is currently having discussions and coordinating move transition activities in preparation to open the building at the end of January, including determining when spaces will become available for faculty andstaff to move back and settle into their offices. Exact dates are still TBD, but we are currently targeting mid-January to allow users to begin moving in, unpacking stored items, and preparing for the spring term. We will begin including regular updates on furniture andAV installation and move-related activities with these weekly updates as we move into December.

The project remains on schedule for substantial completion and TCO by Jan. 10, 2024, and for reopening on Jan. 29, 2024. While there is still a lot work to be completed throughout the building to make the spaces user-ready, is striving to beat the current schedule wherever possible to allow as much time for move-in as possible in January.

Please see the full update for upcoming and ongoing activities below.

Site & Exterior Work

Interior Finishes, Level 2

Interior Finishes, Level 1

Entry & Lobby

New Restrooms

Existing L1 Restrooms

Upcoming Events, Holidays, and Campus Coordination

Questions may be emailed toconstruction@groups.pacificu.edu.

Here is the original post:
Pacific Hall Update | Week of Nov. 13 - Pacific University

The Versatility of Drywall in Architecture: Pros and Cons

Facebook

Twitter

Mail

Pinterest

Whatsapp

Or

Amidst the immense possibility of constructive solutions, all have advantages and disadvantages, gains and limitations. Whether for economic reasons, deadlines, material availability, or spatial performance, each type of material responds to the project in a certain way and gives it a specific visual and environmental aspect. In general, multiple construction systems are required, enabling the offsetting of any shortcomings in one material through the performance of another. This approach ensures a balanced and effective implementation of diverse materials to address specific project requirements. Drywall panels, or drywall, are on this threshold between rejection and preference.

+ 10

As the name implies, drywall offers an advantage by eliminating the need for water in construction, avoiding the curing process required for materials like concrete, and resulting in cleaner workspaces. Additionally, the construction involves metal studs to which gypsum boards are attached, enhancing execution speed. This quick turnaround is particularly beneficial when time is a critical factor. Nevertheless, it is crucial to recognize that gypsum, being a mineral-based material, carries a negative environmental impact. The extraction and calcination process it undergoes can lead to damages, and these may not be entirely mitigated in proportion to its production scale.

Widely employed in today's construction industry, especially in expansive projects and residential buildings where quick execution, cost-effectiveness, and higher profits are key considerations, drywall has faced some criticism due to its perceived shortcomings in sound comfort and relative fragility. It is important to note that the material can be strategically combined with other techniques to enhance its performance. The stud system, for instance, facilitates acoustic treatment between the gypsum boards, and the material's overall durability can be strengthened by incorporating additional components into its composition.

In one way or another, drywall allows for some flexibility without the laborious processes of shaping or drying. Gypsum boards simplify the creation of rounded edges, prismatic surfaces, ceilings, and cutouts. Unsurprisingly, they find preference in institutional settings like museums or schools, where frequent layout changes are common. Their reduced weight makes them favorable for renovation projects, and the thinner board thickness allows for finer finishing details. In essence, the application possibilities are diverse, pointing to its advantages. It's the responsibility of those overseeing the project and construction to understand how to leverage these benefits. Explore some examples for better insight.

"The biggest obstacle in the process was definitely structural. The discovery of the undersizing of the beams and slabs of the original house delayed the work and raised the initial costs. So that large and costly structural reinforcements did not need to be made, the upper floor and roof masonry walls were removed and replaced with lighter-weight panel walls to alleviate the slab load. The roof was also replaced by a light metal tile, also reducing the weight of the roof."

Dry, fast and economical construction techniques were used for all new constructions: dry-wall partitions for rooms that needed more privacy and for rooms that could take on more extrovert features were specified polycarbonate partitions with the structure of pine battens.

In the spaces of the museum, the architectural solutions were aimed to offer as many lighting resources as possible, in order to make more flexible and enrich the possibilities for the creation of museographic sceneries. Through shafts in the dry walls of the permanent exhibition room, and through features and implements in the flooring of the surrounding areas, it is possible to come up with any museographic arrangement.

New drywall partitions have emerged, featuring German AVERY adhesive on their glass facades. These partitions incorporate blocks with a white embossed finish, available in various sizes and heights, designed for displaying small sculptures. This setup allows for flexible repositioning, continually refreshing the arrangement and enhancing the overall presentation of sculptures in different sizes.

From this commitment to building well and intelligently, the use of industrialized materials with modular dimensions was prioritized. Therefore, the use of steel structures composed of small elements (steel frames) was the constructive solution adopted, since it is easy to transport, and assemble manually and it is a material that can be reused and recycled.

The double-skin facade is composed ofcobogwalls and glass, creating an intermediate cavity between layers that allows for thermal control while also providing a corridor for circulation between doctor's offices and other facilities. The materials used for the facades create visual harmony and provide privacy to the technical wings. The interior partitions are made of drywall for functional flexibility.

We located utilitarian spaces such as bathrooms and closets at the inside of the backward L-shaped condominium space (the footprint is 3100 sf). Bedrooms occupy the two extremes of the L leaving a large inner L that provides the owner with a loft-like environment for work, everyday life, and entertaining. To contrast and highlight the wood wall surfaces of other spaces are treated with a volumetric application of color such as the blue zone of much of the virtual poch (spaces that inhabit the poch in plan).

To achieve the desired layout, the room was divided into different areas, including the fitting room, pantry, circulation, and existing bathroom, separated by a structure with an organic design featuring niches that follow its form, creating a sense of movement and fluidity.

Honest, simple constructions combine the naturalness and spontaneity of the materials. Thus, traditional materials such as ceramics, concrete, plaster and wood are shown with total sincerity and expressiveness, giving the project a strong character.

The wooden three-story house has fireproof external walls by the reason of both the site contract and the building standard law. The whole indoor surface of fireproof external walls must be coverd with reinforced gypsum boards. Because of that, floors of both the second and third floor are connected to external walls by just bolts through the gypsum boards.

The background wall, receives a 11 meter wide faceted plaster sculpture, which goes under the roof, serving as a backdrop for the counter. While the second wall, covered in so tom stone, works as a physical barrier, organizing the layout and offers a warm reception due to the fireplace nook and built-in wine cellar to attend the lounge.

Read more here:
The Versatility of Drywall in Architecture: Pros and Cons - ArchDaily

When Jenifer Baldwin moved into her newly built Pennsport home in 2016, it came with an attached one-car garage but there was no way to get a car inside.

The builder put in a wall instead of a garage door, recalled Baldwin. My suspicion is that the street is so tiny that no one could have successfully parked in it.

Baldwin was fine with that. With a little bit of reconfiguring, she created a ceramics studio, which was especially helpful once the pandemic hit and she could no longer go to the community studio.

The makeover required some work. She needed to seal off the HVAC vent to prevent dust from traveling into the house and add a new vent to the outside. She installed electricity for her kiln and modified the water line to the outdoor hose to allow for a sink.

The studio has windows to let in fresh air, and while she doesnt have heat or air conditioning, shes able to work throughout the year. In fact, the space has worked out so well that she reduced her hours as a university librarian and has started her own ceramics company, Jenifer Lee Baldwin Ceramics.

It can be isolating working on art all day by yourself, but I have a window and a bench outside and my neighbors walk by when they walk their dogs and we chat, she said. Its a nice way to engage with the neighborhood.

Homeowners like Baldwin who dont mind parking their cars in the driveway or on the street, have found creative ways to repurpose their garages: in-law apartments, home gyms, offices, workshops, man caves, and laundry rooms, to name a few. One enterprising family even turned their garage into a basketball court.

Whether looking to repurpose the garage completely, or adapt the area above a garage, homeowners are finding a better use for the space. Searches for ADU accessory dwelling unit and garage conversions in the first quarter of 2023 were up nearly 23 times from the same period a year before, according to Houzz, a design and home improvement website. Searches for ADU over garage tripled during that time.

Depending on what you want to use your garage space for, the conversion can be as simple as bringing in gym equipment or a tool bench, or as complicated as creating a small apartment complete with a kitchenette and bathroom.

Any residential space has to be heated, and usually the client wants cooling as well, said Shila Griffith, owner and principal designer at SG23 Design in Riverton, N.J.

Most garages are built on cement slabs, which can make jobs such as installing HVAC challenging. You will also need to insulate the space to keep heat in during colder months and, if you have plumbing, prevent the pipes from freezing.

There are two schools of thought on keeping or replacing the garage doors. Because garage doors arent insulated they need to be properly sealed if you opt to keep them. If you replace the doors, youll need to find a way to match the faade to the house.

But that cancels any way that it can ever be used as a garage again, said Brittany Hakimfar, founder and lead designer at Far Studio in Bryn Mawr. That inhibits you in resale when the house doesnt have a garage and may not be as valuable.

To bring in more light, existing garage doors can be replaced with glass doors, which can also make them a feature rather than an eyesore.

As with any major construction, a garage conversion will require permits. The inspections that come with the permitting process ensure that all your systems and clearances are where they need to be, said Griffith.

While the cost of a garage conversion is specific to the scope of the job, adding drywall, insulation, HVAC, and electrical work will cost about $50,000, said Hakimfar. Adding other high-end elements such as a bathroom will considerably increase that cost to $100,000 or more.

During COVID, when Paul Markowich began working from home, he needed to find a dedicated space for an office.

We were fortunate to have an unfinished space above a detached garage, he said.

In the fall of 2020, he and his wife, Ashley, created a private, comfortable office that the rest of the family could also enjoy when he wasnt working there.

He served as general contractor, hiring a handyman who added electricity, an HVAC system, and drywall, and then called on Far Studio to help with the dcor. The project took about two months. They kept the existing exposed beams, which gives the room character, and makes a great Zoom background, Markowich said.

Hes now back in an office for his job as a financial adviser, but during the pandemic, the space was invaluable.

It will be nice seeing how it evolves in the future as an extension of the house, he said. Our kids are 11 and 6 years old, and this will be a beautiful space for them to have their friends and watch TV, and have their own privacy.

Though more popular than ever, garage conversions arent new. About 10 years ago, Rotelle Studio(e) converted a three-car garage into a sports court.

The homeowner wanted to integrate a basketball court into their residence, said Blake Hurst, architectural designer for the Chester County-based builder. We chose the footprint of a three-car garage because the sizes were comparable to a basketball half-court.

They added a third zone to the HVAC system and faux garage doors to unify the look to the rest of the house. Though they couldnt add windows on the walls directly around the court, which might be hit by balls, they added windows toward the top of the 30-foot-high roof gables.

The basketball court is sunken to basement level and is connected to the house through a finished game room in the basement and a playroom on the first floor.

The most essential part of the process, especially if renovating an existing structure, is to not forget about insulation and HVAC systems, said Hurst. If these are not accounted for, no matter how pretty or unique the space is design-wise, it will not be enjoyable.

Here is the original post:
Homeowners are converting garages into everything but parking spots - The Philadelphia Inquirer