Crescent Bluff nears completion

Progress on the Crescent Bluff apartments outside downtown Memphis continues to move forward as the project is nearing completion. The scope and scale of the final product can be seen as all rough framing is complete. Roofing is also finished and gutters are being installed. Mechanical, electrical, and plumbing work is well underway and looks to be completed on schedule. Masonry work is also near completion thus providing an understanding of what the exteriors will look like once complete. In addition, leasing continues to be very strong even though no units are yet available for viewing. Interior drywall and cabinets are being installed in many units providing a preview of the future interior spaces to be enjoyed by future tenants.

Renovation/Addition of East Memphis Home make progress

Project team:

Builder: Tommy Byrnes with Byrnes Ostner Investments  

www.byrnesostner.com

Landscape Architect: Joe Baasch

The clients purchased this house because they really liked the existing colonial façade, yard and location. However, the existing interior spaces did not meet their needs.
After obtaining a through understanding of the client’s preferences and needs and then evaluating various options, a design solution was devised. The solution would retain the colonial façade while providing a floor plan that accommodates the immediate and future needs of our client. Included in the master plan, specific areas of the existing spaces were identified to remain and be refurbished, and needed spaces were added. As part of the project goals, since the existing front façade was symmetrical, the proposed extensive renovation had to maintain the symmetry.

The image below shows the existing front portico which establishes a clear language of classic design. Its impressive scale commands any visitor's attention and is to remain an integral part of the design. The new scheme will seamlessly coordinate new design elements without trying to compete with or overwhelm the original architecture.

The original structure displays clear symmetry and classic design

Construction begins by protecting existing construction and landscaping to remain followed by selective demolition. As with most large renovations, a few issues were discovered in the demolition process. Fortunately, these issues were minor and easily accommodated with adjustments to the proposed design.




The left wing is removed as chimney and front portico are left undisturbed as required.                    

  


The spaces around the foyer are to be demolished to create a more open floor plan that reflects the lifestyle needs of the clients. Note the stair on the right side of the image is to be protected and will remain a highlighted element in the new design.



Finally, the foundation is laid out, concrete poured, and framing started. This is an exciting time for the client as framing typically proceeds quickly and is the first time when they can actually see how the house will look. While Tommy is moving forward with construction, the client begins to select fixtures such as plumbing and lighting. We assist the construction process by addressing builder, client, and vendor questions, and selecting finish materials such as brick, windows, and exterior doors.

New wings are added that provide better proportions and new living spaces

The new design is careful to integrate into the original architecture in a respectful manner

Workers are careful to match the new brick and cornices with the original as much as possible

Interior framing begins, thus allowing the clients to realize the potential of their future spaces

Edgewater home sales on the rise

Edgewater, a new traditional neighborhood development (TND) located approximately 14 miles northeast of Pittsburgh is experiencing rapid sales of their new homes. Situated on 34 acres in the historic village center of Oakmont, Pennsylvania, the neighborhood will consist of approximately 260 total dwelling units along with mixed-use retail. Shapiro & Company has designed multi-family and single family residences in conjunction with EQA Landmark and Kacin General Contractors.

Brett Malky, president of EQA Landmark, left, is developing Edgewater at Oakmont

with Kacin Cos. President Richard Kacin, center, and Vice President Bruce Corna.
(Photo by Joe Wojcik)

Please click on the link below to view an article from the Pittsburgh Business Times for more information on Edgewater.

http://www.bizjournals.com/pittsburgh/print-edition/2012/02/03/oakmont-housing-project-sales-quick.html

Newbury is the place to be in South Fayette!

Demand for residences in the Newbury development in South Fayette, Pennsylvania has remained high in recent months. Many factors, including a convenient location, access to sought-after schools, and a well thought out master plan that links retail areas with residential and open public spaces have all contributed to the success of the development. For more information, please click on the links below to read articles by the Pittsburgh Post-Gazette and the Pittsburgh Business Times discussing new construction in the region. (Photos by Rebecca Droke/Post Gazette)

http://www.post-gazette.com/stories/life/home/buying-here-south-fayette-651543/

http://www.post-gazette.com/stories/local/neighborhoods-south/south-fayette-projects-ramp-up-645371/

http://www.bizjournals.com/pittsburgh/stories/2008/11/03/daily6.html

Village Home Plans

Village Home Plans LLC, is an independent organization that offers a wide array of floorplans and styles to fit the unique personalities of families and individuals alike.
Please visit the link below to begin a tour of what Village Home Plans has to offer!
http://villagehomeplans.com/

As the index of plans will attest, these homes range in square footage and accommodation. The styles vary, but all have been designed to fit into Traditional Neighborhood Developments throughout the United States. As a result, the homes are worthy of consideration in themselves, but also foster a sense of community and belonging. We are pleased to be able to make these plans available to you. Village Home Plans encourages you to contact us for custom designs or modifications to better suit your lifestyle or market needs.

Crescent Bluff surges forward

Downtown redevelopment surges south with Crescent Bluff
By Thomas Bailey Jr. Memphis Commercial Appeal
Posted September 6, 2012 at 3 a.m., updated September 7, 2012 at 12:09 a.m.
Photo by Nikki Boertman, The Commercial Appeal

Please click on the link below to view the original Commercial Appeal article
www.commercialappeal.com
The extension of Downtown redevelopment has just leapfrogged to the core district's southern edge, skipping over several blighted, overgrown blocks and greasing the way for others to fill in the gap. The $7 million Crescent Bluff Apartments rise like an urban oasis on 3.5 acres at the northeast corner of Crump and Florida, surrounded on three sides by the vacant buildings and weedy lots typical of the inner-city's distressed districts. What others may see as a no man's land, Nashville-based Elmington Capital Group grabbed as an development opportunity before land prices start rising substantially. "No question, that area in 15 to 20 years will look dramatically different," said Elmington Capital president Cary Rosenblum. "There will not be an empty parcel. ... Three blocks from Crescent Bluffs are $300,000 to $400,000 condos." To hear Rosenblum, redevelopment extending south from the South Main Historic District is a train that's left Central Station. "There's been a lot done in Downtown Memphis. I see it just on the one yard line and ready to explode, honestly." Contractor Patton & Taylor Enterprises is bricking up the 72 units, expected to open by November. The two- and three-bedroom apartments are built with families in mind, offering 1,200 to 1,400 square feet, stainless steel appliances, low-flow toilets, nine-foot ceilings, balconies or patios, spacious closets, a clubhouse with laundry and community room, outdoor grills, picnic tables, playgrounds and outdoor fireplace. Crescent Bluff is an affordable housing project that used in its financing a 10-year payment-in-lieu-of-taxes (PILOT) from the city's Health, Education and Housing Facility Board, as well as a low income housing tax credit. A maximum is set on tenants' income and rent will be capped, too. The vice president of Downtown Memphis Commission not only expects Crescent Bluff to help spur neighboring development, but inject Downtown with a much needed resource: More people. "We really want to focus on getting density," Andy Kitsinger said. "We need more people Downtown to attract more retailers." Whether they are renters or homeowners, they'll all consumers, he said. The addition of quality affordable housing Downtown will strengthen the diversity of housing stock, Kitsinger said. Rosenblum believes other developers are on the verge of starting projects in the neighborhood. "We heard of a lot of other little projects starting to rear their heads. Different parcels ... the climate is there. The rental market is there for apartments. Condos, not quite yet." Kitsinger agreed there's increased talk of new projects. "The first thing we see that leads to breaking ground is conversation," he said. "And we have a lot more conversation. It got a little quiet for a while." Architect Shapiro and Co. designed Crescent Bluff, which will be surrounded by a security fence. Amelia Carkuff of Carkuff Interiors also was part of the design team. But the property is bounded to the south by an economically distressed commercial district along Crump, to the west by an overgrown vacant lot on the other side of Florida, to the north by several blocks of vacant, overgrown lots, and to the east by Canadian National Railroad. Until neighboring development comes, tenants of Crescent Bluff may or may not feel safe walking beyond their apartment fence at night. Despite the surroundings, interest is strong, Rosenblum said. "We put a sign out that we're preleasing. Just from a sign only we have been getting 30 inquiries a day by phone or by website," he said. "Everybody said, 'I live in the area. I've been waiting for something affordable for families.' The responses have been overwhelming. I think if we had a few hundred units, they'd lease up." Most people who want to move in already know and understand the area, and are looking for a safe environment to live, he said, adding, "I don't think we have to overcome anything really." For more information, visit crescentbluff.com
© 2012 Memphis Commercial Appeal. All rights reserved. This material may not be published, broadcast, rewritten or redistributed.

Crescent Bluff gains momentum

Owner: Elmington Capital Group, Nashville TN
www.elmingtoncapital.com

Contractor: Patton & Taylor Enterprises LLC
http://www.pattontaylor.co

Landscape Architect:
Kersey/Wike Associates, P.C.
http://www.kerseywike.com

Framing on Crescent Bluffs, a downtown multi-family project, continues to gain momentum. The vision of the neighborhood can begin to be visualized now that a substantial portion has been framed. The framing for Building A, composed of 3 bedroom units, is nearly complete and other buildings should be framed within the next few weeks. Sample walls showing exterior materials as selected by Shapiro & Company Architects, have been approved and with the roofing of Building A to commence soon, the windows will be installed soon after. Meetings for interior finish and fixture selections with the Contractor, Patton & Taylor; Architect, Shapiro & Company; Owner, Elmington Capital and the Interior Designer, Amy Carkuff have been very productive as attractive selections are being made while staying within budget. The project is scheduled to be completed on time and the leasing & management company, LEDIC is excited about the lease-up buzz surrounding the project even at this phase of construction.

Crescent Bluff moves forward...

Owner: Elmington Capital Group, Nashville TN
www.elmingtoncapital.com

Contractor: Patton & Taylor Enterprises LLC
http://www.pattontaylor.co

Landscape Architect:
Kersey/Wike Associates, P.C.
http://www.kerseywike.com

Foundations have been laid and work on the superstucture is rising fast as work on the frame is underway. The new Crescent Bluff Apartment Homes are on schedule to be completed before the end of the year.

My New Home: After a few false starts, couple find house in Arlington with room to grow

•By Lesley Young Memphis Commercial Appeal •Posted May 13, 2012 Will, Audra and Emma Bass enjoy their new home in Arlington.

Photo by Chris Desmond

Photo by Chris Desmond A brand-new house provided the space that the Basses need for their growing family, and they like the small-town atmosphere of Arlington.

Photos by Chris Desmond After feeling cramped in their old 1,000-square-foot home, Will and Audra Bass are enjoying the space in their new house. The inviting family room inspired them to purchase a leather sofa and comfortable armchair. The Basses appreciated the fact that the house was move-in ready. "This is a Grant & Co. house, so a lot of stuff comes standard, like hardwood floors and granite countertops," Will said. Photo by Chris Desmond The home features hardwood flooring in the foyer and throughout the home. Photo by Chris Desmond A tray ceiling adds architectural interest to the master bedroom, which also features his-and-hers closets. Photo by Chris Desmond Friends who tour the home are wowed by the master bathroom, said Audra, who also appreciates the tankless water heater. Once Audra and Will Bass expanded their family, they couldn't wait to expand their home. Audra, 27, bought a home in Bartlett after graduating from college, but it was only 1,000 square feet -- too small for a growing family. "We were jumping over (our daughter, Emma, 1) and all of her toys," said Will, 26. "We needed more space." The couple found a bigger house -- a 2,200-plus-square-foot house with three bedrooms, a bonus room and two bathrooms -- in a smaller town, Arlington. "It feels like a small town," Will said. "We just participated in the Easter egg hunt they had in the town square, and it was so nice. Plus we're so close to Memphis." The new parents began their home search last summer by contacting close friend Amanda Lott, a Realtor with Crye-Leike. Will said, "Amanda was great. She was pregnant, showing us these houses with no AC in the middle of the summer." "I worked with them for (eight) months. It wasn't a funds issue. It was a house issue," Lott said. "We made multiple offers on houses, and they wouldn't work out for some of the weirdest reasons. One lady just decided to stay. One house was on the market forever and the same day we wanted to make an offer, so did several other people." All through the process, Will and Audra remained patient. "We all knew it was for a reason," Lott said. "We just hadn't found the right house yet." After making several offers on different homes, they found their dream home in February in the form of a new house built by Grant & Co. The couple paid $192,900 for the home. Audra loves the fact it is new construction and points to the large bathrooms as a plus. "I really wanted a brand new house. The last house was built in 1989. I never want to do wallpaper again," Audra said. "This is a Grant & Co. house, so a lot of stuff comes standard, like hardwood floors and granite countertops," Will said. The dining room, living room and kitchen share the same open space, a characteristic ideal for entertaining. "We love to cook, and we grill a lot out back," Will said. To fill all of this new space, the couple went shopping. They bought a new leather sofa, armchair (now adopted by their cat, Lucy), dining room table and chairs, china cabinet, stools for the breakfast bar, and a credenza. The master bath was the main selling point for Audra, as it is for all of her friends who stop by to take the tour. "Everybody loves our bathroom. It's crazy," Audra said of the glass-enclosed, dual-head shower, separate bathtub, and his-and-her sinks and closets. In addition to the tray-ceilinged master bedroom, Emma has her own room decorated with ladybugs next to the guest bedroom and an upstairs playroom for all of her toys. "We will probably expand the playroom into the attic. Why not? Why not have another bedroom," Will said. The playroom also acts as a room for the couple to store their own memorabilia. "Audra is a Disney freak," Will said. The couple, who met at age 16 in high school, went to Disney World for their honeymoon. The house also came with an energy package, including a tankless water heater, another perk for their already ideal bathroom. "The shower never runs out of hot water," Audra said. Besides expanding the bonus room and landscaping their large backyard, the couple have no other immediate plans for their new home. "That was one of the main things we liked about the house. There were a lot of features, so we don't have to do a lot," Will said. © 2012 Memphis Commercial Appeal. All rights reserved. This material may not be published, broadcast, rewritten or redistributed.

"How to choose an Architect"

You want to build a custom home or perhaps you want to renovate your existing home. So where should you start? One of the first steps should be to hire a residential architect to provide you with the professional guidance to help you manage all of the various aspects of designing and building your project. For many, hiring an architect to design their home or renovation is a first time experience that can be somewhat confusing. In order to help you make an informed decision, the following provides you with critical background, key questions, as well as insights on how to select an architect for your project.

Residential Experience:Most people have a vague notion of what an architect does. And most people think that an architect can design any type of building. But the fact of the matter is a residential project is vastly different than a commercial project, and therefore you want to hire an architect that specializes in the type of project you intend to build.
An architect that mainly works on commercial projects will not have a grasp of the unique needs of a residential client, nor a technical understanding of this construction type. Hiring an architect outside of his or her specialty can result in serious project delays and unnecessary costs. A talented architect that specializes in residential architecture can provide you with the proper guidance to achieve your ultimate goals and make sure that your time will not be wasted and the money you spend will add value to your property. Also, architects that are specialists will work in various locations. Depending on your desires, you may be best served with hiring an architect that is not necessarily close to your project.

Does the architect have significant experience in working with individuals specifically on residential projects?

Can the architect show you a substantial residential portfolio and discuss some of the challenges in designing the projects?

Ask the architect for a list of client references and ask those references questions that are most important to you.

If the project is not in the same location as the architect, ask him or her what their experience is in working in various locations and what are the unique challenges?
Professional Training: Being a licensed professional architect demonstrates a level of competency in the field and also illustrates a commitment to continuing his or her education for the betterment of the client’s projects. In addition, legal building requirements for designing your home will vary city by city. However, you need a person that is an educated and trained licensed professional that can effectively guide you through one of your largest emotional and financial investments.


Is the person you are considering a state licensed architect in good standing?

Is the architect a member of the American Institute of Architects (AIA) and in good standing?
Passion and Personality: Your home is where your heart is. Your home is where you and your family live, sleep, work, and play. It’s a place where memories are made. The architect designing your home should be as passionate about your home as you are. Since the process of designing your home is a personal experience, you should feel at ease with your architect and be able to communicate your true feelings as the project proceeds.

Does the architect exhibit a genuine interest in your project?

Is this just a project to fill any gaps in the architect’s work or is this their main focus?

Do you feel that you can easily communicate with the architect?

Does he or she genuinely try to understand your wishes?


Project Management: Architectural offices differ in size, organization, and how responsibilities are managed. For residential clients, your architect’s office should be able to accommodate a personal one-on-one experience while also making sure your project maintains satisfactory progress.

Can the architect accommodate your scheduling needs?

Who will be responsible for your project and communications?

Does he or she seem available and easy to reach?

Did you feel like a small fish in a big pond?

Did he or she seem distracted or not focused on you?


Design Philosophy: While an architect’s education and experience may be similar to another architect’s, their design philosophy may be as different as night and day.

Review the architect’s portfolio and see if his or her older projects look dated or if the renovations seem to be out of context?
Does the architect always work in one “style” or “ look” or do his or her design skills include a variety of styles that would be indicative of his ability to design homes that truly reflect your style?

Who does the architect really seem to be designing for?

What does the architect consider important in the design?

Technical Ability: The architect for your residential project should have the experience and proven knowledge of residential construction, materials, and building codes to help assure that your home is built to the highest quality standards, and is within established construction budget parameters. Experience in other project types does not qualify an architect to design your home.

Reviewing construction drawings most likely is beyond the knowledge of most clients. However, ask the architect to see an example of his or her construction drawings so you can get a general impression of the scope of work that will be completed.

Ask the architect to discuss or show you the method that he or she uses to help ensure that the quality of the drawings is at the highest professional level.

In addition to asking for references from clients, ask for a list of references from various builders.
Professional Fees: Nobody likes to pay professional fees. However, an architect’s fee represents a small percentage of the overall project cost and can be your best investment to help ensure that your construction dollars are well spent toward efforts that will increase your property value. Generally speaking, architects may base their fees on three methods: (1) expressed as a percentage of construction costs; (2) an hourly rate with an expressed anticipated range; (3) a fixed fee based on a fixed scope of work


Ask the architect to discuss how spending an adequate amount of time and fee on the planning and documentation efforts can help a project go smoothly.

Challenge the architect to describe examples of ways he or she has saved the client money.

Ask what method of compensation does he or she use?

Discuss what is included or excluded in that fee?

Is the method of compensation aligned with your best financial interests?

If the method is based on a percentage of construction costs, ask what is included in the construction costs? Land, landscape, hardscape, etc.?

Require the architect to submit a contract or letter of agreement that outlines their scope of work and associated fees.


Conclusion:
Designing a new home or renovation represents a significant investment of your time and money. As you have read, there are many factors that should be considered in hiring an architect. Selecting a qualified professional architect that is right for you is the critical first step that will have a tremendous impact on your experience and the ultimate success of your project.


ABOUT THE AUTHOR:
Brad Shapiro, AIA dreamed of being a residential architect from his early teens. With over 25 years of experience, he has organized his firm completely around the needs of his client base. Creating the place where his clients live is a huge thrill for him and it is his passion. He personally works very closely with each and every client in a collaborative manner to ensure that their home exceeds their expectations. Shapiro uses classical and traditional models that are updated to reflect modern family needs. His commissions range in sizes and locations from Maine to Colorado, from Michigan to Florida.
You can view a sampling of Shapiro’s portfolio and additional information about his firm online at:
www.shapiroandco.com

In addition, you can view this short video of a few of his clients as they discuss their experience in working with Shapiro:
Click here to view video

Additional resources:
www.aia.org

"Selecting a Builder"

How to Select a Builder for your Residential Project
Building a new custom home or renovating your existing home can be a daunting task. You may have heard horror stories about construction. It certainly can be an intimidating and overwhelming process but hiring the right contractor can be some of your best insurance to avoid many of the common pitfalls. When working with the right team, building can actually be a very rewarding and fun experience.

So most likely you are already working with an Architect and have started organizing your plans and ideas. For the best results, it is best to introduce a contractor early into the process. Your Architect will help guide you on narrowing down the choices, but unless you already have an established relationship with a contractor, typically you will want to meet and interview several.

There are many Builders, but what makes one especially well suited for you? In order to help you make an informed decision, the following information provides you with critical background, key questions, as well as insight into how to choose the best contractor for your project.


Professional Training, Licensing and Insurance:Legal registration requirements for building your home will vary city by city. However, do you want a person that is not a trained and licensed Builder to construct one of your largest emotional and financial investments? Being a licensed Builder demonstrates a level of competency in the field and also illustrates a commitment to continuing his or her education for the betterment of the client’s projects.

Is the person you are considering a State Licensed Builder with an active state board license?

Do they participate in Home Building Organizations?

What is the legal maximum construction dollar values that they are licensed for?What type of insurance and workman’s comp. policy do they carry and do they require all of the subs on the project carry insurance and workman’s comp?


Residential Experience and Responsibilities:Residential construction is vastly different than commercial construction in many ways. A Builder that specializes in residential architecture can provide you with the proper guidance to achieve your ultimate goals and make sure that the time you spend will not be wasted and the money you spend will add value to your property.

You want a Builder that has significant experience in homes that are similar to your desired level of quality. You don’t want a Builder that mainly constructs entry-level production housing if you are planning a high-end custom and visa-versa. If you are planning a renovation, you want a Builder that has a great deal of renovation experience vs. one that mainly builds all new homes and visa-versa.

Does the Builder have significant experience in working with individuals on residential projects and does he have extensive experience in your specific type of project (ie: renovation vs. new home, high-end vs. entry level etc.)
Have the Builder show you his or her projects and discuss some challenges in building some of the projects.
Is your project type their main focus or is it more of a gap filler?

Ask the contractor for a list of his or her clients and ask the previous clients questions that are most important to you.

In addition to building your project so that it conforms to the construction drawings, basic building codes and keeping the weather out, the Builder should also be an advisor to the client and help manage the construction expenditures in the client’s best interests.

Is the Builder knowledgeable of and able to communicate alternative methods or materials that can perform to the desired standard and perhaps be more cost effective?
How does the contractor communicate the budget vs. actual expenses? Also how do they communicate what percentage of each building component remains to be completed?
How often will he have meetings dedicated to construction expenditures?
Ask the Builder what is the most important aspect to create a successful project. Does the answer match your criteria for a successful project?
Personality: Building a home differs from building any other type of structure in many ways. One reason is building a home is a very personal experience. Your Builder should have a personality that is well suited for the unique nature of building for individuals.

Does the Builder’s temperament seem to match your needs?

Does the Builder exhibit a genuine interest in your project?
What is his communication style and does it work for you?

What does the Builder think is most important to create a good client/ contractor relationship?
Project Management: Builder’s offices differ in size, organization and how responsibilities are managed. For residential clients, your contractor’s office should be able to accommodate a personal one-on-one experience, while also making sure your project maintains satisfactory progress while providing accurate and timely accounting reports.

Can the Builder accommodate your scheduling needs?
Does he or she seem available and easy to reach?

Who will be the actual person that you deal with on a day-to-day basis?
If the Builder has a superintendent, you need to meet him or her as well and ask similar questions to them as outlined herein.

How often will the Builder or superintendent be at the job site and how long will he stay at the site?
How does the Builder ensure the quality and accuracy of the construction? How are mistakes that are the builder’s responsibility or his subcontractor’s responsibilities dealt with?
Construction cost, contractor’s fee and contract: Your project may be big or small, it may be simple or complex, or it may be new construction or a renovation. But no matter the case, there are generally three components associated with its cost: labor, material and the contractor’s fee.

How does the Builder obtain estimates for labor and material?

Can the Builder assign a fixed cost for any of the labor or material or is this aspect of construction cost always a variable?

What does the Builder do to provide accurate cost estimations and what happens if the estimations end up inaccurate?
Does the Builder obtain bids for labor and material from various sources or do they use single sources?
Traditionally there are two methods to determine the Builder’s fee: A percentage of construction costs or a fixed fee.

What method does the Builder use?

Does the method seem to be aligned with your best interests?
If the method is based on a percentage of construction costs, then discuss what is included in the construction costs (ie: landscape, pools, audiovisual, consultant fees, etc). Generally speaking, if the contractor will not be responsible for the installation of a component that should be excluded from the calculation of fee.

Does the fee structure seem to be based on the actual services rendered? (ie: if you select a more expensive appliance, should the Builder’s compensation increase since that really doesn’t require any more work or effort from the contractor.)

How often does the Builder expect to be paid? Payments should coincide with actual services rendered or products purchased. Any money that is paid in advance should be kept to a minimum and only as required for legitimate reasons that are standard practice.

For obvious reasons, a written contract is essential in order to establish an understanding between the Builder and owner. The American Institute of Architects (AIA) has a series of contracts that have been specifically developed to address residential projects and is a very good resource for contract forms. In addition, (in most cases) a significant amount of money and effort is involved and therefore you should have your attorney review all contracts.

What type of contract does the Builder expect to execute?
Is the Builder willing to use an AIA contract or make modifications to his contract based on your attorney review?

Building a new home or renovation represents a significant investment in your time and money and both need to be carefully guided. Selecting qualified professionals for your team is a critical decision and will have a tremendous impact on your experience and the ultimate success of your project.

About the Author: Brad Shapiro, AIA has over 25 years of residential experience guiding clients through the process of designing and building their homes. He has worked with clients from Maine to Colorado; Michigan to Florida. You can view additional information about him and his firm online at:www.shapiroandco.com

Additional Resources:
http://www.nahb.org/generic.aspx?genericContentID=284

"Crescent Bluff Apartment Community"

Owner: Elmington Capital Group, Nashville TN
www.elmingtoncapital.com

Contractor: Patton & Taylor Enterprises LLC
http://www.pattontaylor.co

Landscape Architect:
Kersey/Wike Associates, P.C.
http://www.kerseywike.com

As a result of Shapiro & Company and our Consultants WH Porter http://www.whporter.com/ being proactive during the Predesign Phase with the Office of Planning & Development, Construction Code Enforcement and other regulatory agencies, permitting and approvals proceeded very smoothly allowing construction to start late last month on Crescent Bluff Apartments. This 72 unit project on 4 acres in downtown Memphis consists of 36 two bedroom units and 36 three bedroom units, Leasing / Clubhouse facility and urban pocket park. The units will range from 1,150 to 1,350 square feet.

The project focuses on affordable market housing and uses a variety of local and federal incentives. The development team is using a Payment In Lieu Of Taxes, PILOT, through the Health, Education and Housing Facility Board of the City of Memphis. Elmington Capital is also using a low income housing tax credit, a federal program made available through the Tennessee Housing Development Authority.

As shown in the attached photographs, the excavation contractor has been busy preparing the site. Even with a great deal of exploratory work, research, geotechnical surveys and environmental analysis, as anticipated with an older downtown urban site, the contractor encountered a few buried basement structures but no environmental issues were uncovered. Underground utilities and building pads will soon be placed and developed.
,