Chinese developer may build high-rise residential project near Honolulu’s Ala Moana Center

A Chinese developer has purchased property along Kapiolani Boulevard near Ala Moana Center in Honolulu, with possible plans to build a high-rise condominium project, the seller and the firm representing the buyer of the property confirmed with PBN on Friday.

Hong Kong’s Qinghua International Holdings Ltd. closed on the purchase this week of a nearly 30,000-square-foot parcel at 1338 Kapiolani Blvd. for about $15.4 million, nearly triple the amount four Hawaii partners paid for the property 10 years ago.

Ron Lee, a principal for Honolulu-based Real Estate Inc. Hawaii, who is one of the partners for the sellers, told PBN that the Chinese developer is also under contract to buy the next-door property to possibly build a residential project in a joint venture with a local developer.

“They want to build something in the future,” he said. “[They buyer] made an unsolicited offer to buy our property. We had an offer for $15 million from another Chinese investor, but that fell through.”

Honolulu-based Anna International Realty represented the buyer in the sale, and its president, Anna Achauer, told PBN that it is under contract to buy the property next door at 1356 Kapiolani Blvd. in a deal that’s expected to close next week.

She also confirmed that Qinghua International is looking into possibly building a residential project that would be part of transient-oriented development in the area.

The property, which has prime Kapiolani Boulevard frontage, adjoins two streets, Kapiolani Boulevard and Makaloa Street, and includes a one-story building.

Not too far away along Kapiolani Boulevard, South Korea-based SamKoo Development is looking into possibly building two mixed-use high-rise projects with a total of 1,000 units consisting of both affordable and moderately-priced units, as first reported by PBN.

Further down Kapiolani Boulevard near the Hawaii Convention Center, a partnership between Los Angeles developer Jim Ratkovich, Bill Witte, president of Salem Partners of Los Angeles and Japan’s Kaijima Kagaku USA Inc., is planning to develop a mixed-use high-rise project that could include a hotel, as first reported by PBN.

Duane Shimogawa Reporter – Pacific Business News

Korean developer plans two 45-story condo towers near Hawaii’s Ala Moana Center

A South Korean developer is moving ahead with two mixed-use high-rise projects near Honolulu’s Ala Moana Center, a total of nearly 1,000 units consisting of both affordable and moderately-priced units, the company’s president confirmed to PBN on Thursday.

“We are in the process of developing two projects on both sites,” Timothy Yi, president of SamKoo Pacific LLC, the Hawaii subsidiary of SamKoo Development, told PBN.

The first project, which is located on a parcel it owns at 1631 Kapiolani Blvd., will include 485 units in a 45-story tower, with 60 percent of the units affordable and the balance moderately-priced units. There will be one- two- and three-bedroom units.

Yi said that it hopes to start construction on the 1631 Kapiolani project by the end of the year.

SamKoo Pacific still needs approvals from the Honolulu City Council and the Hawaii Housing Finance & Development Corp., he said, noting that both projects’ heights will be under 400 feet.

No general contractor has been chosen for both projects, although Honolulu’s Design Partners is the architect.

Lowell Chun, a consultant for the developer, told PBN Thursday that SamKoo wants to establish its brand as a developer that could offer real quality for this segment of the market.

“It’s an affordable housing project near the available conveniences,” he said, referring to the first tower in line to be developed.

The second tower at 1391 Kapiolani Blvd., on a parcel it owns, at this time mirrors the first one, with 485 units in a 45-story tower with both affordable and moderately-priced units, but is still a work in progress.

“We’re not sure what project will take shape on the second tower,” Chun said, noting that the market will dictate what type of price structure and other features the tower will have.

Yi pointed out that the developer hopes to finish both projects within five years, first 1631 Kapiolani and then 1391 Kapiolani, a 1.43-acre car lot formerly owned by Motor Supply Co. that SamKoo bought in 2007 for $26 million.

As it stands now, there would be commercial spaces at the street level of the towers.

Duane Shimogawa Reporter – Pacific Business News

Kobayashi-MacNaughton’s new Honolulu luxury condo project gets nod from neighborhood board

The planned Vida at 888 Ala Moana luxury condominium tower being developed by the Kobayashi Group and The MacNaughton Group received neighborhood board approval Tuesday night.

The planned Vida at 888 Ala Moana luxury condominium tower being developed by the Kobayashi Group and The MacNaughton Group received neighborhood board approval Tuesday night.

This Project Is Currently In The Planning and Approval Phase – Please use the contact form below to be added to our ‘Interest List’ and receive updates when available

Hawaii developers the Kobayashi Group and The MacNaughton Group have received approval from the Ala Moana/Kakaako Neighborhood Board to move ahead with its Vida at 888 Ala Moana luxury condominium high-rise on a 3.5-acre site in Honolulu.

The cost of to the develop the project hasn’t been disclosed. PBN first reported on the project, which is part of Kamehameha Schools’ “Our Kakaako” master plan and still needs the approval from the Hawaii Community Development Authority.

Kamehameha Schools’ master plan proposes seven residential towers with 2,750 units and 300,000 square feet of commercial space on 29 acres on nine city blocks.

MK Development, a joint venture of the Kobayashi Group and The MacNaughton Group, purchased six acres from the state’s largest private landowner for an undisclosed price to develop two ultra-luxury mixed-use residential projects totaling about 500 units along the mauka side of Ala Moana Boulevard.

Vida at 888 Ala Moana, which will be built on a site currently occupied by a Cutter Mazda automobile dealership and service center, is one of the projects. Sales prices for the project remain preliminary, but are projected to be about $600 to $2,500 per square foot, which would be comparable to the per-square-foot sales prices per square foot at another Kobayashi-MacNaughton project, ONE Ala Moana.

The 38-story Vida tower will include 265 two- and three-bedroom units and will be designed by Los Angeles-based Arquitectonica and Honolulu-based Ben Woo Architects, which will be helping the project seek LEED certification with an energy-efficient design and features.

Amenities for the project include guest suites, movie theaters, dining rooms with a chef’s kitchen, children’s play areas, game rooms and a putting green.

Heyer & Associates LLC will be handling sales of the project, which is scheduled to begin later this year.

The Kobayashi Group and The MacNaughton Group also developed the Hokua and Capitol Place mixed-use projects in Honolulu, and are also working on a project that includes seven ultra-luxury condominium towers planned for what is now a parking area of Ala Moana Center fronting Ala Moana Boulevard called Park Lane Ala Moana, with a development cost of about $300 million, according to public records.

The project, which was first reported by PBN, is scheduled to start in mid-2014, with a completion date in 2016.

Duane Shimogawa Reporter – Pacific Business News

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The planned Vida at 888 Ala Moana luxury condominium tower being developed by the Kobayashi Group and The MacNaughton Group received neighborhood board approval Tuesday night.

The planned Vida at 888 Ala Moana luxury condominium tower being developed by the Kobayashi Group and The MacNaughton Group received neighborhood board approval Tuesday night.

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More towers on the rise – Three developers present the neighborhood board with proposals for a half-dozen new projects

20140529_a1big20140529_progressKakaako is in the middle of a residential tower development wave that builders see as meeting overwhelming homebuyer demand, but some area residents see as crowding their quality of life.

Well, don’t look now, but another wave is on the way.

Three developers have unveiled plans to seek permits later this year for six more residential towers in or on the edge of Kakaako with more than 1,000 new units.

Four of the new towers are part of the Ward Village master plan by Ward Centers owner Howard Hughes Corp. One is part of the Our Kakaako master plan by Kamehameha Schools. And one is adjacent to Ala Moana Center and the city’s planned rail station there.

The six new projects are on top of 15 towers in or on the outskirts of Kakaako with a combined total of roughly 5,400 units under construction, permitted, in permitting or recently completed.

Local housing market analyst Ricky Cassiday said the newest tower plans reflect an eagerness by developers to meet market demand and perhaps get projects approved before state lawmakers have an opportunity next year to change Kakaako development rules in response to public outcries as they did earlier this year.

“Developers like certainty, and change is in the air,” Cassiday said. “There is the political cycle next to the economic cycle.”

Local economists have said that Hawaii population growth is outstripping housing production, and that even 5,000 condominiums delivered over the next two years will make only a dent in the shortage.

Far fewer homes are being built elsewhere in Honolulu — mainly single-family houses and townhomes in the suburbs — making Kakaako ground zero for housing production on Oahu.

Eugene Tian, the state’s chief economist, recently said that 3,525 new homes need to be added on Oahu annually to match an anticipated population growth of 1 percent, assuming 2.8 people per household. Over the past three years, 1,612 residential units were approved for construction per year on average, which leaves a deficit of 1,913 homes.

“We are behind,” Tian said.

Cassiday agrees that there is strong demand from residents forming families, though he also said added demand is coming from part-time residents and investors outside Hawaii.

“There is an inexhaustible demand from abroad,” he said. “Things have been under­supplied for a very long time.”

The most aggressive developer in Kakaako responding to such demand appears to be Hughes Corp. with its Ward Village plan that envisions up to 4,300 residential units in 22 towers covering 60 acres at Ward Centers.

Hughes Corp. has three towers with 915 combined units already approved and slated to begin construction later this year. On Tuesday, the company told the Ala Moana-Kakaako Neighborhood Board that it plans to seek permits later this year for another four towers.

Two of the new Ward Village towers have a combined 230 units, including some low-rise townhomes, and replace most of Ward Warehouse along Ala Moana Boulevard.

Another tower with 220 units would be just Ewa of the Ward Entertainment Center theaters.

A fourth tower with an undetermined number of units is planned next to a recently announced Whole Foods store mauka of the theaters.

This four-tower second phase of Ward Village also includes retail and a large landscaped pedestrian plaza around which the four towers are planned, according to Nick Vanderboom, vice president of development for Hughes Corp.

“This will be the start of what will be about a 4-acre village green connecting Kewalo Basin up to where the future rail stop will be near where Ross is today,” he told the board.

a couple of blocks away, Kamehameha Schools is working with local development firm The Kobayashi Group to build a 265-unit tower on a 3.5-acre site occupied by Cutter Nissan between Ala Moana Boulevard, Koula Street and a closed-off portion of Auahi Street.

Matthew Pennaz, a Kobayashi Group senior project manager, speaking at the same neighborhood board meeting on Tuesday, said the company considers the block the “crown jewel” of nine blocks in the Our Kakaako master plan.

“We’re excited to be part of the community,” he said.

Pennaz said a price range for tower units hasn’t been determined yet. Cassiday, however, said a tower on that site most certainly would be a luxury product.

Both the Our Kakaako tower and Ward Village towers will need approval from the Hawaii Community Development Authority, the state agency regulating development in Kakaako.

Existing residents in the area, many of whom live in condos next to proposed towers, have complained about the agency “rushing” public hearings on tower permits over the past couple of years, and contend that more towers can’t be supported by infrastructure such as roads and sewers.

HCDA officials insist that sufficient sewer capacity was created to handle all the proposed development under a 4-decade-old vision to concentrate dense urban development in Kakaako that relieves pressure on rural and agricultural lands on Oahu.

The city considers sewer and water connection requests per project, and has approved all of them to date.

The developers will need to produce traffic studies and mitigation plans. The projects are likely to slow traffic in the area, but not to an extent that would keep them from proceeding, based on past decisions regarding other developments.

The issue of rapid development in Kakaako led to several bills introduced in January at the Legislature, including one calling for a moratorium on development in the area and one abolishing HCDA. Only one bill passed, and will reconstitute the agency’s board of directors next year among other more minor changes.

Larry Hurst, area neighborhood board chairman, is supportive of HCDA’s mission established by the Legislature in 1976.

“All those years ago, Kakaako was (thought of as) the place to get people to live in the (primary urban core),” he said. “When it finally comes (close to happening), only the newbies start talking. I ask people, ‘Where have you been for 37 years?’ It’s like, you can’t move in next to a hospital and then start complaining about the ambulance.”

The third new project presented to the neighborhood board Tuesday is a 234-unit tower slated at 1391 Kapiolani Blvd. next to Ala Moana Center a block Ewa of the Nordstrom store fronting Kapiolani, Kona Street and Kona Iki Street just outside Kakaako’s Piikoi Street border.

In 2007, an affiliate of South Korea-based SamKoo Development Co. Ltd. bought the 1.4-acre site that formerly hosted a car dealership and announced plans for a luxury condo tower. However, Hawaii’s real estate market was approaching a turndown in the face of a recession and the project was put on hold.

Lowell Chun, a consultant for SamKoo, told the board that the developer has revised its plan to fit with the city’s new rail station that will be the Honolulu terminus of the line from Kapolei.

“It’s a rail line anchor,” he said. “It’s a destination.”

Chun said SamKoo is offering to provide a slice of its property along Kona Street for rail use, and would like to create a public area with commercial shops on the tower site integrated with the city’s rail station.

“We are right there,” he said. “What we would like to create is a landmark building for this landmark location — something that signifies that this is someplace special.”

Chun said SamKoo hopes to submit a permit application with the city within the next few months under interim transit-oriented development rules pending before the City Council, provided the rules are adopted.

A maximum height under interim rules being considered would be 450 feet, up from the site’s existing 250-foot limit, though Chun said the 1391 Kapiolani tower is planned to rise 420 feet.

The Neighborhood Board did not vote on the projects.

Developers of the three projects all expect to seek permits this year but did not project construction timetables if their towers are approved.

http://www.staradvertiser.com/newspremium/20140529_MORE_TOWERSONTHERISE.html?id=261062511&c=n

New Kaka’ako condos to go on sale

The-Collection-Artist-Rendering-with-The-Lofts-callout-jpgNew Kaka’ako condos to go on sale

HONOLULU —Developer Alexander and Baldwin just unveiled the newest phase of their Kaka’ako project dubbed the Collection.

It will include 48 one-bedroom and six two-bedroom condos with a starting price around $350,000.

“A&B Properties, Inc. is thrilled to offer these contemporary loft-style homes with both design and price set to appeal to young professionals, new families, college students, and truly anyone looking for the affordable urban-lifestyle,” said A&B Properties President Christopher Benjamin.

The project has Hawaii Community Development Authority and neighborhood board approval.

Sales will begin in the summer.

The condos will be offered for purchase without income or re-sale conditions.
Read more: http://www.kitv.com/news/new-kakaako-condos-to-go-on-sale/25849512#ixzz31oQjyrXY

Building boom begins to slow down

 

The 801 South Street project on the site of the former Honolulu Advertiser Building is among the developments that are moving forward.

The 801 South Street project on the site of the former Honolulu Advertiser Building is among the developments that are moving forward.

Duane Shimogawa Reporter – Pacific Business News

With 4,386 residential units under construction, permitted or pending approval in Kakaako, the state agency overseeing the redevelopment of Honolulu’s so-called Third City is noticing a slowdown in the current condominium boom.

“You can already tell the market is slowing down,” said Hawaii Community Development Authority spokeswoman Lindsey Doi. “Developers did what they wanted to do. We can’t predict the future, but it kind of seems like we saw the peak last year. We’re thinking that was the most.”

Four residential projects totaling 1,568 units are under construction, including Alexander & Baldwin’s 341-unit Waihonua at Kewalo and OliverMcMillan’s 388-unit Symphony Honolulu.

A&B’s 467-unit The Collection and The Howard Hughes Corp.’s three condos totaling 919 units are on the list of permitted projects.

Rick Stack, A&B’s senior vice president of development, said the company has no specific timetable for construction.

“Timing will depend on a variety of factors, including achieving acceptable presales and completing the regulatory approval process,” he told PBN in an email.

Projects awaiting HCDA approval include Stanford Carr’s and Gerding Edlen’s 632-unit Keauhou Lane and Castle & Cooke’s and Kamehameha Schools’ 183-unit projects on Keawe Street.

“When it slows down, developers might want to add projects [to existing developments] or floor area for commercial projects,” Doi said. “We’re still looking at building active community areas.”

Kamehameha Schools, one of the major players in the area, says it is pleased with the progress in getting its projects moving. Its “Our Kakaako” master plan includes nearly 30 acres and nine full-block parcels with 2,750 residential units and commercial space.

“Kamehameha Schools is really thrilled with the way the community itself has sparked an entrepreneurial spirit, created a connected place, bringing different people together and bringing different opportunities,” said Paul Quintiliani, senior director of commercial real estate. “We’re thrilled to death about that.”

The Howard Hughes Corp., another major Kakaako landowner, began its transformation of Ward Centers last year into Ward Village, an urban master-planned community that will include approximately 4,000 residential units and more than 1 million square feet of retail and commercial space.

“We are excited to be part of the development taking place in Kakaako, which will benefit the state of Hawaii as a whole,” Senior Vice President of Development Nick Vanderboom told PBN in an email. “Ward Village will be part of a thriving integrated community that is environmentally sustainable, making a vibrant place where people can live, work and play.”

He noted that the Howard Hughes Corp. communicates frequently with Kamehameha Schools to ensure that their long-term plans are coordinated to create a sustainable community.

“We believe that Kamehameha Schools and their development efforts will contribute to making the Kakaako area a better place,” Vanderboom said.

But, challenges remain.

The Howard Hughes Corp., for example, points out that it is in a rare and fortunate position of having 60 acres of land in its master plan, which has a deep and distinct cultural history.

“We are committed to creating a place that breathes new life into the area while also continuing to pay homage to its history,” Vanderboom said. “With that, we have worked closely with the recognized cultural descendants of the area and our cultural advisers to rise to that challenge and ensure that Ward Village is designed and developed to exist in harmony with the cultural heritage and history of this area.”

Kamehameha Schools is in a similar position as a major landowner in Kakaako.

“There are lots of challenges, millions of square feet of improvements, regulatory challenges, community concerns,” Quintiliani said. “For us, it’s just to continue to remind ourselves why we are doing this and staying true to that vision. We want a vibrant, connected, beautiful community that acts as a place for innovation. That’s what we’re working towards.”

Castle & Cooke to develop condo project in Kakaako on Kamehameha Schools land

Dec 6, 2013, 2:25pm HST UPDATED: Dec 6, 2013, 2:40pm HST

Duane Shimogawa Reporter – Pacific Business News

Castle & Cooke Inc. will join Hawaii developers such as Alexander & Baldwin Inc. and Stanford Carr Development in developing a residential condominium project in Kakaako as part of landowner Kamehameha Schools’ “Our Kakaako” master plan.

Anthony Ching, executive director of the Hawaii Community Development Authority, the state agency charged with redeveloping Kakaako, confirmed to PBN that Castle & Cooke would build reserved housing units along Keawe Street between Pohukaina and Auahi streets, Diamond Head of Waterfront Towers.

Castle & Cooke, which is best known for building single-family residential projects, such as Mililani and the recently approved 3,500-home Koa Ridge project, both in Central Oahu, would be stepping into somewhat unchartered waters with this condo project.

“Castle & Cooke being interested shouldn’t be surprising,” Ching said. “Everyone needs to produce inventory to sell. You have to put stuff in the pipeline.”

He also pointed out that the demand for housing is at a fever pitch and that more inventory is greatly needed.

“Urban Honolulu is going to be an attractive area,” Ching said. “Many of our local developers are not into luxury, maybe mid-market or low market.”

The parcel currently has several businesses on it, including Volcanic Rock Gym.

Kamehameha Schools recently presented the plan to the Ala Moana/Kakaako Neighborhood Board.

Larry Hurst, chairman of the board, told PBN that the planned project isn’t a high-rise, and instead consists of six stories.

“It’s a good thing,” he said. “They’re looking for a variance on their parking structure.”

Kamehameha Schools did not immediately responded to a request for comment by PBN.

But Bruce Barrett, executive vice president of Castle & Cooke Homes Hawaii, told PBN that the developer is in discussions with Kamehameha Schools for the Keawe Street project.

“Discussions are ongoing and we expect to be able to make a formal announcement within the next 60 days,” he said in an email statement to PBN.

The Kamehameha Schools’ Kakaako master plan, which includes nearly 30 acres and nine full-block parcels with 2,750 residential units and commercial space, is beginning to take shape.

In September, PBN first reported that MK Development, a joint venture of well-known Hawaii developers the Kobayashi Group and The MacNaughton Group, is purchasing six acres in Kakaako to develop two luxury mixed-use housing projects totaling about 500 units.

Another Kakaako high-rise planned – Developer, exact location of newest condo tower still unknown, but it will add hundreds of units

Another Kakaako high-rise planned – Developer, exact location of newest condo tower still unknown, but it will add hundreds of units

May 10, 2013, 12:00am HST
Duane Shimogawa  |  Reporter- Pacific Business News

Halekauwila Place, whose crane is shown in the foreground, is one of 15 condominium projects known to be in the works in Kakaako. If all of the projects go forward, more than 4,000 units will be added to the market in the next five years.

Halekauwila Place, whose crane is shown in the foreground, is one of 15 condominium projects known to be in the works in Kakaako. If all of the projects go forward, more than 4,000 units will be added to the market in the next five years.

Plans are in the works for another mixed-use high-rise condominium project in Kakaako that would include hundreds of residential units, according to Anthony Ching, executive director of the Hawaii Community Development Authority, the state agency overseeing the development of Kakaako and Kalaeloa.

He declined to say who the developer is or exactly where the project would be located.

“They haven’t finished full site control, [and they’re] still negotiating for a lease or sale [of the land],” Ching told PBN. “I believe by [the end of] this year we will receive their plans.”

YMCA of Honolulu moving forward with condo, new Y branch project

Oct 11, 2013, 1:57pm HST Updated: Oct 14, 2013, 10:44am HST
Duane Shimogawa  |  Reporter- Pacific Business News

The YMCA of Honolulu will move forward with its plans to build a smaller Central branch next to a 128-unit condominium on its 1.8-acre property on Atkinson Drive near Ala Moana Center following the Honolulu City Council’s approval of a zoning change for the project, President and CEO Michael Broderick told PBN Friday.

Broderick told PBN that the nonprofit is still working on the exact design of the YMCA buildings.

“So we will turn our attention to that now and then look forward to opening a new Y,” he said. “We think the old Y will be demolished sometime by the fall of 2014 and we anticipate 18 to 24 months after that to open the new Y.”

The condo developer also is building the new Y and it has already gathered a team to build both the high-rise and the new Y, which will encompass 30,000 square feet with no residents, a swimming pool and a very sophisticated aqua facility that will cater particularly to seniors.

“Part of the Y will be focused on catering to seniors because that’s the trend and we will continue to take care of our youths with a youth center,” Broderick said.

The proposed condo, called “Aloha Kai,” came under some criticism with concerns arising over obstructed view plains and traffic, but ultimately, those concerns were not enough for the city not to approve the zone change for the project.

The YMCA of Honolulu’s flagship Nuuanu branch, as PBN first reported, also is looking at undergoing a $20 million makeover, including a $5 million parking structure above its surface parking lot, as part of an eight-phase master plan.

Whether it’s the perfect Ala Moana Boulevard location or its incredible value, The Collection is the best choice for a new residential condominium in Kaka’ako today!

The Collection showcases modern design choices, advanced features, well-executed details, and breathtaking ocean and harbor views. Whether it's the perfect Ala Moana Boulevard location or its incredible value, The Collection is the best choice for a new residential condominium in Kaka'ako today!

The Collection showcases modern design choices, advanced features, well-executed details, and breathtaking ocean and harbor views. Whether it’s the perfect Ala Moana Boulevard location or its incredible value, The Collection is the best choice for a new residential condominium in Kaka’ako today!

The Collection showcases modern design choices, advanced features, well-executed details, and breathtaking ocean and harbor views. Whether it’s the perfect Ala Moana Boulevard location or its incredible value, The Collection is the best choice for a new residential condominium in Kaka’ako today!

Thoughtfully Fashioned Indoor Spaces

  • Contemporary lobby gallery and e-lounge where you’ll meet friends and family
  • Entertainment “flex” rooms where you can sing karaoke or work out with “fitness on demand”
  • The club and party room provides a full kitchen for your enjoyment
  • Work out in a state-of-the-art fitness center
  • Yoga, Pilates or dance room, it’s your choice
  • Tune up your bike or work on your board in the one-of-a-kind community workshop
  • Lock up your toys in the surfboard and bike storage areas
  • Secured entry with controlled access of the garage and towers

Your Connection to the Outside Environment

  • Perfectly sized pool is great for relaxing or swimming laps with outdoor lounges around the spa
  • Barbeque dining pavilions and lounge seating are ideal for Hawai’i’s beautiful nights
  • Watch a movie – outside
  • Let the kids play in their own dedicated space
  • And dogs will enjoy the unique “Laundry Mutt” dog washing and play area

Style and Simplicity

A sophisticated urban aesthetic paired with materials and elements that complement each other. The Collection showcases modern design choices, advanced features, well-executed, details and breathtaking Diamond Head, ocean or harbor views. Whether it’s relaxation or inspiration you desire, your new home at The Collection accommodates your lifestyle.

The Collection delivers popular new design trends using a mix of materials – glass, wood and aluminum – and technology to create a home that’s contemporary and unique. The innovative building designs recognize your desire for low-maintenance living, energy- efficiency and well-crafted spaces.

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