The phones are starting to ring and Spring is quickly approaching……..it's a great time to buy!
I’m excited to be working with a couple of new clients with their home purchases. I would always recommend working with a REALTOR. The dedication and ethics they follow are excellent qualities to assist any potential buyers and sellers.
At Kanapaha Realty , a locally owned, family business, we are proud of our continued and personalized service to all Gainesville and surrounding area residents- past present and future. Whether you are looking for a home in Brytan or anywhere else, we are here for all your real estate needs, and making your dreams a reality.
Wednesday, February 4, 2009
Confessions of a TND Founder
First of all, let me introduce myself, my name is Alison Cox and I along with David Miller and Sara Summerfield represent the Founder of Brytan. The Founder is Brice Development and the three people primarily responsible for the development will be providing some insight into why we developed this project the way that we did and share some of the experiences that we have had along the way.
Let's start with a bit of history. The site, located along Archer Road, has long been the target of large box retailers and other commercial enterprises. As a company, we had developed many traditional neighborhoods with homes on large lots but this location seemed to need something different. The site is in an area defined as an Activity Center and we had always been told that when it was developed, the road would need to "re-connect" with 75th Street on the south side of Archer Road. Many presentations and ideas were presented but none seemed to be right.
One day in 1998, a planner asked David and I to attend a presentation and conference featuring Andres Duany of DPZ & Company, a renowned town planner. We went to Reston, Virginia and toured Kentlands (a large TND/new urbanist project). At the conference we heard from other founders, lenders, engineers and architects. We came back thinking that the idea of a new urbanist project may be just the answer for the development of this property. Duany was familiar with Haile Village Center and we invited him to visit the site the next time he was in the area.
Duany visited Gainesville and walked the site. Like any site, it had challenges but overall he thought the location in an Activity Center along a major arterial road was a real plus. Duany laid out several of the positives and negatives and indicated he would be willing to send us a proposal.
My thoughts at this point were mixed. It seemed like we had the right development for the location but the current rules and regulations did not allow for the mixing of uses, especially vertically; residential above commercial was a no-no. Should we invest in designing a project that may never be allowed or should we just allow the big box retailer to develop the site as the rules currently allowed? We finally decided to get several proposals from reputable and noted firms. We realized that this was a large project, the largest we had ever undertaken and that it would require extensive assistance from experts. We interviewed several different firms and it was an impressive experience to talk with these people. Each firm had certain strengths but the one common thread was their enthusiasm for this type of development.
Then we got the proposals. Wow. This was far different than anything we had ever seen. We really had to think through what we would be getting for the dollars spent because it was a lot of dollars for design work. Also, we still did not have the rules to allow the development so this was an investment based on hopes for change. Once we recovered from the initial shock, we tried to analyze each proposal. David and I started the adventure with Duany and I think we developed a rapport that made him the person that we wanted to work with. If you know Duany, you know that he will give you his most honest assessment and, quite frankly, we needed that feedback. We looked at the pros-- a great design in the right location and encouraging lifestyle choices that were gaining in popularity (e.g., walkability)-- and at the cons-- no regulations permitting such design and a huge front end investment. Finally, we looked at the local governing body. The commission at the time was certainly promoting TND type developments. So, we decided to make the investment.
Next: The process begins...
Let's start with a bit of history. The site, located along Archer Road, has long been the target of large box retailers and other commercial enterprises. As a company, we had developed many traditional neighborhoods with homes on large lots but this location seemed to need something different. The site is in an area defined as an Activity Center and we had always been told that when it was developed, the road would need to "re-connect" with 75th Street on the south side of Archer Road. Many presentations and ideas were presented but none seemed to be right.
One day in 1998, a planner asked David and I to attend a presentation and conference featuring Andres Duany of DPZ & Company, a renowned town planner. We went to Reston, Virginia and toured Kentlands (a large TND/new urbanist project). At the conference we heard from other founders, lenders, engineers and architects. We came back thinking that the idea of a new urbanist project may be just the answer for the development of this property. Duany was familiar with Haile Village Center and we invited him to visit the site the next time he was in the area.
Duany visited Gainesville and walked the site. Like any site, it had challenges but overall he thought the location in an Activity Center along a major arterial road was a real plus. Duany laid out several of the positives and negatives and indicated he would be willing to send us a proposal.
My thoughts at this point were mixed. It seemed like we had the right development for the location but the current rules and regulations did not allow for the mixing of uses, especially vertically; residential above commercial was a no-no. Should we invest in designing a project that may never be allowed or should we just allow the big box retailer to develop the site as the rules currently allowed? We finally decided to get several proposals from reputable and noted firms. We realized that this was a large project, the largest we had ever undertaken and that it would require extensive assistance from experts. We interviewed several different firms and it was an impressive experience to talk with these people. Each firm had certain strengths but the one common thread was their enthusiasm for this type of development.
Then we got the proposals. Wow. This was far different than anything we had ever seen. We really had to think through what we would be getting for the dollars spent because it was a lot of dollars for design work. Also, we still did not have the rules to allow the development so this was an investment based on hopes for change. Once we recovered from the initial shock, we tried to analyze each proposal. David and I started the adventure with Duany and I think we developed a rapport that made him the person that we wanted to work with. If you know Duany, you know that he will give you his most honest assessment and, quite frankly, we needed that feedback. We looked at the pros-- a great design in the right location and encouraging lifestyle choices that were gaining in popularity (e.g., walkability)-- and at the cons-- no regulations permitting such design and a huge front end investment. Finally, we looked at the local governing body. The commission at the time was certainly promoting TND type developments. So, we decided to make the investment.
Next: The process begins...
Tuesday, February 3, 2009
The Basics of New Urbanism
New Urbanism is a design movement that focuses on the planning and creation of walkable, sustainable communities. "Community," in this sense, includes all the elements needed to make up a vibrant, thriving, urban neighborhood: diverse housing options, services, offices, shops, restaurants, and civic and recreational opportunities.
Brytan is a Master Planned Community that embraces these principals. Homes range from modern studio apartments in the heart of the urban center to single family detached homes well suited for growing families. Unlike conventional subdivisions where the homogeneous housing stock is only suited to one stage of your life, Brytan allows you choices to suite your needs throughout your life: You may grow up in a single family home, live in an apartment as a student or young professional, buy a starter home, expand to a larger home, or down-size to a townhouse and never have to give up the neighbors and amenities that have become part of your life.
Within walking distance of all the homes, there is a town center where you can meet with friends and neighbors, shop, dine, find services and entertainment, and employment opportunities - less driving for those with cars, more independence for those without.
By densifying and mixing uses, New Urbanist neighborhoods are able to use less land, less infrastructure, and less resources per person which reduces waste and pollution and preserves more green space for everyone to enjoy. All of these factors combine to make New Urbanist neighborhoods like Brytan strong, sustainable communities with lasting value for generations to come.
To learn more, visit the website for the Congress for the New Urbanism: www.cnu.org
Brytan is a Master Planned Community that embraces these principals. Homes range from modern studio apartments in the heart of the urban center to single family detached homes well suited for growing families. Unlike conventional subdivisions where the homogeneous housing stock is only suited to one stage of your life, Brytan allows you choices to suite your needs throughout your life: You may grow up in a single family home, live in an apartment as a student or young professional, buy a starter home, expand to a larger home, or down-size to a townhouse and never have to give up the neighbors and amenities that have become part of your life.
Within walking distance of all the homes, there is a town center where you can meet with friends and neighbors, shop, dine, find services and entertainment, and employment opportunities - less driving for those with cars, more independence for those without.
By densifying and mixing uses, New Urbanist neighborhoods are able to use less land, less infrastructure, and less resources per person which reduces waste and pollution and preserves more green space for everyone to enjoy. All of these factors combine to make New Urbanist neighborhoods like Brytan strong, sustainable communities with lasting value for generations to come.
To learn more, visit the website for the Congress for the New Urbanism: www.cnu.org
Thursday, January 29, 2009
What Makes a LEED® Certified Home Different?
The homes in Brytan are all LEED-H certified - which means that they are registered with the US Green Building Council LEED for Homes program before construction is started, a group of experts (including an architect, the builder, the developer, the green consultant) all carefully scrutinizee the plan and chenge the home to make it more durable, more efficient, healthier and more sustainable. There is not a standard checklist, the builder and developer can choose to incorporate items that are appropriate to the location of the home and can also choose a level of certification. For instance, in Florida we are concerned about moisture intrusion, hurricanes and certain pests. So those risks must be evaluated and mitigated during construction. Also, during the building process, a third party follows the building process and verifies that the home is built as planned.
Some homeowners think this process happens with every home. However, typical builders consider floorplan, cost per square foot, and a trendy facade (the latest finishes that sell the house - round top windows, stone veneer, granite countertops). Durability is considered equal to code compliance and Energy Star certification is sometimes offered since buyers are showing more interest in lower utility bills. Often, Energy Star and other energy conservation measures are marketed as "green", even though that is the only green component of the project.
LEED for Homes certification (and other similar programs, when properly administered) offer more than just energy efficiency. Additional areas that are addressed include the following:
Sustainable Sites: Most people think only of the structure when thinking of a green building, however the design of the site can have a significant environmental impact. Managing stormwater onsite, landscaping appropriate to the region, plants that are easy to care for without fertilizers and pesticides, removal of invasive species, and minimization of other adverse impacts.
Water Efficiency: Water efficiency measures in new homes can save an average of 30,000 gallons per year per home with little to no impact to the homeowners through appropriate water saving fixtures and careful planning of landscaping and management of irrigation. This not only saves water, a limited resource, but saves the homeowner money in both water use and sewage fees.
Energy and Atmosphere: Energy conservation can be demonstrated through Energy Star certification in the LEED for Homes program. In addition, there are incentives to use refrigerants that have less environmental impacts and to incorporate simple energy saving strategies such as insulated water lines.
Material and Resources: Choosing the best building materials is more than just putting in a bamboo floor and using VOC-free paint. Using wood products from sustainably grown forests, providing recycling for the waste generated during the building process, and designing the building to take advantage of pre-cut lengths of wood all contribute to a sustainably built home. Products that are locally produced, the contribute to indoor air quality, and that contain recycled materials are encouraged in the program.
Indoor Environmental Quality: We spend much of our time indoors, and due to energy efficient building, levels of pollutants within the home can grow to unsafe levels. Preventing problems from moisture which leads to mold and mildew, limiting use of materials containing formaldehyde and other chemicals, and adding fresh air ventilation all contribute to healthy indoor air.
Innovation and Design: This area of the program addresses long term durability and regional issues and also allows for improvements and innovations that may not have been addressed when the program was designed.
Awareness and Education: Homeowners may be overwhelmed by everything they hear about their new home, and there may be systems they are unfamiliar with. The LEED for Homes program requires builders to familiarize buyers with their home and teach them to operate it effectively. In addition, each home comes with an "Operating Manual" incorporating all of the instructions and warranties for not only the appliances, but for all the fixtures and finishes installed in the home. It also can provide information about the neighborhood, transit, and local amenites, making it especially valuable to someone unfamiliar with the community.
Location and Linkages: Location and linkages not only addresses the impacts of the location of the site itself (selection of location that promotes environmentally responsible land use patterns) but also the neighborhood. Credit is given for infill and redeveloped areas with existing infrastructure, connection to sustainable transportation options (such as transit, cycling and walking), and proximity to community resources (schools, stores, services) to minimize dependence on automobiles.
Future blogs will address some of the specific areas in more detail. For more information, check out the USGBC website and specifically, the USGBC's LEED for Homes program. More questions? Shoot me an email!
Brytan Blog Kicks Off
Welcome to Brytan's brand new blog! Be on the lookout for new information to be posted weekly by the Founder, the Brytan Town Architect, the Brytan Green Consultant, and many more.
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