May 11, 2015 Parkmerced Vision Update and Tenant Relocation Plan
Development Phase 1 Application and Tenant Relocation Plan for existing Blocks 37W, 34, and 19.
The newsletter provides updates on the Parkmerced Vision redevelopment project, which will renovate the property in phases over 20-30 years. Preparations for the first phase of construction in spring/summer 2016 are underway, including tree removal, surveys, and relocating residents and parking. Residents in the first blocks to be demolished will meet in early 2016 to learn about the relocation process and choose their replacement units.
This document provides marketing materials for an upcoming residential project called Kshitij in Matunga, Mumbai. The project will consist of a 26-floor high-rise building with 43 luxury apartments ranging from 2-4.5 BHK configurations and carpet areas between 902-2,521 sqft. The building will offer amenities like sun decks, marble flooring, designer doors and windows, high-speed elevators, and basement parking. The location is well-connected to key areas of Mumbai by major roads within 3-7 km and provides views of the Mahim Bay.
This report was prepared as part of a planning application for the redevelopment of the Assembly Halls in Monaghan, Ireland. The proposed redevelopment involves converting the existing structure into a wine/tapas bar and fine dining restaurant with an extension to the rear. The report provides background on the site and structure, which is a protected building located in an Architectural Conservation Area. It then describes the proposed redevelopment works and assesses the design aspects against relevant planning policies and guidelines. The report concludes the redevelopment would maximize the potential of the property while respecting its protected status and enhancing the streetscape.
This document discusses plans to develop a Hyatt House extended-stay hotel at 1515 Chicago Avenue. It provides details on zoning requirements for setbacks, parking, height, and FAR compared to what is proposed. There are two elm tree ordinances presented regarding preserving or removing an existing tree. The proposed development would provide public benefits such as new property tax revenue, streetscape improvements, a green roof, and alley repaving. City staff recommends approval as the project is consistent with surrounding zoning and plans, and would provide public benefits.
P4 d residents presentation 1515 chicago ave 4-8 rev.ppt 4.8.14cityofevanston
The proposed development at 1515 Chicago Avenue is requesting relief from the city's requirement for a 5-foot parking setback. Neighbors have concerns about the reduced setbacks along the east alley lot line and south lot line. Removing the 5-foot setback along the south lot line would require eliminating a large, 60-foot tree, and the reduced setback along the alley could increase traffic congestion when larger trucks pass through, as there would be little room on either side of the alley. The neighbors argue the development does not meet the city's standards for parking setbacks or preserving natural features.
This document provides an internal briefing on proposed zoning changes and a coastal village designation for Tantallon Crossroads. It summarizes the background and vision for the area, and outlines details of the proposed Village Centre, Village Gateway, and Village Residential zones, including permitted uses, lot requirements, and development agreement criteria. It also discusses signage, landscaping, and building design standards and provides context on the planning process and timelines.
Group housing accommodates groups rather than individual units, making it both public and private. It is a common form of mass housing worldwide. This document discusses different types of group housing like cluster housing and row housing. It provides details on various government schemes for group housing in India. It also outlines building bye-laws, standards, and the National Building Code provisions for elements like minimum plot size, maximum height, open spaces, parking etc. for group housing projects.
The newsletter provides updates on the Parkmerced Vision redevelopment project, which will renovate the property in phases over 20-30 years. Preparations for the first phase of construction in spring/summer 2016 are underway, including tree removal, surveys, and relocating residents and parking. Residents in the first blocks to be demolished will meet in early 2016 to learn about the relocation process and choose their replacement units.
This document provides marketing materials for an upcoming residential project called Kshitij in Matunga, Mumbai. The project will consist of a 26-floor high-rise building with 43 luxury apartments ranging from 2-4.5 BHK configurations and carpet areas between 902-2,521 sqft. The building will offer amenities like sun decks, marble flooring, designer doors and windows, high-speed elevators, and basement parking. The location is well-connected to key areas of Mumbai by major roads within 3-7 km and provides views of the Mahim Bay.
This report was prepared as part of a planning application for the redevelopment of the Assembly Halls in Monaghan, Ireland. The proposed redevelopment involves converting the existing structure into a wine/tapas bar and fine dining restaurant with an extension to the rear. The report provides background on the site and structure, which is a protected building located in an Architectural Conservation Area. It then describes the proposed redevelopment works and assesses the design aspects against relevant planning policies and guidelines. The report concludes the redevelopment would maximize the potential of the property while respecting its protected status and enhancing the streetscape.
This document discusses plans to develop a Hyatt House extended-stay hotel at 1515 Chicago Avenue. It provides details on zoning requirements for setbacks, parking, height, and FAR compared to what is proposed. There are two elm tree ordinances presented regarding preserving or removing an existing tree. The proposed development would provide public benefits such as new property tax revenue, streetscape improvements, a green roof, and alley repaving. City staff recommends approval as the project is consistent with surrounding zoning and plans, and would provide public benefits.
P4 d residents presentation 1515 chicago ave 4-8 rev.ppt 4.8.14cityofevanston
The proposed development at 1515 Chicago Avenue is requesting relief from the city's requirement for a 5-foot parking setback. Neighbors have concerns about the reduced setbacks along the east alley lot line and south lot line. Removing the 5-foot setback along the south lot line would require eliminating a large, 60-foot tree, and the reduced setback along the alley could increase traffic congestion when larger trucks pass through, as there would be little room on either side of the alley. The neighbors argue the development does not meet the city's standards for parking setbacks or preserving natural features.
This document provides an internal briefing on proposed zoning changes and a coastal village designation for Tantallon Crossroads. It summarizes the background and vision for the area, and outlines details of the proposed Village Centre, Village Gateway, and Village Residential zones, including permitted uses, lot requirements, and development agreement criteria. It also discusses signage, landscaping, and building design standards and provides context on the planning process and timelines.
Group housing accommodates groups rather than individual units, making it both public and private. It is a common form of mass housing worldwide. This document discusses different types of group housing like cluster housing and row housing. It provides details on various government schemes for group housing in India. It also outlines building bye-laws, standards, and the National Building Code provisions for elements like minimum plot size, maximum height, open spaces, parking etc. for group housing projects.
1. The document proposes amendments to zoning rules to accommodate development proposals, including:
2. Allowing churches and schools on large lots in residential zones to have larger footprints, taller heights, and more flexible architectural requirements than normally allowed.
3. Adding the Superstore property to a zoning schedule that would allow sensitive expansions through a development agreement process in line with new policy goals for the area.
4. Initially proposing to add uses to another property's zoning but removing it from consideration for the current project.
VBHC Value Homes Pvt Ltd is developing a new project called Palmhaven near Kengeri in Bangalore. The project will include amenities like 70% open space, landscaped gardens, 24/7 security, backup power for common areas and lifts, and a kids play area. The building specifications include an RCC framed seismic zone II compliant structure from the first to fourth floors. Other specifications include Vitrified flooring, ceramic tile walls and flooring in bathrooms, a granite kitchen platform with stainless steel sink and tap, and ceramic tile cladding in the kitchen. The project is well connected by road and transport near major residential areas of Bangalore.
This slide contains housing survey data, existing housing condition in Hathazari upzilla ,Chattogram. Proposed housing master plan , unit design and calculations are included here.
This document provides information about the Charm Residences development project including its location, infrastructure projects nearby, site plans, unit layouts and specifications. The development will have 7 buildings across 4 phases with completion of phases 1 and 3 planned for 2022-2023. It is located near transportation hubs and amenities and aims to be a self-sustained community. Construction is currently underway across the site.
This document provides information on proposed amendments to the Suburban Commercial zoning district to address development viability. It discusses changes to permitted uses including new uses like assisted living facilities and live-work units. It also modifies existing uses like restaurants and drive-thrus. Buffer requirements and non-residential architectural standards are adjusted. Outdoor lighting standards are clarified. The Planning and Zoning Commission has recommended allowing hotel uses without limiting accessory uses. City Council action on the proposed amendments is scheduled for April 12, 2018.
The document summarizes the processes of change over time in the development of the City of Boulder, Colorado. It began with an initial grid street pattern based on the streetcar network in the late 19th century. This was followed by suburban development in the postwar era characterized by curvilinear streets and large lots. Modern development has focused on infill projects within the existing urban footprint.
Omaxe Heights is a residential apartment complex located in Lucknow, India developed by Omaxe Constructions Ltd. It consists of 11 buildings arranged in a circular planning layout, with 3BHK, 4BHK, and penthouse units. Amenities include tennis courts, swimming pools, a gym, and parking. The project occupies a 28,282 square meter site and was approved by the local development authority. It aims to provide modern housing for high- and middle-income residents in a secure setting with amenities like pools and courts. Some issues were reported with seepage, negative spaces from the circular design, and quality of certain materials.
This document summarizes an agenda for a resident meeting at Parkmerced. The agenda covers an overview of the vision plan, resident and parking relocation plans, and construction plans for subphases 1A and 1B. It discusses upcoming community upgrades and renovations as well as the construction schedule. Residents will have a chance to ask questions and receive information on how the renovations may impact them and the community.
This document provides information about a proposed rezoning and planned development district (PDD) for an existing self-storage facility. The existing zoning is rural but the proposal aims to rezone to PDD to make the current use and some development conforming. Key modifications in the PDD include standards for uses, dimensions, parking, signage, buffers, and exemptions from architectural and traffic analysis standards. The proposed PDD is intended to preserve the rural character of the area while allowing the existing self-storage use to continue operating.
Final comm meeting 3 city and committee 2017Brian Hong
The document summarizes a community meeting about rezoning and redevelopment of an underutilized waterfront area. It discusses the current state of the waterfront, which features car dealerships and industrial sites that provide no public access to the water. The meeting covered the rezoning process and timeline, design guidelines to create a walkable neighborhood and connect it to the water, and plans to develop a network of new open spaces like parks and plazas to better utilize and access the waterfront.
The vision plan meeting overview included phases 1A and 1B of construction as well as resident relocation and parking relocation. Phase 1A construction will include blocks 1, 6, 20, and 22 starting in Q3 2017 through 2019. It will involve the replacement of 56 existing homes in block 1 and 957 new homes across all blocks. Resident relocation options and the parking relocation plan from various lots to the Higuera garage were also discussed. A Q&A session followed the presentation.
This document outlines design guidelines and restrictive covenants for homes built in the Riverhaven development. It provides requirements for building approvals, site considerations, streetscape design, and building features. Homeowners must comply with these guidelines to maintain a high quality community and preserve natural surroundings. Designs will be reviewed by the developer for approval before permits are sought from the local authority.
This document provides a literature study submission on group housing. It discusses how group housing accommodates groups rather than individuals. It then describes different types of group housing like cluster planning and row housing. It provides details on specifications for structures, finishes, amenities and prices for various unit types in a proposed group housing development called Araville in Gurgaon.
Tapasya 70 grandwalk, tapasya studio apartmentsVikram Gulia
Tapasya Group launched a new commercial project "Tapasya 70 GrandWalk" located at sector 70 gurgaon just 20 minutes away from IGI Airport and 300 meters away from proposed metro station. 70 Grand Walk is offering low maintenance retail shops, a multiplex, food court, studio apartments, service apartments.
Website: http://www.tapasya70grandwalk.com
The document provides an overview of building plans, town planning schemes, and zoning requirements in South Africa. It discusses that building plans must be approved by the local authority according to the National Building Regulations and Building Standards Act. A town planning scheme enables comprehensive management of property and public functions through implementation of general guidelines. It then outlines various zoning designations for residential, business, and industrial areas, and what types of development they allow. It also describes other considerations like coverage, floor area ratio, title deeds, homeowner associations, site development plans, structural engineering requirements, approval from other departments, and final inspection/approval steps.
The Parkmerced Vision is a 20-25 long range development project in San Francisco, CA. A Resident Meeting was held on May 9, 2016 to discuss updates on the Project's implementation.
Stream & Water Quality Improvements Dulles Maintenance Facility (DMF) Salt St...Fairfax County
The Fairfax County Department of Public Works and Environmental Services built a new 72-foot diameter dome structure to store 2,500 tons of salt at the Dulles Maintenance Facility. The $2.9 million project included constructing the prefabricated geodesic dome, a portable conveyor, feeding hopper, water and electrical lines, and landscaping. The dome structure and associated facilities were completed in December 2020 to improve salt storage and help protect local streams and water quality.
This document provides an update on the vision plan for Parkmerced. It outlines the topics that will be discussed which include the construction overview, project website, resident relocation and parking updates, and operations. It reviews the phasing of the project over 20-25 years and details of subphases 1A and 1B which involve street improvements and construction on blocks 1, 6, and 20. Details are given on the construction schedule, mitigations, and the resident relocation and parking relocation processes. The presentation concludes with information on new amenities and a Q&A.
The document proposes reimagining Devonian Square at Ryerson University to improve the student experience. It outlines plans to pedestrianize the area, commit to design excellence, and intensify urban development. The reimagined space would provide increased student space, versatility, visual consistency, income generation, and a focal point for campus. Potential drawbacks include costs, permitting challenges, and community concerns. Comparable projects elsewhere have been successful in achieving similar goals.
On January 31st at the Parkmerced Clubhouse/Resident Lounge, a meeting was held with some of the neighbors of Parkmerced, which was attended by representatives of St Thomas More School, Brandeis School of San Francisco, Calvary Armenian Congregational Church, Holy Trinity Greek Orthodox Church, Summit 800, and the Merced Extension Triangle Neighborhood Association . During the meeting we discussed an overview of the Parkmerced Vision, a construction overview of Subphases 1A/1B, and Street Improvements along Brotherhood Way.
1. The document proposes amendments to zoning rules to accommodate development proposals, including:
2. Allowing churches and schools on large lots in residential zones to have larger footprints, taller heights, and more flexible architectural requirements than normally allowed.
3. Adding the Superstore property to a zoning schedule that would allow sensitive expansions through a development agreement process in line with new policy goals for the area.
4. Initially proposing to add uses to another property's zoning but removing it from consideration for the current project.
VBHC Value Homes Pvt Ltd is developing a new project called Palmhaven near Kengeri in Bangalore. The project will include amenities like 70% open space, landscaped gardens, 24/7 security, backup power for common areas and lifts, and a kids play area. The building specifications include an RCC framed seismic zone II compliant structure from the first to fourth floors. Other specifications include Vitrified flooring, ceramic tile walls and flooring in bathrooms, a granite kitchen platform with stainless steel sink and tap, and ceramic tile cladding in the kitchen. The project is well connected by road and transport near major residential areas of Bangalore.
This slide contains housing survey data, existing housing condition in Hathazari upzilla ,Chattogram. Proposed housing master plan , unit design and calculations are included here.
This document provides information about the Charm Residences development project including its location, infrastructure projects nearby, site plans, unit layouts and specifications. The development will have 7 buildings across 4 phases with completion of phases 1 and 3 planned for 2022-2023. It is located near transportation hubs and amenities and aims to be a self-sustained community. Construction is currently underway across the site.
This document provides information on proposed amendments to the Suburban Commercial zoning district to address development viability. It discusses changes to permitted uses including new uses like assisted living facilities and live-work units. It also modifies existing uses like restaurants and drive-thrus. Buffer requirements and non-residential architectural standards are adjusted. Outdoor lighting standards are clarified. The Planning and Zoning Commission has recommended allowing hotel uses without limiting accessory uses. City Council action on the proposed amendments is scheduled for April 12, 2018.
The document summarizes the processes of change over time in the development of the City of Boulder, Colorado. It began with an initial grid street pattern based on the streetcar network in the late 19th century. This was followed by suburban development in the postwar era characterized by curvilinear streets and large lots. Modern development has focused on infill projects within the existing urban footprint.
Omaxe Heights is a residential apartment complex located in Lucknow, India developed by Omaxe Constructions Ltd. It consists of 11 buildings arranged in a circular planning layout, with 3BHK, 4BHK, and penthouse units. Amenities include tennis courts, swimming pools, a gym, and parking. The project occupies a 28,282 square meter site and was approved by the local development authority. It aims to provide modern housing for high- and middle-income residents in a secure setting with amenities like pools and courts. Some issues were reported with seepage, negative spaces from the circular design, and quality of certain materials.
This document summarizes an agenda for a resident meeting at Parkmerced. The agenda covers an overview of the vision plan, resident and parking relocation plans, and construction plans for subphases 1A and 1B. It discusses upcoming community upgrades and renovations as well as the construction schedule. Residents will have a chance to ask questions and receive information on how the renovations may impact them and the community.
This document provides information about a proposed rezoning and planned development district (PDD) for an existing self-storage facility. The existing zoning is rural but the proposal aims to rezone to PDD to make the current use and some development conforming. Key modifications in the PDD include standards for uses, dimensions, parking, signage, buffers, and exemptions from architectural and traffic analysis standards. The proposed PDD is intended to preserve the rural character of the area while allowing the existing self-storage use to continue operating.
Final comm meeting 3 city and committee 2017Brian Hong
The document summarizes a community meeting about rezoning and redevelopment of an underutilized waterfront area. It discusses the current state of the waterfront, which features car dealerships and industrial sites that provide no public access to the water. The meeting covered the rezoning process and timeline, design guidelines to create a walkable neighborhood and connect it to the water, and plans to develop a network of new open spaces like parks and plazas to better utilize and access the waterfront.
The vision plan meeting overview included phases 1A and 1B of construction as well as resident relocation and parking relocation. Phase 1A construction will include blocks 1, 6, 20, and 22 starting in Q3 2017 through 2019. It will involve the replacement of 56 existing homes in block 1 and 957 new homes across all blocks. Resident relocation options and the parking relocation plan from various lots to the Higuera garage were also discussed. A Q&A session followed the presentation.
This document outlines design guidelines and restrictive covenants for homes built in the Riverhaven development. It provides requirements for building approvals, site considerations, streetscape design, and building features. Homeowners must comply with these guidelines to maintain a high quality community and preserve natural surroundings. Designs will be reviewed by the developer for approval before permits are sought from the local authority.
This document provides a literature study submission on group housing. It discusses how group housing accommodates groups rather than individuals. It then describes different types of group housing like cluster planning and row housing. It provides details on specifications for structures, finishes, amenities and prices for various unit types in a proposed group housing development called Araville in Gurgaon.
Tapasya 70 grandwalk, tapasya studio apartmentsVikram Gulia
Tapasya Group launched a new commercial project "Tapasya 70 GrandWalk" located at sector 70 gurgaon just 20 minutes away from IGI Airport and 300 meters away from proposed metro station. 70 Grand Walk is offering low maintenance retail shops, a multiplex, food court, studio apartments, service apartments.
Website: http://www.tapasya70grandwalk.com
The document provides an overview of building plans, town planning schemes, and zoning requirements in South Africa. It discusses that building plans must be approved by the local authority according to the National Building Regulations and Building Standards Act. A town planning scheme enables comprehensive management of property and public functions through implementation of general guidelines. It then outlines various zoning designations for residential, business, and industrial areas, and what types of development they allow. It also describes other considerations like coverage, floor area ratio, title deeds, homeowner associations, site development plans, structural engineering requirements, approval from other departments, and final inspection/approval steps.
The Parkmerced Vision is a 20-25 long range development project in San Francisco, CA. A Resident Meeting was held on May 9, 2016 to discuss updates on the Project's implementation.
Stream & Water Quality Improvements Dulles Maintenance Facility (DMF) Salt St...Fairfax County
The Fairfax County Department of Public Works and Environmental Services built a new 72-foot diameter dome structure to store 2,500 tons of salt at the Dulles Maintenance Facility. The $2.9 million project included constructing the prefabricated geodesic dome, a portable conveyor, feeding hopper, water and electrical lines, and landscaping. The dome structure and associated facilities were completed in December 2020 to improve salt storage and help protect local streams and water quality.
This document provides an update on the vision plan for Parkmerced. It outlines the topics that will be discussed which include the construction overview, project website, resident relocation and parking updates, and operations. It reviews the phasing of the project over 20-25 years and details of subphases 1A and 1B which involve street improvements and construction on blocks 1, 6, and 20. Details are given on the construction schedule, mitigations, and the resident relocation and parking relocation processes. The presentation concludes with information on new amenities and a Q&A.
The document proposes reimagining Devonian Square at Ryerson University to improve the student experience. It outlines plans to pedestrianize the area, commit to design excellence, and intensify urban development. The reimagined space would provide increased student space, versatility, visual consistency, income generation, and a focal point for campus. Potential drawbacks include costs, permitting challenges, and community concerns. Comparable projects elsewhere have been successful in achieving similar goals.
On January 31st at the Parkmerced Clubhouse/Resident Lounge, a meeting was held with some of the neighbors of Parkmerced, which was attended by representatives of St Thomas More School, Brandeis School of San Francisco, Calvary Armenian Congregational Church, Holy Trinity Greek Orthodox Church, Summit 800, and the Merced Extension Triangle Neighborhood Association . During the meeting we discussed an overview of the Parkmerced Vision, a construction overview of Subphases 1A/1B, and Street Improvements along Brotherhood Way.
19th Ave Transit Study Fall 2013 Presentation and SurveySFCTA
This presentation contains information about the 19th Avenue Transit Study, a feasibility Study being led by the San Francisco County Transportation Authority that considers changes to the M-Ocean View light rail and 19th Avenue corridor in southwest San Francisco. The presentation is being used to assist with public outreach being conducted in Fall 2013. After viewing the presentation, you are invited to complete a short survey at: https://www.surveymonkey.com/s/19thsurvey
The document summarizes plans for the redevelopment of the 369-acre former US Steel plant site in Chicago into a new mixed-use neighborhood called Chicago Lakeside. Key points include:
- The site will include over 13,000 new housing units, retail, and commercial space estimated to bring 50,000 new residents and $4 billion to the local economy.
- Plans emphasize sustainable design with compact neighborhoods, connectivity to transit including four nearby Metra stations, over 90 acres of new parks, and stormwater management returning water to Lake Michigan.
- The neighborhood will be organized into six distinct areas connected by new streets and parks, preserving historical ore walls and adding new cultural amenities.
- Re
This document provides information about the Lakeside at Lake Georgetown community including amenities, schools, shopping, and hospitals in the area. It lists association fees, taxes, and school district information. It also includes an artist's rendering of the community layout and locations of features. Finally, it details the standard features and designs of the homes being built in the community.
Zorah is a Canadian manufacturer of high-end organic cosmetics. They use 100% natural, organic, and fair-trade ingredients. Zorah invests heavily in research and development to create products that are highly effective without using synthetic ingredients. Their products undergo rigorous testing and must receive a 95% effectiveness score before being released. Zorah has become a leader in the natural cosmetics industry in Canada and is expanding internationally. They offer a wide range of skincare and makeup products to satisfy all skin types.
1. The proposal removes the upper deck of the Gardiner Expressway to create a new boulevard called Lakeshore Boulevard, reconnecting the city to the waterfront.
2. A new transit hub called the Transferium is proposed at the intersection of key transit lines to increase transportation connectivity and unlock growth.
3. Several new districts such as the Arts District and Heritage Market are planned along Lakeshore Boulevard to promote development and link cultural points across the city.
1) The document discusses an urban community commercial neighborhood project in Olaia Street precinct in Riyadh, Saudi Arabia.
2) Riyadh is one of the fastest growing cities in the world with a population of 4.9 million people within an area of 2435 square kilometers.
3) The specific area being analyzed is located in the Olaia neighborhood in the center of Riyadh, which has a commercial strip that is the heart of business and interface for city visitors.
This document summarizes trends in rental housing, new construction, and demolition in the Nokomis East Neighborhood Association area from a February 2016 town hall meeting. It outlines increases in single-family home conversions to rentals between 2005-2015. Inspectors ensure converted rentals meet exterior/interior maintenance standards. Requirements for wrecking and new construction permits are also summarized. Data on permits issued for conversions, demolitions, and new builds by neighborhood in the area from 2005-2015 is presented.
Compulsory Purchase Update - Ludlow, 5 February 2015Charles Cowap
Slides to accompany a local RICS meeting held at The Feathers Hotel, Ludlow, on 5 February 2015. Includes the latest on HS2 hardship and other purchase schemes.
Ansal Amantre, Sector 88-A Gurgaon
Welcome to luxury residences project in Gurgaon by Ansal Housing. In a first of its kind, these luxury apartments will offer the ultimate in luxury and uncompromising elegance at the finest address,on Dwarka Expressway Gurgaon.
Here, a unique selection of modern homes will pamper residents with every luxury they can think of, without ever leaving the neighborhood. A restorative retreat for the mind, body and lively spaces for social connections. Find life home as it should be, naturally in balance. With 80% green open spaces, these luxury apartments project is ensconced in a lap of nature which brings green outdoors to your doorstep.
Call : 8882-1111-22
www.ansalamantre88a.in
Ansal Amantre, Sector 88-A Gurgaon
Welcome to luxury residences project in Gurgaon by Ansal Housing. In a first of its kind, these luxury apartments will offer the ultimate in luxury and uncompromising elegance at the finest address,on Dwarka Expressway Gurgaon.
Here, a unique selection of modern homes will pamper residents with every luxury they can think of, without ever leaving the neighborhood. A restorative retreat for the mind, body and lively spaces for social connections. Find life home as it should be, naturally in balance. With 80% green open spaces, these luxury apartments project is ensconced in a lap of nature which brings green outdoors to your doorstep.
Call : 8882-1111-22
http://www.ansalamantre88a.in
The Landmarks Preservation Commission (LPC) was established in 1965 to protect New York City's historic, aesthetic, and cultural heritage embodied in buildings and places. The demolition of Pennsylvania Station in 1963 increased public awareness of the need to protect architectural and cultural heritage. The LPC regulates changes to designated landmarks through various permit types to ensure appropriateness. Designation provides benefits like tax incentives but also maintenance obligations for property owners.
This document provides information about redevelopment and residential townships. It defines redevelopment as demolishing old structures and replacing them with new structures having new dimensions and space. Reasons for redevelopment include dilapidated buildings that are on the verge of collapse or cannot be easily repaired. The document outlines the process and documents required for redevelopment in India. It also discusses the merits and demerits of redevelopment. Additionally, it defines residential townships and provides advantages such as exceptional living experiences, security, and amenities, as well as potential disadvantages like high costs and long construction periods.
Landlord and Tenant Act 1954 - Reformed watsonburton
The document summarizes proposed reforms to the Landlord and Tenant Act 1954 in England and Wales. Key changes include allowing tenants to terminate leases with 3 months notice at any time rather than just on quarter days, requiring both parties to provide more details in response to requests for information, setting time limits of 6-12 months for landlords to issue termination notices and tenants to request new tenancies, and extending rights to compensation for misrepresentation. The reforms aim to make the rental process clearer and more practical for both landlords and tenants.
The Real Estate (Regulation and Development) Act 2016 was implemented to regulate and promote the real estate sector in India. It aims to protect consumer interests and ensure transparency. Key aspects of the Act include mandatory registration of real estate projects and real estate agents with the Real Estate Regulatory Authority (RERA). The Act defines various entities such as promoters, allottees, and apartments. It outlines responsibilities of promoters such as maintaining separate bank accounts for funds collected from allottees. The Act is aimed at improving accountability and transparency in the real estate sector.
Prestige Boulevard is a premium residential development located in Whitefield, Bengaluru consisting of 144 apartments spread across 9 towers ranging from 2-3 bedrooms. The development will have Georgian and Victorian architectural styles and offer residents amenities such as a swimming pool, gym, yoga area, and clubhouse. The apartments are planned to be completed by 2022 and are accessible to schools, hospitals, and commercial areas with proximity to IT/ITES hubs.
City council presentation 05.14.12 revisedcityofevanston
The City of Evanston partnered with Brinshore to redevelop a former brownfield site known as Emerson Square. With funding from HUD's Neighborhood Stabilization Program 2, the project will include acquiring and demolishing the existing site and remediating contamination. Phase 1 will construct 32 mixed-income residential units, a public park, community garden, and leasing office. Construction is scheduled to be completed by September 2013 and will create affordable rental opportunities while meeting sustainability and local hiring goals.
Recreational Facilities and Amenities
–Events Area
•Enclosed clubhouse and poolside area for Events and Functions
•Entertainment / Conference Room
–Kids Area
•Three (3) Kiddie pools
•Open playfield
–Adults Area
•Three (3) Adult Swimming Pools
•Meditation Area
–Family Area
•Themed Gardens
•Picnic Area
–Sports and Recreation
•Basketball Court
•Badminton Courts
•Jogging Trail
City council human services emerson square 060313 b 3.18.13cityofevanston
The document discusses the Emerson Square development project which includes:
- 32 mixed income rental units ranging from 836-1670 square feet located on a 2.34 acre site.
- Units will have amenities such as a leasing office, public park, community garden, and energy star appliances.
- Marketing and pre-leasing began in March 2013 and 25 of 32 units are pre-leased, with move-ins expected to begin in June 2013.
- The development timeline included acquisition, demolition, construction, and planned completion of units and amenities by September 2013.
The document summarizes key aspects of the Real Estate (Regulation and Development) Bill, 2016 in India. It outlines problems with the real estate sector prior to the bill, including delays in project delivery and lack of transparency. It then provides a timeline for the bill's passage and implementation. The main purposes of the bill are to promote transparency, accountability and efficiency in real estate projects. It establishes a regulatory authority and puts obligations on developers regarding funds, disclosures, and penalties for delays. The benefits are seen as timely completion, improved quality and dispute resolution, while concerns include uncertainty around approval timelines and potential higher prices.
Changes to the Sale of Land Act - Local Government Property - October 2014Russell_Kennedy
This presentation looks at:
Important changes have been made to the information required to be included in vendor’s statements from 1 October 14. This session will highlight the principal changes and explain how to ensure that Councils comply with the new provisions when selling land.
Originally presented at Russell Kennedy's Local Government Property seminar on 21 October 2014.
Our planning and development club 2016 covered the following topics.
• Starter Homes - an update on the proposed introduction of starter homes.
• Case of Stratford on Avon District Council v Persimmon Homes Ltd - consideration of an attempt by Avon District Council to compel a house builder to comply with certain planning conditions pertaining to its permission to build 85 houses. Court considered the Council’s actions unnecessary and disproportionate and verging on oppressive.
• Consideration of flood risk and how is impacts on planning applications - a reminder of the flooding considerations that will be taken into account by a local authority and how this could impact on developers’ applications and obligations.
• Overage - key considerations and tips and traps for both landowners and developers in agreeing an overage clause.
https://www.brownejacobson.com/sectors-and-services/services/real-estate/planning
The document provides information on BNP Paribas' development consulting services, including examples of projects and clients. It summarizes BNP Paribas' forecasts for key economic indicators like GDP, employment, inflation and interest rates from 2013-2019. It also lists the company's development consulting contacts and house price growth forecasts by UK region from 2016-2019.
ADU Presentation for Bobby Sharma's MeetupBobby Sharma
This document provides information about accessory dwelling units (ADUs) including:
- An overview of the types of ADUs (detached, attached, garage/structure conversion)
- Benefits of owning an ADU such as increased home value, earning rental income, and multi-generational living
- Recent changes to California government code that reduced parking requirements and impact fees for ADUs
- The legal and municipal approval processes required to build an ADU
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2. AGENDA
6:00 Welcome, Introductions, and Ground Rules
6:05 Vision Plan Overview Rogelio
6:15 Development Phase 1 YuSun
6:40 Tenant Relocation Plan Jim
7:15 Q&A
7:55 Next Steps and Closing Bert
8:30 Final Shuttle
2
3. SAN MATEO COUNTY
BART
SAN FRANCISCO COUNTY
Parkmerced
WHERE WE ARE
• 152 Acres
• Single Ownership
• Connection to Transit
• Access to Parks 3
5. PARKMERCED MIXED-USE NEIGHBORHOOD
• Existing Homes to Remain (Tower Units) 1,683
• Existing Homes to be Replaced (Garden Units) 1,538
• New Homes (affordable and market) 5,679
TOTAL DWELLINGS 8,900
• Neighborhood Retail 230,000 sf
• Offices 80,000 sf
• School 25,000 sf
• Community Center 64,000 sf
• Open Space & Parks 68 Acres
5
6. • 3-4-story walk-ups
• low-rise homes
• mid-rise homes
• live/work
studio 1 bedroom 2 bedroom 3 bedroom
11
1,683
1,113
2,398
1,863
3,472
234
1,347
HOUSING OPTIONS
6
• Existing 2-story garden townhomes
• Existing 13-story tower homes
7. 10 Min. Walk 4 Min. Walk
Neighborhood
Retail &
Amenities
Grocery Store
Daycare/ K-5
Community
Center
Neighborhood
Commons
COMMUNITY AMENITIES
7
9. M Oceanview
To Daly City BART
S
TO
WESTLAKE
S To Stonestown
Bike Routes &
Bike Share
Car Share Shuttle
Service
MUNI
Improvements
Transportation
Coordinator
TRANSPORTATION IMPROVEMENTS
9
11. 2006-2014
2006-11
• Over 550 public meetings held with residents, neighbors, stakeholders, and local and state public
agencies
2011
• Project Approved by San Francisco Planning Department: February 10, 2011
• Project Approved by San Francisco Board of Supervisors: May 24, 2011
• Development Agreement Effective: July 9, 2011
2011-14
• Long Term Existing Tenant Notices: July 8, 2011
• 10+ year residents provided non-binding preference to locate into a Interim Replacement Unit
• Coordinate with SFCTA and SFMTA to implement Tier V transportation improvements
Fall 2014
• September: Development Phase Application I Submitted to Planning
11
12. LOOK AHEAD
MAY
2015
• Development Phase I Application Approval
SUMMER
2015
• Tenant Relocation Packets mailed to Residents in To-Be-Replaced Apartments (B37W, 34, 19)
• Building Design Review and Informational Planning Hearing
LATE
2015
• Seek Building Permit Approvals
2016
• Spring 2016: Break Ground on Subphase A (~18-24 month construction)
• Spring/Summer 2016: Break Ground on Subphase B (~22-28 month construction)
12
13. CONSTRUCTION
• Priority: maintain highest quality of life for our residents
• Required to meet all City ordinances and applicable laws by using
construction best practices
• During construction, contractors will have a designated Community
Liaison who residents can reach at all times
• Residents will be kept up to date on all construction activity.
• Updates will be provided
• Project Website: www.parkmercedvision.com
• Quarterly Resident Newsletter
• Email notifications as needed
13
14. COMMUNICATIONS
• We will prepare and deliver a quarterly newsletter to each resident.
• Project updates
• Operations updates
• Known public hearings
• Known resident meetings
• Additionally, information will also be posted:
• Project Website: www.parkmercedvision.com
• Email notifications as needed
14
15. Existing Towers to Remain
Galindo and Felix Garages Replaced
Subphase C
Subphase A
Subphase B
Subphase D
~390
~567
~333
~378
New
~344
~567
~267
~278
Net NewReplacement
56 (C/D)
66 (Ph 2)
100 (Ph 2)
Replaced
38
18
DEVELOPMENT PHASE 1
15
25. 14 story
103 homes
14 story
153 units
5 story
87 homes
14 story
152 units
~333 space
below-grade parking
~225 space
below-grade parking
SUBPHASE B
Soft Site
25
26. BLOCK 20: 1188-1198 JUNIPERO SERRA
Kwan Henmi, 14- and 5- story, 190 homes 26
30. ~3-4 story
~218 homes
~4-8 story
~113 homes
~618 space
below-grade parking
SUBPHASE C
Future Subphase, Design TBD
30
31. ~14 story
~123 homes
~66 space
below-grade parking
~6 story
~42 homes
~14 story
~123 homes
~6 story
~90 homes
SUBPHASE D
Future Subphase, Design TBD
31
33. Resident Relocation Process
• Parkmerced required to provide one for one replacement of any existing
apartment
• Same bedroom & bathroom count
• Similar size floor area & storage areas, based on averages
• Same lease terms, except for location or premises
• New and old pass-through provisions prohibited
• New amenities in units
• Same parking rights & rent, but not exact same location
• All moving expenses covered, including packing
• Allocated based on seniority by unit type
What are “Replacement Units”?
33
34. Relocation Payment Benefits
• Parkmerced has agreed to pay relocation benefits to Existing Tenants who do not
elect to have a Replacement Unit .
• An Existing Tenant who vacates his or her unit after receiving the Replacement Unit
Availability Notice is eligible for Relocation Payment Benefits unless the tenant is
subsequently evicted for a “just cause” – even if the Existing Tenant does not
remain in the unit until the Building Vacancy Date.
• Relocation Payment Benefits will be in accordance with what is required under §
37.9C of the Rent Ordinance.
34
36. Existing Tenant Notice
• Within 60 days after commencement of construction of the Replacement Building,
Parkmerced will deliver a written notice (the “Existing Tenant Notice”) to all
occupants in every occupied unit in the To-Be-Replaced Building
• Notices will also be posted in common areas
• This purpose of the notice is to inform the tenant about the anticipated date of
completion of the Replacement Units and the tenant’s seniority in choosing the
unit
• Notice will request that tenant responds, indicating intention to relocate to a
Replacement Unit
• Any dispute about whether someone who occupies a unit is an Existing Tenant is
resolved by the Rent Board.
36
37. Replacement Unit Availability Notice
Issued no sooner than 1 year or later than 6 months before issuance of First
Certificate of Occupancy for a Replacement Building.
• the anticipated completion date of the Replacement Building;
• the anticipated relocation dates for Existing Tenants who elect to relocate;
• At least three dates and times when Parkmerced will arrange for an
opportunity for the Existing Tenant to visit model Replacement Units;
• Notice that the Existing Tenant must deliver a “Replacement Unit Preference
Notice” and the date by which such notice must be returned to developer; and
• A floor plan of the Replacement Building indicating the unit type within such
building for which that the Existing Tenant qualifies.
37
38. Replacement Unit Preference Notice
• Existing Residents must deliver written notice (the “Replacement Unit Preference
Notice”) to Parkmerced of his or her decision to
• relocate to a Replacement Building including all selections Replacement Units
ranked in the order of preference, or
• remain in his or her Existing Unit up to the Building Vacancy Date and receive
Relocation Payment Benefits
• Replacement Unit Preference Notice must be returned to Parkmerced the later of
20 days after the last of 3 dates provided to visit model Replacement Units or 45
days from receipt of the Replacement Unit Availability Notice
• Existing Tenants will be assigned units based on seniority (duration of tenancy) and
their selections as provided through their Replacement Unit Preference Notice
• Existing Tenants who do not deliver the Replacement Unit Preference Notice will
be assigned a Replacement Unit by Parkmerced
38
39. Replacement Unit Notice
• Replacement Units allocated based on seniority
• Parkmerced provides notice about the location of the tenant’s Replacement Unit in
Replacement Unit Notice
• Rent Board adjudicates disputes
39
40. Tenant’s Time to Accept Replacement
Units
• Within 30 days of delivery of the Replacement Unit Notice, the Existing Tenant
sends written notification of acceptance of the specified Replacement Unit to
Parkmerced (a “Replacement Unit Acceptance/Rejection Notice”).
• Parkmerced will issue a Second Replacement Unit Notice if no response is received
during the Acceptance Period informing the Existing Tenant his or her right to
occupy the specified Replacement Unit
• The second notice is also sent to the Rent Board
• If an Existing Tenant fails to notify Parkmerced within 10 days of receipt of the
Second Replacement Unit Notice, the Existing Tenant will have permanently waived
his or her rights to a Replacement Unit, and is provided relocation benefits.
40
41. Developer Delivers Relocation Notice
• Within 30 days of the completion of the applicable Replacement Units, Parkmerced
will deliver a “Relocation Notice” to each Existing Tenant who delivered a
Replacement Unit Acceptance Notice.
• Relocation can occur, no sooner than 30 days or later than 60 days after the
delivery of the Relocation Notice, unless an earlier or later date is mutually
acceptable to the developer and the Relocating Tenant.
• At the time of relocation, Parkmerced will either relocate tenant to the applicable
Replacement Unit or tenant may also choose not to move themselves and receive a
moving stipend.
• In either case, Developer will pay for any utility hook-up fees or charges incurred by
a Relocating Tenant (but only to the extent that the Relocating Tenant had such
utilities).
Relocation Process: Relocation Occurs
41
42. Long Term Existing Residents
• Existing tenants who resided at Parkmerced for more than 10 years on or before
the effective date of the DA. (These notices were sent out Summer 2011)
• Between the Existing Tenant Notice and Relocation Notice, Long-Term Existing
Tenants have the right to request to move into one of the three garden apartment
blocks (the “Interim Replacement Units”) that will not be demolished for a period
of 20 years or until the remainder of the Parkmerced Project has been completed,
whichever is earlier
• Parkmerced will notify Long-Term Existing Tenants within 60 days of the
effective date of the DA (Long-Term Existing Tenant Notice)
• Long-Term Existing Tenant Notice shall complete and return, non-binding form
• Will be moved as vacant Interim Replacement Units become available at the
cost of Developer 42
43. Existing Tenants Who Elect Not to Relocate
• Existing tenants who do not want a Replacement Unit will continue to rent to the
Existing Tenant their Existing Unit under the terms of the existing rental agreement
until:
• (A) The Existing Tenant voluntarily terminates tenancy
• (B) Each of the following has occurred:
• (i) Developer stops leasing unoccupied units in the To-Be-Replaced
building to new tenants, and
• (ii) Developer delivers a “Notice to Terminate Tenancy” pursuant to §
37.9(a)(15) of the Rent Ordinance to the Existing Tenants (the “Building
Vacancy Date”)
43
44. Resident
Meeting
Existing
Tenant
Notice
Unit
Availability
Notice
Selection of
Replacement
Unit
Relocation
Notice
Moving
Services
Unit Availability Notice
• Begin the Unit Selection Process
• Be invited to multiple Open Houses so
that you can see a sample unit and
pick your preferred unit layout
• Rank your preferred replacement
units for Unit Selection
Selection of Replacement Unit
• Receive results of Unit Selection
Process
• Find out your future unit and address
• Confirm that you plan to move into
the unit
Relocation Notice
• Receive notice that your unit is move-
in ready
• Work with Parkmerced to finalize a
Moving Day that works best for you
Moving Services
• Receive free moving services
SP/SU 2015 SPRING 2017 Winter ’17/’18
Resident Relocation Process
SU/FA 2015
44