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Tag: construction

  • New design, entrance and LED system: Capital One Arena renovation advances to much more visible phase – WTOP News

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    The project to transform Capital One Arena has entered a much more visible phase, as work on the exterior of the building is prompting temporary changes to allow for the overhaul to progress.

    Renovation work currently taking place at the Capital One Arena in downtown Washington, D.C. (WTOP/Scott Gelman)

    The project to transform Capital One Arena has entered a much more visible phase, as work on the exterior of the building is prompting temporary changes to allow for the overhaul to progress.

    This month, overhead protection has been installed near the entrance to the Gallery Place-Chinatown Metro station on 7th and F streets, and crews are preparing to put up exterior scaffolding.

    There are detour signs lining the streets and construction equipment all around the outside of the building.

    The next phase will eventually allow for more concessions, bathrooms and space for fans to gather. It’ll also pave the way for fans to have smoother experiences getting in and out of events, Monumental Sports & Entertainment leaders said Thursday.

    The shift is the latest in the $800 million renovation project that’s scheduled to finish by 2027. D.C. taxpayers are funding a portion of the work, as part of an agreement Mayor Muriel Bowser made in 2024 with the management company to help keep the Washington Wizards and Capitals playing in the city.

    “We started almost a year ago,” said Jim Van Stone, president of business operations for Monumental Sports and Entertainment. “A lot of the work that we did was really behind everyone’s eyes. It was really the event level, and that was part of an expansion over into the Gallery Place Mall. We’ve created brand new event-level spaces. But really for the fans, which we’re building this for completely, a lot of it was invisible.”

    But as of late 2025, when exterior construction ramped up, that was no longer the case.

    Crews are working to remove the outside shell of the building and replace it. Existing LED boards will be removed.

    In the coming months, eventgoers will notice scaffolding and overhead protection, according to Jordan Silberman, Monumental Sports and Entertainment’s president of venues.

    Now, there will be temporary shifts in entrances and exits, including shutting down the sidewalk on F Street on event nights. Instead of using the sidewalk, the street will be closed and serve as the walkway.

    The temporary changes will pave the way for the fall 2026 opening of a new main entrance, which will be closer to the Metro station.

    The sidewalk on F Street, and 6th and 7th streets, will eventually be made wider, making it easier to avoid crowds on the way in and out.

    The concourses will be wider, and there will be more escalators and elevators, Silberman said.

    “People’s experience starts when they leave their homes, and we don’t want it to be stifled by a long line or tight concourse,” Silberman said.

    Ongoing construction with scaffolding along 7th Street. (WTOP/Scott Gelman)

    In addition to Pepco doing utility work and stormwater work, Silberman said the redesign will help create more concourse space, expanding by 6-8 feet.

    The project will allow for a 10,000-square-foot team store, nearly double the number of concessions and a 40% increase in the number of restrooms.

    The exterior work, though, has to begin first. It’s progressing concurrently along two paths.

    “We’re going to move east along F Street. We’re going to move north along 7th Street concurrently, and then we’re going to chase each other around the building,” said Jeff King, Clark Construction’s vice president.

    The construction is planned to happen during off hours, so “when you’re coming to a game, it doesn’t feel like you’re coming to a construction site,” Silberman said.

    “To make sure that this project happens in three years, we’re going to have to do systematic things in season,” Silberman said.

    The arena will be closed the next two summers to allow for the work, but when it’s done, Van Stone said, “we’re going to do, on average, 250 events a year.”

    Asked whether the project is still on track to finished by the desired deadline of fall 2027, Silberman told WTOP, “That’s the plan. We’re still tracking on plan.”

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    Scott Gelman

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  • Trump-appointed arts panel approves his White House ballroom proposal

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    The U.S. Commission of Fine Arts, a panel made up of President Donald Trump’s appointees, on Thursday approved his proposal to build a ballroom larger than the White House itself where the East Wing once stood.The meeting was supposed to be on the design, with a final vote expected at next month’s session. But the chairman, Rodney Mims Cook Jr., made a motion to also vote on final approval, and six of the seven commissioners who were all installed by the Republican president since the start of the year voted in favor twice. One commissioner, James McCrery, did not vote because he was the initial architect on the project.“Our sitting president has actually designed a very beautiful structure,” Cook said before the voting. “The United States just should not be entertaining the world in tents.”Cook echoed one of Trump’s arguments for adding a ballroom to the White House: It would end the long-standing practice of erecting temporary structures that Trump calls tents on the South Lawn to host visiting dignitaries for state dinners and other functions.Cook said no other president had taken steps to correct that “until President Trump.”The project will be the subject of additional discussion by the National Capital Planning Commission in March.At the fine art’s commission’s January meeting, some commissioners questioned the lead architect about the “immense” design and scale of the project even as they broadly endorsed Trump’s vision for a ballroom roughly twice the size of the White House itself.Some changes suggested at that meeting were made and were welcomed by the commissioners on Thursday.Trump’s decision in October to demolish the East Wing prompted a public outcry when it began without the independent reviews, congressional approval and public comment that are typical even for relatively minor modifications to historic buildings in Washington.The National Trust for Historic Preservation has sued in federal court to halt construction of the ballroom. A court decision in the case is pending.The project is scheduled for additional discussion at a March 5 meeting of the National Capital Planning Commission, which is led by one of Trump’s top White House aides. The commission has jurisdiction over construction and major renovations to government buildings in the region.___This story has been corrected to reflect that the ballroom was approved by six of the seven commissioners and that one commissioner did not vote because he was the initial architect on the project.

    WASHINGTON —

    The U.S. Commission of Fine Arts, a panel made up of President Donald Trump’s appointees, on Thursday approved his proposal to build a ballroom larger than the White House itself where the East Wing once stood.

    The meeting was supposed to be on the design, with a final vote expected at next month’s session. But the chairman, Rodney Mims Cook Jr., made a motion to also vote on final approval, and six of the seven commissioners who were all installed by the Republican president since the start of the year voted in favor twice. One commissioner, James McCrery, did not vote because he was the initial architect on the project.

    “Our sitting president has actually designed a very beautiful structure,” Cook said before the voting. “The United States just should not be entertaining the world in tents.”

    Cook echoed one of Trump’s arguments for adding a ballroom to the White House: It would end the long-standing practice of erecting temporary structures that Trump calls tents on the South Lawn to host visiting dignitaries for state dinners and other functions.

    Cook said no other president had taken steps to correct that “until President Trump.”

    The project will be the subject of additional discussion by the National Capital Planning Commission in March.

    At the fine art’s commission’s January meeting, some commissioners questioned the lead architect about the “immense” design and scale of the project even as they broadly endorsed Trump’s vision for a ballroom roughly twice the size of the White House itself.

    Some changes suggested at that meeting were made and were welcomed by the commissioners on Thursday.

    Trump’s decision in October to demolish the East Wing prompted a public outcry when it began without the independent reviews, congressional approval and public comment that are typical even for relatively minor modifications to historic buildings in Washington.

    The National Trust for Historic Preservation has sued in federal court to halt construction of the ballroom. A court decision in the case is pending.

    The project is scheduled for additional discussion at a March 5 meeting of the National Capital Planning Commission, which is led by one of Trump’s top White House aides. The commission has jurisdiction over construction and major renovations to government buildings in the region.

    ___

    This story has been corrected to reflect that the ballroom was approved by six of the seven commissioners and that one commissioner did not vote because he was the initial architect on the project.

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  • With imports on the rise, why aren’t we told where our wood comes from?

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    Consumers say they want country-of-origin labelling on wood products sold in Australia, as more timber is shipped in from overseas.

    Timber imports have hit record levels, continuing to rise after the pandemic-era jump in demand for building materials.

    A recent survey by consumer group Choice showed nearly all buyers want information about the timber they are purchasing.

    “People care about making choices that benefit the environment and are less destructive than other options,” Choice reporter Jarni Blakkarly said.

    Demand for construction material remains high in Australia. (ABC News: Luke Bowden)

    Choice surveyed more than 7,200 people, with 99 per cent of respondents wanting to know where and how a timber product was sourced.

    Nearly all of those surveyed said country-of-origin information would sway their buying behaviour.

    Mr Blakkarly said clear labelling laws allow shoppers to vote with their wallets.

    “Our survey showed people care about this information,” he said.

    Piles of timber stacked upright on either side of an aisle, with small flat stacks in the middle, at Bunnings hardware store

    Choice says consumers want to know where their timber originates from. (ABC Rural: Warwick Long)

    Laminated veneer lumber (LVL) is a widely used engineered wood product made up of layers of timber.

    In Senate hearings this week, Australian Bureau of Agricultural and Resource Economics and Sciences (ABARES) staff reported that LVL imports alone had risen 40 per cent in the year to 2023-24.

    About 120,000 cubic metres of LVL were imported in 2022-23, and 167,000 cubic metres the following year.

    ABARES said about half the imported LVL came from China, while Malaysia and Indonesia each supplied about 10 per cent.

    Origin labelling ‘urgently needed’

    The Australian Forest Products Association (AFPA) has been calling for timber labelling reform for several years and is encouraged by the Choice survey.

    “If consumers are the loudest voice in this, then I’m sure we’ll get there,” AFPA chief executive Diana Hallam said.

    Woman smiling looking at the camera. You can see her upper body and face. She's standing in front of a leafy tree

    Diana Hallam says better timber labelling gives buyers more information and supports the local industry. (Supplied: Australian Forest Products Association)

    Ms Hallam said the current laws are not strong enough and it was clear that consumers and commercial builders want more.

    “There will always be demand for both hardwood and softwood in Australia,” Ms Hallam said.

    “If we aren’t supplying those types of timbers, then their only options are to be imported.

    “In the case of hardwood timbers, if you don’t want to harvest them from sustainably managed forests in Australia … then which forests do you want them to come from?“

    A small red truck carrying logs along a road in Malaysia.

    A significant volume of timber is imported to Australia from Malaysia. (Supplied: Jarni Blakkarly, Choice)

    Australia introduced laws in 2012 to combat illegal logging, and timber importers must maintain records and meet due diligence requirements.

    But wholesalers and retailers are not required to provide that information to buyers.

    Ms Hallam said recent federal government surveys uncovered imported timber that failed traceability testing.

    “We also found a survey that revealed five layers of laminated veneer lumber coming in from China actually contained Russian timber — a banned product,” she said.

    Imported wood products were also stamped to indicate they met Australian standards, a practice that Ms Hallam said obscured the timber’s origins.

    A blonde woman in purple blazer and black top speaks to a brunette woman obscured in the foreground, in a saleyards

    Julie Collins says there is not enough timber in Australia at the moment, so imports are needed. (ABC News: Lauren Smith)

    Federal forestry minister, Julie Collins, said she was open to discussions about origin labelling, but she was focused on ensuring timber supplies meet demand.

    “We don’t have enough timber in Australia, so we do rely on some imports,” Mr Collins said.

     “We want to make sure that those imports are coming from sustainably sourced forestry operations.”

    While she acknowledged origin labels would help buyers make informed choices, Ms Collins said the cost of timber was still top of mind for them.

    “The bigger providers of that timber and retailers that are importing. They all tell me that the most important thing for people is price at this point in time.”

    Logging has ‘real-world’ impact overseas

    Malaysia once had one of the world’s highest rates of deforestation.

    While tree loss has fallen to near-record lows and the Malaysian government has cracked down on illegal logging, communities are still feeling the impact of timber harvesting.

    Mr Blakkarly travelled to the Malaysian state of Sarawak, on Borneo, to trace the origins of timber products sold in Australia.

    A line of people with sad faces stand in front of logging machinery

    Villagers in the Baram region of Sarawak, in Malaysian Borneo, say their timber comes at a social cost. (Jarni Blakkarly: CHOICE)

    Loggers often operate with government permits, but without the consent of communities, Mr Blakkarly said.

    He said he saw villagers forming blockades to stop machinery from taking more of the jungle.

    “These are Indigenous communities that are trying to live and maintain a traditional way of life; they gather a lot of food and medicines from the jungles,” Mr Blakkarly said.

    “They’re really wanting to push back and try and stop that logging.

    “They’re wanting to highlight to people like Australian consumers that there is this real-world impact to them and their livelihoods.“

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  • Trump overstates pace of factory construction

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    A key reason President Donald Trump cites for his tariff policy is boosting U.S. manufacturing.

    On two recent occasions, Trump has touted a factory-building record on his watch.

    “We right now have more factories and plants being built in our country than we’ve ever had before,” Trump told diners at an Iowa restaurant before a Jan. 27 speech.

    The data to support this point is mixed, at best. While some data suggests a growth in the biggest factories is continuing under Trump, overall spending rose significantly under Trump’s predecessor, President Joe Biden, but has eased since its Biden-era peak.

    White House cites number of big projects in the works

    The White House pointed PolitiFact to data collected by Engineered Vision, a company that supplies machine technology, about $1 billion-plus projects. An archived version of a chart from the company’s website from March 11, 2025, shows 30 such projects, while the February 2026 chart shows 46 projects.

    A closer look at the newly listed projects shows that some of them had been in the planning stages prior to Trump’s second term.

    Federal data on the number of private U.S. manufacturing establishments also supports Trump’s statement. Preliminary 2025 figures show that the number of those facilities hit a new high in the second quarter of Trump’s second term.

    Given the long turnaround time required for factory construction, it’s unclear whether the increases during the first six months of Trump’s second term can be attributed to his policies, or whether they reflect projects that were already in the pipeline when he took office.

    Beyond these two data points, evidence from federal sources casts doubt on the notion that factory building continues to reach new heights under Trump.

    Construction spending has declined under Trump

    Experts told PolitiFact the most reliable metric to use for judging Trump’s assertion is spending on manufacturing construction, because it’s produced by the federal government, has a long track record and covers expenditures on all sizes of facilities, not just the biggest. 

    Federal statistics for construction spending on manufacturing show a rapid rise under Biden, followed by a dip after Trump entered office in 2025.

    Paul Donovan, the global chief economist at UBS Wealth Management, told The New York Times that spending on factory construction rose from about 3.5% of the manufacturing economy in 2021 to 8% in 2024, a 40-year high. 

    But this trajectory has sagged under Trump, experts say.

    “The past four years have been the most significant peacetime period for manufacturing construction since the data was first gathered,” said Scott Paul, president of the Alliance for American Manufacturing, an advocacy group. While the level remains elevated under Trump, he said, “the peak was around 14 months ago.”

    Tara Sinclair, a George Washington University economist who coauthored a paper on manufacturing construction while serving as deputy assistant treasury secretary for macroeconomics under Biden, said spending on factory construction “is still quite a bit higher than pre-2021, but it does look like the boom is over and has somewhat reversed.”

    Sinclair and other experts said a major reason for the rise under Biden was a pair of bipartisan bills he signed — the Infrastructure Investment and Jobs Act and the CHIPS and Science Act — plus one he signed that was backed only by Democrats, the Inflation Reduction Act. Provisions in each of these bills directed federal spending and other incentives toward manufacturing, especially for items such as semiconductors.

    Trump’s policies have cut both ways on manufacturing construction

    Scott Lincicome, vice president at the libertarian Cato Institute, said he’s not a fan of some aspects of the Biden legislation but they were effective in boosting manufacturing construction. Trump’s policies, he said, have sometimes worked at cross purposes.

    Lincicome said Trump’s changes to the way companies expense construction costs have bolstered construction spending, as have the administration’s efforts to streamline permitting processes.

    However, Lincicome said Trump’s on-again, off-again tariffs have fostered uncertainty among business decisionmakers. The tariffs also have raised costs for foreign-sourced materials needed to build factories, hurting the cost-benefit balance.

    Trump said today’s factory boom exceeds anything else in U.S. history. But Lincicome said in addition to the boom under Biden, today’s level was likely exceeded by the 20-year period from World War II to the early 1960s when the U.S. was “the only game in town, because half the rest of the world was bombed out from the war and the other half was communist.” 

    Our ruling

    Trump said, “We right now have more factories and plants being built in our country than we’ve ever had before.”

    Factory construction remains at a high level compared with recent history, but most of the increase came under Biden, and there are signs that that boom has faded under Trump, particularly when measured by overall spending on construction of manufacturing facilities, which experts say is a key metric. 

    Analysts said some of Trump’s policies have aided companies seeking to build factories, but other policies — including his tariffs that have increased both uncertainty and prices for foreign materials needed for construction — have offset some of those gains.

    We rate the statement Half True.

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  • Five-year, $338 million project begins to widen four-mile stretch of Pa. Turnpike in Chester County

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    A project to widen a four-mile stretch of the Pennsylvania Turnpike in Chester County began this week. The work is estimated to take around five years and cost approximately $338 million.

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    Molly McVety

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  • Report: Immigrants drive housing production in top US homebuilding metros – Houston Agent Magazine

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    Immigrant laborers play a key role in the housing pipeline, especially for the nation’s top homebuilding metros, according to a new study from Harvard University’s Joint Center for Housing Studies.

    Research showed a disproportionately high share of foreign-born workers active in the construction trades nationally in 2024. While immigrants made up one in five workers nationally, they composed one in three workers in the construction trades sector.

    The highest percentage of foreign-born trade workers occurred in the seven metros that issued at least 150,000 building permits between 2019–2023. In these locations, immigrants composed 54% of the trades workforce.

    In Dallas–Fort Worth–Arlington, which led the nation in homebuilding permits at 350,000, 61% of the workers in the trades had immigrated to the country.

    Metros with slower housing growth still had disproportionately high shares of immigrants active in the trades. On average, metros that issued 75,000–149,999 permits had a 40% share of foreign-born trade workers, while those with fewer than 75,000 permits had a 22% share.

    When categorized by specialty, foreign-born tradespeople most commonly worked as construction laborers or carpenters in 2024. They composed three-fifths of all plasterers and drywall installers in 2024 and half of all roofers, painters and carpet, tile and floor installers.

    With foreign-born workers playing such an outsized role in housing production and homebuilding, negative immigration trends could signal danger for the market, according to experts.

    “There is a disproportionately high share of foreign-born workers in the construction trades nationally and that share is even higher in these communities,” said Harvard Senior Research Analyst Riordan Frost. “The recent slowdown in immigration will limit foreign-born labor for the trades, however, potentially worsening chronic labor shortages and constraining the ability to build and remodel housing.”

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    Elizabeth Kanzeg Rowland

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  • Federal officials join Denver crews on Leetsdale Drive fire investigation

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    The smell of smoke lingered in the streets of Denver’s Washington Virginia Vale neighborhood on Tuesday afternoon, where the charred wreckage of a partially built apartment complex continued to smolder.

    Denver Fire Department crews have not left the the property at 5337 Leetsdale Drive since it caught fire Friday night, quickly growing into the worst blaze Denver firefighters have faced in decades.

    The cause of the five-alarm fire is still under investigation, and on Tuesday the U.S. Bureau of Alcohol, Tobacco, Firearms and Explosives’ Denver field office requested a national response team assist with the case, Denver Fire Department Division Chief Robert Murphy said at a news conference.

    Human remains search dogs on Monday searched the debris for several hours and did not find any bodies, Murphy said.

    The 283-unit Harker Heights apartment complex, valued at $23.2 million and owned by Texas-based real estate investment company Embrey, was set to open in May, according to a design firm involved in the project.

    A fire investigation continued along Leetsdale Drive between South Forest Street and South Hudson Street in Denver on Jan. 6, 2026. Denver Fire Department officials said during a press conference that the federal government will assist in the investigation of the large apartment construction fire. (Photo by RJ Sangosti/The Denver Post)

    “This fire threatened the safety of our community and injured a firefighter,” ATF Special Agent in Charge Chris Ashbridge said in a statement. “The (national response team) is bringing federal resources and expertise to this complex investigation. It is a top priority for us because we understand the immense challenges this fire has created for residents and businesses.”

    The response team — which investigates major fires, explosions and bombings across the country — consists of federal agents, fire investigators, explosives specialists, fire protection engineers, electrical engineers, forensic chemists, intelligence research specialists, digital forensic specialists, a medic and an explosive detection dog, according to ATF.

    It’s not clear how long the investigation and clean-up will take, Murphy said, but the “enormity” of the building and the massive amounts of debris will likely make the process difficult and lengthy.

    Several businesses in the area were still closed Tuesday, and homes along East Dakota Avenue, which borders the burned area to the north, were visibly damaged.

    The fire melted and burned off siding, shattered stone privacy walls and broke windows as flames came within feet of neighboring homes.

    Several lanes of Leetsdale Drive remained closed Tuesday, including the right northbound lane and two right southbound lanes between South Holly and South Forest streets, according to the Colorado Department of Transportation.

    Fully reopening Leetsdale Drive is contingent on demolishing parts of the charred apartment complex that are still standing, Murphy said. That will likely happen in the next few days, or within a week at most.

    Fire investigators have not ruled out any potential causes and are investigating all tips, including reports of a homeless person being in the building and fireworks seen in the area when the fire began, he said.

    “We are looking at everything right now,” Murphy said.

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  • Leetsdale Drive remains closed in Denver around massive five-alarm fire

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    Leetsdale Drive in Denver remained closed Sunday after flames consumed an apartment complex under construction along the road — the worst fire to spark in Denver in decades.

    As of 10:30 a.m. Sunday, Leetsdale Drive was closed in both directions between South Holly Street and South Forest Drive, according to the Colorado Department of Transportation.

    Calls started coming in about a structure fire along Leetsdale Drive, between South Forest and South Hudson Streets, at 6:45 p.m. Friday, Denver Fire Department Chief Desmond Fulton said.

    The cause of the fire remained under investigation on Sunday.

    Most of the building at 5337 Leetsdale Drive, which property records show was set to be a 283-unit luxury apartment complex called Harker Heights, had collapsed Saturday afternoon.

    The fire is expected to continue burning inside the building through the weekend, blocking firefighters from entering to investigate the cause or search for victims, Division Chief Robert Murphy said during a Saturday news conference.

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  • Plan ahead: Construction at RDU begins Monday ahead of $2.5 billion expansion project

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    It’s a new year and the start of a new chapter at RDU, with construction at Terminal 2 kicking off Monday, Jan. 5. 

    Joe Milazzo, Executive Director of the Regional Transportation Alliance, said the $2.5 billion airport construction project is funded mainly by passenger facility charges, along with airline fees, customer spending at the airport, limited federal grants and local tax dollars.

    While the project is set to wrap up in 2032, Milazzo says travelers will start seeing changes much sooner.

    “You’re going to start having bridges that’ll make it easy to go from Terminal One into the airport or Terminal Two to no longer be competing in the same traffic flows,” Milazzo said. “That’s going to be great. The airport [runway] is going to be longer.”

    The runway will be 639 feet longer and moved 537 feet further away from Terminal 2.

    This expansion will allow the airport then to expand Terminal Two even more, Milazzo added. While the terminal expansion won’t happen in the next few years, the runway relocation and lengthening will happen in the meantime, which sets the groundwork for more capacity. 

    “We just continue to have such a need for air travel, and a demand for air travel here in this market, and we really have a critical need to upgrade and expand our infrastructure to keep up with that growth,” Milazzo said. 

    Travelers can expect construction across the campus in Terminal Two starting Monday. 

    Stephanie Hawco, Media Relations Director at RDU, says a construction wall will be installed at the north end of the terminal. While it will temporarily block the windows, the changes will allow for a larger ticketing area, an upgraded baggage claim system, expanded international arrivals space, additional checkpoint lanes and an overall improved passenger experience.

    Parking and airport changes have already started to take effect in preparation for this expansion project, as RDU just closed one of their economy lots Friday to make it an employee-only parking lot. 

    ParkRDU Economy 4 lot near Interstate 540 and U.S. Highway 70 permanently closed on Friday to airport guests. Economy Lot 3 will expand from 3,800 parking spaces to around 11,000. A customer amenity building is also under construction at Economy 3 with restrooms, solar panels and electric vehicle chargers.

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  • Broward schools operations chief to resign following construction, office rental debacles

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    Wanda Paul

    Wanda Paul

    BECON screen grab

    Wanda Paul, the Broward schools official overseeing construction and operations for the district, submitted her resignation late Sunday, hours after a school board member demanded leadership changes amidst two controversies.

    Paul sent a resignation letter to Superintendent Howard Hepburn Sunday evening, saying she would step down as chief operations officer. Earlier in the day, School Board member Adam Cervera posted a statement on X that cited “operational failures” related to a canceled office lease agreement and a failed effort to secure a company to oversee more than $1 billion in school district construction, the latter of which is causing the district to take emergency actions to manage the construction work.

    Cervera called for Paul’s “immediate resignation.”

    Read the story at SunSentinel.com.

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    Scott Travis

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  • Long-awaited streetscape project for Apex’s Salem Street awarded $4.7M construction contract

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    On Wednesday, Apex Town Council awarded the long-awaited Salem Streetscape Project a contract.

    According to Apex Mayor Jaques Gilbert, the council voted 5-0 to award the construction project to Browe Construction company. In total, the project will cost more than $4.7 million, more than $2 million than the original estimate for the project.

    The makeover will transform North Salem Street with new walkways, lighting, trees and a pedestrian-friendly design.

    The project was already approved for $3 million. Gilbert said the $1.75 funding gap will need to come withing the town’s Capital Improvement Program, which means either moving the funds from another project or increasing overall debt capacity.

    Gilbert added that inflation drove up costs due to previous delays and town leaders were worried additional delays would make the project even more expensive.

    “We have committed to this project, and it’s about do we move forward, or do we back up and look at a redesign? We all agreed that’s not the way we want to go,” Gilbert said. “We have some momentum and have downtown business owners who are really depending on us to move forward in a certain period of time.”

    Construction is expected to begin in January and finish in October.

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  • Old downtown Danvers fire station for sale

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    DANVERS — The old Danvers Fire Station on Maple Street is up for sale.

    The building that was built about 1900 is listed for $2 million on loopnet.com.

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    By Caroline Enos | Staff Writer

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  • Chef, builder create function room in historic Blackburn Building

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    The Blackburn Room at Tonno, which expands the space of the downtown restaurant, was designed with the idea of preserving the historic nature of the building in which it is housed.

    Drew Hale, founder of Gloucester-based Hale Design Build, said this project marked another chapter in a long partnership between the two local businesses.

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    Gail McCarthy may be contacted at 978-675-2706, or gmccarthy@northofboston.com.

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    By Times Staff

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  • In Saudi Arabia’s green highlands, a different kingdom emerges

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    ABHA, Saudi Arabia — From the air, Abha’s mountains emerge as a shock of emerald green rising from a sea of sand. Terra firma brings other surprises: a bracing wind that has me grabbing for a jacket — a piece of clothing all but ignored in other parts of Saudi Arabia.

    Indeed, so much of Abha, the capital of the southwestern province of Asir, seems a world away — and two dozen degrees cooler — from the scorching desert that dominates Western notions of the kingdom.

    I’m here as a tourist — and Saudi Arabia hopes for many more. The government is spending nearly $1 trillion to make attractive what, just over a decade ago, was one of the most tourist-averse countries on earth.

    If you’ve read anything about tourism in Saudi Arabia, you’ve probably seen mention of Vision 2030, the all-out diversification plan to reduce the kingdom’s reliance on oil; Neom, the sci-fi-esque desert metropolis with plans for an artificial moon and flying cars; or the Red Sea Project, which intends to turn a 92-island archipelago off the country’s pristine Red Sea coast into a network of 50 luxury hotels and about 1,000 residential units.

    Those two flagship projects were heavily featured during President Trump’s visit to Riyadh in May, which saw Saudi Crown Prince Mohammed bin Salman — Vision 2030’s architect — guide him to a hall with elaborate mock-ups of the finished product.

    A man sits in an old fort on Mt. Qais, one of the verdant areas in southwestern Saudi Arabia.

    (Tasneem Alsultan)

    Abha and Asir weren’t in the prince’s presentation, but they are nevertheless part of the tourism transformation, though for now they offer more grounded and arguably more authentic pleasures — the primary reasons why I chose to come here. (The other, less whimsical reason is that I wasn’t sure I could convince my editors to OK a $2,500-a-night private “dune villa” at the St. Regis Red Sea for “journalistic purposes.”)

    Perched at almost 7,500 feet above sea level, Abha is occasionally nicknamed by Saudis as the “Lady of the Fog” or “the Bride of the Mountain.”

    Both titles seemed apt on the day I arrived, and, as fog wafted over a nearby summit, I visited Art Street, a park with theaters, music festivals, restaurants and cafes. Lilac jacaranda trees were in full bloom. Later, I took a 20-minute drive to Al Sahab Park, a short distance outside Abha, crowded with people admiring the evening mist shrouding Jabal Soudah, the country’s highest peak at 9,892 feet.

    “People come here to touch the clouds,” said Hussein al-Lamy, a 42-year-old pharmaceutical company employee who lives two hours away. He smiled, taking in the Harley bikers parked near the cliffs and the men and women strolling nearby sporting Asir’s traditional garlands made of orange marigold, dill and artemisia, a gray-green plant similar to sage.

    “I left my kids and wife at home for a few days’ visit here,” he said. “It’s a good place to clear the mind.”

    Men in white robes and dark sandals, some wearing red headdresses, stand next to one another

    Men gather for a wedding in Abha, the capital of Saudi Arabia’s Asir province.

    (Tasneem Alsultan)

    Next morning, I took a walk through Souq Al Thulatha, a central shopping thoroughfare that despite its name (which in Arabic means Tuesday Market) is open every day of the week.

    One stall sold slices of mangoes brought in from Jazan, the fertile southern province famous for its tropical fruits, wheat and coffee; others sold raisins, spices, nuts and gourmet honey from Yemen. Traffic was still light, but vendors told me that at the height of the summer season — when many Saudis flee the fry-an-egg-on-your-hood heat of Riyadh and Jeddah to Abha — you would barely have room to stand.

    In its drive to become a must-see destination, the kingdom is ecumenical about its audience, hoping to attract not only Saudis who in the past would travel elsewhere — and who spent $27 billion on international travel in 2024, according to government figures — but also international visitors.

    There are signs it’s working: An International Monetary Fund report noted that annual tourists exceeded the Vision 2030 target of 100 million seven years ahead of schedule.

    Work is already underway on Abha’s touristic makeover. All over the city, you see signs advertising projects sponsored by the Public Investment Fund, the oil-backed sovereign wealth fund overseeing the gargantuan investments in the kingdom’s no-holds-barred metamorphosis. Construction will soon begin on upgrading the airport.

    Two women in dark robes and head coverings embrace against a backdrop of blue wings painted on a pink background

    Locals pose at a mural in one of the many parks in Abha, which has been working to attract more international tourists.

    (Tasneem Alsultan)

    Beyond the city limits, the fund is planning six tourist districts in the region’s choicest spots; they’ll leverage the area’s majestic vistas to focus on wellness spas, yoga pavilions, meditation retreats, golf courses and glamping pods, according to promotional materials.

    “We’re in a transitional phase for the moment, so there’s construction and it can be a bit inconvenient, but things are already getting better,” said Mohammad Hassan, 36, owner of a cafe in Abha called Bard wa Sahab (Cold and Clouds), near an Instagram-ready mountaintop vantage point.

    Hassan acknowledged that the spate of development was likely to increase competition and had already spurred a rise in rents. But he appeared happy about what the changes will mean for his business.

    “Before, Abha mostly got Saudi visitors or people from the [Persian] Gulf,” he said. “We’re already seeing more foreigners, but the government’s plans will make Abha known internationally.”

    Other locals grumble that the construction has made Asir’s most beautiful areas off-limits, and that the focus on luxury will change the freewheeling character of the region.

    “We would go to the mountains and camp for days. Authorities have stopped all that, and of course we won’t be able to do it when the resorts open,” said Nasser, a municipal worker who gave only his first name for privacy reasons.

    “Maybe all that the government is doing will make it better, but it’s impossible for the old way of life we had here to return,” he said.

    Another potential break with the past is possibility of allowing alcohol in the country. But crossing that Rubicon is no easy decision for authorities all too aware of the kingdom’s status as the birthplace of Islam, which bans alcohol and takes a dim view of those who drink and sell it.

    A person in dark clothes, seen from a distance, stands amid green ground cover near stone buildings

    Rijal Almaa, an ancient village about 15 miles from Abha, is a popular destination for tourists in Saudi Arabia’s Asir province.

    (Tasneem Alsultan)

    Nevertheless, many believe it’s coming. Staff working on the construction designs for the Red Sea Project say hotel rooms in various resorts will be equipped with elaborate minibars. And the Four Seasons in Riyadh has opened a tonic bar — but with no booze — that asks you to “delight in a symphony of handcrafted cocktails meticulously prepared to elevate your senses.”

    Despite the hundreds of billions Saudi Arabia has spent, there are skeptics. They point to depressed oil prices that mean the government can’t balance its budget or keep up with Vision 2030’s ballooning costs. A few projects have already stalled; architects working on the resorts say that layoffs have spiked and that the scope of their work has been reduced. Other flagship projects, including the Line, have seen their once-fantastical goals grounded by the realities of physics and finance.

    Whatever the fate of Vision 2030’s grander plans, Abha’s charms await.

    Stone buildings illuminated in rainbow colors in a mountainous setting
    The Rijal Almaa heritage village, located in Asir province, is more than 900 years old.

    (Tasneem Alsultan)

    One afternoon, I decided to brave Jabal Soudah, figuring a short hike was in order. I started down a barely there path with a vague plan to soon turn back. Indeed, I was so ill-equipped (with inappropriate walking shoes, a tiny bottle of water and a massive cold) that I should have done so. But I kept going, curious to see what the next bend would bring.

    Four hours later, sunburned and more winded than I like to admit, I reached a hamlet where I later hitched a ride back to the city.

    But before I found the ride, I ignored the exhaustion and lingered for a moment in this corner of a country more known for desert than the dense forest I had crossed. Before me, the mountain range extended somewhere beyond the haze. The fog coalesced around the summits, with sunset’s final rays transforming them into a gracefully undulating landscape of golden gauze.

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    Nabih Bulos

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  • Vanke’s Bid to Delay Bond Payment Sparks Selloff in Chinese Developers

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    China Vanke’s 000002 -5.60%decrease; red down pointing triangle proposal to delay repayment of an onshore bond led to trading halts in three other local notes and triggered a selloff in shares of Chinese property developers, ratcheting up fears about the country’s drawn-out real estate crisis.

    Vanke, one of China’s biggest real-estate companies, was once regarded as one of the country’s most solid developers. It is among the few major Chinese developers that have yet to default amid the country’s massive property bust.

    Copyright ©2025 Dow Jones & Company, Inc. All Rights Reserved. 87990cbe856818d5eddac44c7b1cdeb8

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    Jiahui Huang

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  • Studying the mysteries of Stonehenge

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    For centuries the giant prehistoric monument in southwest England has remained a mystery. Who built Stonehenge? What was its meaning or purpose? Mark Phillips takes us to Stonehenge for a fascinating and revealing report on one of the world’s most famous and inscrutable sites.

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  • $10-billion One Beverly Hills project gets off the ground

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    Development of the massive One Beverly Hills residential and hotel complex reached a milestone over the weekend as construction started going vertical.

    The work to erect the two tallest towers in Beverly Hills started Friday with an overnight continuous pour of 3,800 cubic yards of concrete, the equivalent of 41,000 wheelbarrows-full. It was the first of multiple foundation pours that will take place over the next 12 months, developer Cain said.

    The project near the intersection of Santa Monica and Wilshire boulevards broke ground early last year and has so far included demolition, drilling geothermal wells, installing utility lines and digging a deep hole to house underground parking.

    One Beverly Hills will be anchored by the Aman Beverly Hills, a 78-room, all-suite hotel that will be the brand’s first West Coast property.

    One Beverly Hills Gardens

    (Foster + Partners)

    The tower residences will also be branded and serviced by Aman, a Swiss company owned by Russian-born real estate developer Vlad Doronin, which Forbes describes as “the world’s most preeminent resort brand,” and attracts affluent guests such as Bill Gates, Mark Zuckerberg, and George and Amal Clooney.

    The two towers — 28 and 31 stories — will have a total of fewer than 200 condos.

    Interspersed among the property will be as many as 45 stores and restaurants, including a Dolce & Gabbana boutique, Los Mochis restaurant and Casa Tua Cucina restaurant and marketplace.

    “Over the next few months, you will start to see the buildings emerge from the ground,” said Jonathan Goldstein, chief executive of London-based Cain. “Reaching vertical construction is a powerful moment for everyone involved.”

    One Beverly Hills is one of the biggest real estate developments by cost under construction in North America, Goldstein said. He valued it at $10 billion upon completion.

    One Beverly Hills aerial rendering of two towers near other buildings.

    One Beverly Hills aerial rendering.

    (Kerry Hill Architects)

    It was conceived by London-based architect Foster + Partners. The firm is led by Norman Foster, an English lord perhaps best known for designing a landmark lipstick-like skyscraper in London known as the Gherkin and the hoop-shaped Apple Inc. headquarters in Cupertino, Calif.

    Set for phased completion beginning in 2027, the development connects the Beverly Hilton and Waldorf Astoria Beverly Hills hotels in a unified, landscaped compound.

    City officials agreed to let Cain build by far the two tallest towers in Beverly Hills with the understanding that stacking the condominiums high would leave open space for 8.5 acres of gardens on the 17.5-acre site.

    The most public aspect of One Beverly Hills will be the gardens designed by Los Angeles architecture firm Rios, which also designed the 12-acre Gloria Molina Grand Park in downtown Los Angeles and created a new master plan for Descanso Gardens in La Canada Flintridge.

    One Beverly Hills will feature botanical gardens that reflect the diverse landscape of Southern California, with drought-resistant native plants fed solely on recycled water, including rainfall and the runoff from residents’ sinks and showers. The gardens are designed to have more than 200 species of plants and trees, including palms, oaks, sycamores, succulents and olives.

    Set within the historic grounds of the former Beverly Hills Nurseries, which later became the Robinsons-May department store, the gardens will feature two miles of walkways, trails, sitting areas and water features.

    “We’re entering an exciting new chapter with the One Beverly Hills project, and I’m delighted to see it moving closer to becoming a reality,” said Beverly Hills Mayor Sharona Nazarian. “This is an important addition to Beverly Hills, and I’m proud of the progress we’re making.”

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    Roger Vincent

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  • Opinion | Escape From Zohran Mamdani’s New York

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    Arnold Toynbee’s “Cities on the Move” (1970) documents the history of big cities around the world becoming impoverished and insolvent—some never to recover. Many of the patterns he describes apply to New York now.

    Real estate contributed roughly $35 billion of the $80 billion in city tax receipts in fiscal 2025, and personal taxes another $18 billion. The financial sector, real estate, construction, tourism and retail trade sectors are the major contributors to these revenues.

    Copyright ©2025 Dow Jones & Company, Inc. All Rights Reserved. 87990cbe856818d5eddac44c7b1cdeb8

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    Reuven Brenner

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  • How to Successfully Sell an Unfinished House: A Complete Guide for 2025

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    Life doesn’t always go according to plan, and sometimes that dream renovation project or new construction becomes more of a burden than a blessing. Whether you’ve run out of funds midway through a remodel, inherited a half-finished property, or faced unexpected life changes, you’re not alone. Thousands of homeowners find themselves needing to sell an unfinished house each year. With the right approach, knowledge, and strategy, you can successfully navigate the sale and move forward. 

    Understanding what “unfinished” really means

    At its simplest, an unfinished house isn’t move-in ready. Essential components like functional plumbing, finished flooring, complete electrical systems, or even basic drywall may be missing. The spectrum of “unfinished” is surprisingly wide. 

    On the more unfinished end, you have shell homes with completed exteriors but bare interiors. These properties have walls, roofs, windows, and doors installed, but everything inside remains undone.

    Framed houses represent another category, where the structural skeleton exists but lacks walls, insulation, and all finishing touches. 

    Dry-in homes are weatherproofed against the elements with roofing and windows secured, yet the interior work remains incomplete. 

    Partially renovated properties where homeowners started updates but couldn’t finish are the most common type of unfinished home. One room might be beautifully remodeled, while others remain gutted or outdated.

    The key distinction here is between unfinished new construction and abandoned renovations. New construction projects that stalled typically have clearer documentation and permits, while renovation projects may have unpermitted work or hidden issues from the previous state of the home.

    Why homeowners end up selling unfinished properties

    Understanding why properties end up unfinished helps frame realistic expectations. The most common reason is financial constraints and related issues.  According to renofi.com, 1 in 3 renovations go over budget. When unexpected issues arise — like discovering faulty wiring or structural problems — budgets can spiral out of control. Many homeowners simply run out of money before crossing the finish line.

    Contractor problems create another common scenario. Disputes over payment, missed deadlines, poor workmanship, or contractors who abandon projects mid-stream leave homeowners in difficult positions. Finding replacement contractors who’ll take over someone else’s work proves challenging and expensive.

    Unexpected life events can also derail projects. Divorce, job loss, sudden relocations, or health crises can transform a home improvement project from exciting to overwhelming overnight. 

    Inherited properties frequently fall into this category too. Heirs may lack the time, expertise, or financial resources to complete renovations their loved ones started.

    Finally, design errors and permitting issues can halt progress. Discovering that planned work doesn’t meet code requirements or that previous work was done without proper permits creates legal and financial headaches that convince owners to sell rather than resolve the issue themselves.

    The unique challenges of selling an unfinished house

    Conventional lending may not be available for homes that are not finished

    Selling an unfinished house isn’t like selling a traditional property. Unfortunately, many conventional mortgages can’t be used to purchase a property that isn’t move-in ready. This means your buyer pool shrinks. Banks require properties to meet minimum safety and livability standards, which unfinished homes typically don’t. This reality means you’ll primarily attract cash buyers or those with access to specialized construction loans.

    Property values may be lower than expected

    Property valuations present another hurdle. Appraisers struggle to determine fair market value when there are few comparable sales of similarly unfinished properties. Buyers naturally factor in completion costs when making offers, often discounting heavily to account for both the expense and the risk of unknown problems. What you thought might sell for $300,000 if finished might only fetch $200,000 in its current state.

    Overcoming negative stigma around unfinished properties

    Negative perceptions plague unfinished properties. Potential buyers wonder why the work stopped. Was there a major problem discovered? Are there hidden structural issues? Even when the reasons are perfectly innocent, that cloud of suspicion affects both buyer interest and offer amounts.

    Prepare for a longer time on market

    The time on market extends considerably when selling an unfinished house. While move-in-ready homes in good markets might sell within weeks, unfinished properties often linger for months. Each passing week reinforces buyer concerns and may force you to reduce your asking price further.

    Legal and compliance considerations you can’t ignore

    Before listing your unfinished property, address the legal and permitting situation. 

    Building codes exist for safety reasons, and buyers need assurance that completed work meets these standards. If renovations or construction occurred without proper permits, disclose this information upfront. Attempting to hide unpermitted work creates legal liability and can derail sales when discovered during inspections.

    Gather all available documentation

    This paper trail demonstrates that work followed proper procedures and helps buyers understand what’s been completed. If you’re missing permit records, contact your local municipal building department. Some areas allow you to request these documents through Freedom of Information Act (FOIA) requests. You should gather the following information:

    • Original building plans 
    • Permit records 
    • Inspection reports
    • Contractor invoices
    • Receipts for materials

    Disclosure requirements vary by state, but sellers typically must reveal all known defects, incomplete work, and any failed inspections. 

    Transparency isn’t just ethical — it’s legally required. Working with a real estate attorney familiar with local requirements can help you navigate these obligations properly.

    Preparing your unfinished property for sale

    Even though your house is unfinished, presentation still matters. 

    Clean up the property so it’s as tidy as possible

    Start by cleaning up construction debris, removing hazardous materials, and securing any dangerous areas like exposed wiring or unstable structures. A tidy construction site looks more professional and suggests the project was managed carefully.

    Organize all your documentation into a folder or binder

    Include permits, invoices, contractor agreements, architectural plans, and any warranties on materials or completed work. This organized approach builds buyer confidence and answers questions before they’re asked.

    Address basic safety and security concerns

    Ensure all entry points lock properly, cover exposed nails or sharp edges, and post clear signage if areas are unsafe. These minimal investments protect both you from liability and potential buyers during showings.

    Consider minor curb appeal improvements 

    Even unfinished homes benefit from mowed lawns, trimmed hedges, and clean exteriors. First impressions matter. An unkempt exterior may make buyers suspect owner neglect, even if that isn’t the case. 

    Strategic pricing and valuation for unfinished houses

    Pricing an unfinished house requires a delicate balance. Set the price too high, and you’ll scare away the limited pool of potential buyers. If you set the price too low, you leave money on the table. 

    Start by hiring a professional appraiser experienced with unique properties. 

    They can assess the current state, estimate completion costs, and provide a realistic market value.

    Calculate what buyers will need to invest to finish the property. 

    Get quotes from contractors for remaining work, including materials and labor. Buyers want to understand their total investment, and providing these estimates demonstrates transparency and helps them see the path to completion.

    Research comparable properties in your area, but look beyond just finished homes. 

    Check for recent sales of fixer-uppers, foreclosures, or other properties sold as-is. These comparables provide better benchmarks for setting your price.

    Build in room for negotiation, but don’t go overboard. 

    Buyers of unfinished properties expect some flexibility on price, but they’re also savvy about costs. An artificially inflated asking price will likely drive away serious prospects. Price the home fairly based on the current condition with modest room for negotiation.

    Marketing to the right audience

    Traditional homebuyers want turnkey properties, so shift your marketing focus to investors, developers, contractors, and buyers seeking customization opportunities. Understanding what motivates someone to buy unfinished property helps craft compelling marketing messages. These buyers see potential where others see problems. They appreciate the blank canvas aspect, the opportunity to build sweat equity, and the chance to create exactly what they want without paying retail prices for someone else’s design choices.

    Visual aids are crucial when selling unfinished properties 

    Professional photography captures the property’s best angles and highlights completed work or desirable features like location or lot size. 

    Consider investing in 3D renderings or virtual staging that shows the finished potential. These visualizations help buyers imagine possibilities rather than focusing solely on current deficiencies.

    Floor plans, architectural drawings, and design concepts give buyers concrete ideas about the space. If you have before photos showing the property’s original state, include these to demonstrate progress made.

    Emphasize location benefits heavily in your marketing. 

    A desirable neighborhood, good school district, proximity to amenities, or attractive lot features can offset unfinished interiors. Highlight what is working: a new roof, updated foundation, quality framing, or premium materials already installed.

    Most importantly, be transparent in your listings. 

    Clearly describe what’s complete, what’s incomplete, and what permits exist. This honesty attracts serious buyers who appreciate straightforward information rather than wasting everyone’s time with surprises during showings.

    Understanding buyer financing options

    Recognize that financing an unfinished property can be complex

    Educating potential buyers about their financing options can facilitate sales. FHA 203(k) loans allow buyers to finance both the home purchase and renovation costs in a single mortgage. The Limited 203(k) program covers minor repairs up to $35,000, while the Standard 203(k) handles major renovations. Both require the property to be at least one year old, and renovations must begin within 30 days of closing and finish within six months.

    Construction-to-permanent loans

    Construction-to-permanent loans offer another path, converting from construction financing to a traditional mortgage once work is completed. However, these loans typically require larger down payments and carry higher interest rates than conventional mortgages.

    Cash buyers dominate the unfinished property market

    They eliminate financing contingencies, close faster, and don’t require the property to meet lender standards. This reality means marketing heavily to investors and cash buyers usually makes the most strategic sense.

    Your selling options for an unfinished house

    You have several paths forward when selling an unfinished house. 

    Fast and simple: Selling as-is to cash buyers 

    Cash buyers, typically investors or house-flipping companies, purchase properties in any condition. The tradeoff is accepting a lower sale price that accounts for the work they’ll need to complete before selling the house again. You avoid: 

    • The stress of completing work
    • Eliminate repair negotiations
    • Often close within days or weeks

    Completion arrangements with buyers take longer but may increase your profit

    Negotiating completion arrangements with buyers offers middle ground. Some buyers might purchase the property with agreements about you completing certain work before closing or providing credits for specific repairs. These arrangements require clear contracts and often extend closing timelines.

    Finishing your house before selling will net the highest sale price but can be expensive and time-consuming

    Finishing high-impact areas before listing can increase your sale price, though this requires additional capital investment. Even partial completion can expand your buyer pool to include those seeking financing. Focus on completing work that most affects livability and safety: 

    • Functional bathrooms
    • Kitchens 
    • Essential systems like plumbing and electrical

    Market the house as an investment opportunity if the market is strong

    Marketing the property as an investment opportunity targets buyers specifically looking for projects. This approach works well in strong real estate markets where buyers see clear upside after completion. Emphasize: 

    • Profit potential
    • Customization possibilities 
    • Below-market pricing

    Moving forward with confidence

    Selling an unfinished house certainly presents challenges, but it’s far from an impossible situation. Thousands of homeowners successfully sell incomplete properties every year by approaching the process strategically. 

    Focus on transparency, target the right buyers, price competitively, and consider working with cash buyers if speed matters most. With proper preparation, realistic expectations, and the right professional guidance, you can close this chapter and move confidently toward your next one.

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    Rebecca Green

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  • Opinion | The Brains Behind Ukraine’s Pink Flamingo Cruise Missile

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    Kyiv, Ukraine

    If politics makes strange bedfellows, war sometimes makes strange career paths. In her 20s, Iryna Terekh was a “very artsy” architect who viewed the arms industry as “something destructive.” Now Ms. Terekh, 33, is chief technical officer and the public face of Fire Point, a Ukrainian defense company. She and her team developed the Flamingo, a long-range cruise missile that President Volodymyr Zelensky has called “our most successful missile.”

    Copyright ©2025 Dow Jones & Company, Inc. All Rights Reserved. 87990cbe856818d5eddac44c7b1cdeb8

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    Jillian Kay Melchior

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