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Macy's Redevelopment Site Investment Opportunity
Macy’s Redevelopment Site Investment Opportunity JOINT VENTURE OR 100% SALE FLAGLER STREET & MIAMI AVENUE, DOWNTOWN MIAMI CLAUDE PEPPER FEDERAL BUILDING TABLE OF CONTENTS EXECUTIVE SUMMARY 3 PROPERTY DESCRIPTION 13 CENTRAL BUSINESS DISTRICT OVERVIEW 24 MARKET OVERVIEW 42 ZONING AND DEVELOPMENT 57 DEVELOPMENT SCENARIO 64 FINANCIAL OVERVIEW 68 LEASE ABSTRACT 71 FOR MORE INFORMATION, CONTACT: PRIMARY CONTACT: ADDITIONAL CONTACT: JOHN F. BELL MARIANO PEREZ Managing Director Senior Associate [email protected] [email protected] Direct: 305.808.7820 Direct: 305.808.7314 Cell: 305.798.7438 Cell: 305.542.2700 100 SE 2ND STREET, SUITE 3100 MIAMI, FLORIDA 33131 305.961.2223 www.transwestern.com/miami NO WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, IS MADE AS TO THE ACCURACY OF THE INFORMATION CONTAINED HEREIN, AND SAME IS SUBMITTED SUBJECT TO OMISSIONS, CHANGE OF PRICE, RENTAL OR OTHER CONDITION, WITHOUT NOTICE, AND TO ANY LISTING CONDITIONS, IMPOSED BY THE OWNER. EXECUTIVE SUMMARY MACY’S SITE MIAMI, FLORIDA EXECUTIVE SUMMARY Downtown Miami CBD Redevelopment Opportunity - JV or 100% Sale Residential/Office/Hotel /Retail Development Allowed POTENTIAL FOR UNIT SALES IN EXCESS OF $985 MILLION The Macy’s Site represents 1.79 acres of prime development MACY’S PROJECT land situated on two parcels located at the Main and Main Price Unpriced center of Downtown Miami, the intersection of Flagler Street 22 E. Flagler St. 332,920 SF and Miami Avenue. Macy’s currently has a store on the site, Size encompassing 522,965 square feet of commercial space at 8 W. Flagler St. 189,945 SF 8 West Flagler Street (“West Building”) and 22 East Flagler Total Project 522,865 SF Street (“Store Building”) that are collectively referred to as the 22 E. -
![Directors and Parties Involved in the [Redacted]](https://docslib.b-cdn.net/cover/8921/directors-and-parties-involved-in-the-redacted-198921.webp)
Directors and Parties Involved in the [Redacted]
THIS DOCUMENT IS IN DRAFT FORM, INCOMPLETE AND SUBJECT TO CHANGE AND THAT THE INFORMATION MUST BE READ IN CONJUNCTION WITH THE SECTION HEADED “WARNING” ON THE COVER OF THIS DOCUMENT. DIRECTORS AND PARTIES INVOLVED IN THE [REDACTED] DIRECTORS Name Address Nationality Executive Directors Mr. Fu Chun Keung (傅鎮強) Flat A, 57/F, Block 1 Chinese Ocean Pointe 8 Sham Tsz Street Sham Tseng New Territories Hong Kong Ms. Cheung Lai Yuk (張麗玉) Flat A, 57/F, Block 1 Chinese Ocean Pointe 8 Sham Tsz Street Sham Tseng New Territories Hong Kong Ms. Fu Wan Ling (傅雲玲) Flat 3515, 35/F, Block M Chinese Chung Chak House Tin Chung Court Tin Shui Wai New Territories Hong Kong Independent non-executive Directors Mr. Chan Cheong Tat (陳昌達) Flat A, 7/F Chinese Block 3, City Garden North Point Hong Kong Mr. Wong Wing Keung Meyrick (王泳強) Room 1907, Block M Chinese Kornhill Quarry Bay Hong Kong Mr. Chan Chi Ming Tony (陳子明) Flat A, 19/F Australian Tower 9, The Visionary 1 Ying Hong St Tung Chung Hong Kong For the biographies of the Directors, please refer to the section headed “Directors and senior management” in this document. —47— THIS DOCUMENT IS IN DRAFT FORM, INCOMPLETE AND SUBJECT TO CHANGE AND THAT THE INFORMATION MUST BE READ IN CONJUNCTION WITH THE SECTION HEADED “WARNING” ON THE COVER OF THIS DOCUMENT. DIRECTORS AND PARTIES INVOLVED IN THE [REDACTED] PARTIES INVOLVED Sole Sponsor South China Capital Limited A corporate licensed under the SFO and permitted to carry out Type 6 (advising on corporate finance) of regulated activities as defined under the SFO 28/F, Bank of China Tower No.1 Garden Road Central Hong Kong [REDACTED] Legal advisers to the Company As to Hong Kong law: Li & Partners 22/F, World-Wide House 19 Des Voeux Road Central Central Hong Kong —48— THIS DOCUMENT IS IN DRAFT FORM, INCOMPLETE AND SUBJECT TO CHANGE AND THAT THE INFORMATION MUST BE READ IN CONJUNCTION WITH THE SECTION HEADED “WARNING” ON THE COVER OF THIS DOCUMENT. -
Mdm Hotel Group Names Florencia Tabeni Vice President of Operations & Development for Its Hotel Division
FOR IMMEDIATE RELEASE Contact: Israel Kreps Veronica Villegas Kreps DeMaria PR (305) 663-35443 [email protected] [email protected] MDM HOTEL GROUP NAMES FLORENCIA TABENI VICE PRESIDENT OF OPERATIONS & DEVELOPMENT FOR ITS HOTEL DIVISION MIAMI (September 15, 2016) – MDM Hotel Group announced today that it has named Florencia Tabeni Vice President of Operations & Development for MDM Hotel Group, MDM Development LLC’s hotel division, which has been managing and operating its own hotels for nearly 30 years. In her new role, Tabeni will be overseeing all aspects of operations for all of MDM Hotel Group’s properties. She will also oversee the areas of Sales & Marketing, Quality Assurance, Revenue Management, Human Resources, Information Technology, as well as hotel renovation developments for the company as a whole in order to ensure compliance, brand management and consistency throughout all of the hotel properties. Tabeni first began working with MDM in 2002 as the JW Marriott Hotel Miami’s Director of Sales and Marketing and subsequently was named as the hotel’s General Manager. In 2009, she became General Manager for the renowned JW Marriott Marquis Miami & Hotel Beaux Arts during the preopening and has since been overseeing the two hotels while growing the company’s team. “We are very proud to assign this important role to someone with Florencia’s expertise and long track record of success, both within our company and the hospitality industry,” says Alejandro Jerez, CFO of MDM Hotel Group. “She is highly respected by her peers and has been recognized as a proven leader. We look forward to continued success and expansion under her leadership.” Founded in 1990, MDM Development LLC began with the acquisition of the Miami Marriott Dadeland, along with the subsequent acquisition of the Datran I and II office complexes. -
Insight from the Breakers
AUGUST 2018 | SFBWMAG.COM | $7.95 Insight from The Breakers CEO Plan an event On a Celebrity cruise, your team will enjoy premium event experiences, complimentary meeting spaces with state-of-the- that proves business art A/V equipment, world-class accommodations, distinctive restaurants with menus crafted by our Michelin-starred chef, can mix seamlessly and live entertainment throughout the ship. And, with more than with pleasure. 300 destinations on all seven continents, we open up a world of possibilities for your event—literally. Learn about our latest offers contact Joyce Lopez at (754) 317-3505 or [email protected] FOR THE 11TH CONSECUTIVE YEAR 2©2018 AUGUST Celebrity 2018 Cruises. • www.sfbwmag.com Ships' registry: Malta and Ecuador. Let Us Take a Look At Your Employee Benefits Needs! Arthur Novoseletsky Samantha Graveline Laura Sherwin Antonio Tavares Francisco Menendez Brown & Brown Benefit Consultants 1201 W. Cypress Creek Road, #130, Fort Lauderdale, FL 33309 954- 776-2222 1-800 648-9303 www.bbftlaud.com Medical Insurance – Level Funded / Fully Insured / Self-Funded Prescription Drug Dental Insurance Vision Insurance Disability Insurance – Short Term Disability / Long Term Disability Life Insurance Voluntary Programs Assistance with COBRA HR / Benefits Compliance Online Enrollment Technology www.sfbwmag.com • AUGUST 2018 3 WHERE BOUNDARIES ARE BROKEN PROJECT LAW FIRM MIAMI 4 AUGUST 2018 • www.sfbwmag.com WHERE BOUNDARIES ARE BROKEN 2818 Center Port Circle Pompano Beach, FL 33064 • P 954.735.8223 18288 Collins -
Filing # 107142705 E-Filed 05/06/2020 03:17:24 PM
Filing # 107142705 E-Filed 05/06/2020 03:17:24 PM IN THE CIRCUIT COURT OF THE 11TH JUDICIAL CIRCUIT IN AND FOR MIAMI-DADE COUNTY, FLORIDA LION ADV, INC., Case No. 2020-xxxxxx-CA-xx Plaintiff, JURY TRIAL DEMANDED vs. SUNSET ENTERPRISE LTD, BCC FOOD HALL LLC d/b/a/ LUNA PARK, and ROBERTO COSTA, Defendants. ______________________________________/ COMPLAINT Plaintiff Lion Adv, Inc., by and through its attorneys, sues Defendants Sunset Enterprise Ltd, BCC Food Hall LLC d/b/a/ Luna Park, and Roberto Costa, for breach of contract, unjust enrichment, and alter ego, and alleges: PARTIES 1. Plaintiff Lion Adv, Inc. (“Lion”) is a Florida For-Profit Corporation with its principal place of business in Miami-Dade County, Florida. Mirko Scarcella (“Scarcella”) is the owner and president of Lion. He is an entrepreneur, author, and renowned personality in the social media world. 2. Defendant Sunset Enterprise Ltd (“Sunset”) is a United Kingdom Limited Liability Company with its principal place of business in London, England. Sunset does extensive business in Florida and has attorneys in Florida to handle its legal matters. 3. Defendant BCC Food Hall LLC (“BCC”) is a Florida Limited Liability Company with its principal place of business in Miami-Dade County, Florida. BCC operates a food hall at Brickell City Centre under the name Luna Park. 1 4. Defendant Roberto Costa (“Costa”) is the owner of BCC. Costa also owns eleven other restaurants around the world. RELEVANT NON-PARTY WITNESSES 5. Walter Gumina (“Mr. Gumina”) is an employee or agent of BCC. 6. Muhammad Asif (“Mr. Asif”) is the CFO of G-Life Corp., another Costa company. -
Miami's Election Rejection
October 2019 www.BiscayneTimes.com Volume 17 Issue 8 © Miami’s Election Rejection The city’s District 2 is waterfront, rich, powerful, and cursed CALL 305-756-6200 FOR INFORMATION ABOUT THIS ADVERTISING SPACE 2 Biscayne Times • www.BiscayneTimes.com October 2019 October 2019 Biscayne Times • www.BiscayneTimes.com 3 Where Buyers FAST BAY ACCESS 2019 New 5,300 SF Waterfront Home and Sellers FOR SALE OR LEASE ` intersect every day Direct Bay Access - 2250 Bayview Ln 4 Bedroom 3 Bathroom pool home, 2,805 SF. Quiet 2019 New Waterfront Pool Home - $2.49M cul-de-sac, best location on the island. 75’ft on New 5,300 SF Contemporary Home with Ocean Access, no water with Bay access in seconds. On 9,375 SF lot. bridges to Bay. 4BR, 5BA + den/office or 5th BR, 665sf covered patio downstairs. 2 car gar. Dock up to 75' ft boat. For Sale or Lease Brand New 2019 Waterfront Home ! 2045 Keystone Blvd - $2.39M New modern style home rests on 75 ft of waterfront, no bridges to Bay & quick ocean access. New Modern Home - $699,000 Appx 5,000 sf, 5br 5ba, pool, 2 car garage. New 2130 Alamanda Dr. This new home is move in ready seawall and new dock. and never lived in. Features an open floor plan, 3 large 2015 New Construction - $699,000 bedrooms, 3 full baths, impact windows & doors plus 3 bedroom 3 bathroom. 1,865 SF home on 9,040 SF Three Tequesta Point on huge yard with room for pool. 2,134 SF, 1 car garage corner lot. -
Vice 300 Biscayne Boulevard
DOWNTOWN MIAMI FL VICE 300 BISCAYNE BOULEVARD CONCEPTUAL RENDERING SPACE DETAILS LOCATION GROUND FLOOR West block of Biscayne Boulevard between NE 3rd and NE 4th Streets NE 4TH STREET 38 FT SPACE Ground Floor 1,082 SF FRONTAGE 38 FT on NE 4th Street 1,082 SF TERM Negotiable (COMING SOON) POSSESION LEASE OUT Summer 2018 SITE STATUS New construction LEASE OUT CO-TENANTS Caffe Fiorino (coming soon), GOGO Fresh Foods (coming soon) and OXXO Care Cleaners (coming soon) NEIGHBORS Area 31, Fratelli Milano, CVI.CHE 105, Gap, Il Gabbiano, Juan Valdez Coffee, NIU Kitchen, Pollos & Jarras, Segafredo, Skechers, Starbucks, STK Miami, Subway, Ten Fruits, Toro Toro, Tuyo Restaurant, Victoria’s Secret, Wolfgang’s Steakhouse and Zuma COMMENTS VICE is a 464-unit apartment tower under construction in the heart of Downtown Miami Directly across from Bayside Marketplace and neighboring Miami Dade College, two blocks from American Airlines Arena, and adjacent to the College-Bayside Metromover Station Miami-Dade College has over 25,000 students on campus daily (COMING SOON) (COMING SOON) ADDITIONAL RENDERINGS CONCEPTUAL RENDERING CONCEPTUAL RENDERING CONCEPTUAL RENDERING Downtown Miami & Brickell Miami, FL AREASeptember 2017 RETAIL NW 8TH STREET NE 8TH STREET VICE AVENUE 300 BISCAYNE NE 7TH STREET NE 2ND HEAT BOULEVARD BOULEVARD MIAMI FL FREEDOM TOWER NW 6TH STREET PORT BOULEVARD MIAMI-DADE COLLEGE FACULTY Downtown Miami PARKING Movers NW 5TH STREET NE 5TH STREET 300 BISCAYNE BOULEVARDP MIAMI-DADE COLLEGE FEDERAL NE 4TH STREET NE -
Project-Approval-Log-Condos.Pdf
Condo Approval Log as of 3‐16‐19 State Project Name Project Location Phase Warrantable Decision Expiration Date HOA Cert Exp Date Insurance Exp Date Budget Exp Date AL Bella Luna Orange Beach, AL. 36561 Entire Warrantable ‐ O/O or 2nd Home Only Approval Expired 3/5/2017 2/27/2017 4/7/2017 12/31/2016 AL Brown Crest Auburn, AL 36832 Phase 1 Warrantable Approval Expired 9/24/2016 11/2/2016 2/28/2017 12/31/2016 AL Creekside of Auburn AL, Auburn 36830 Entire Warrantable ‐ Freddie Mac Only Approval Expired 3/28/2017 3/13/2017 11/1/2017 12/31/2017 AL Donahue Crossing Auburn, AL. 36830 Entire Warrantable Approval Expired 11/13/2016 10/27/2016 7/4/2017 12/31/2016 AL Residences Auburn, AL 36830 Entire Warrantable Approval Expired 9/15/2016 7/14/2016 8/6/2016 12/31/2016 AL Seachase Orange Beach, AL 36561 Entire Warrantable Approval Expired 12/1/2016 11/14/2016 5/23/2017 12/31/2016 AZ Bella Vista Scottsdale, AZ 85260 Entire Warrantable Approval Expired 9/10/2015 9/3/2015 5/9/2016 12/31/2015 AZ Colonial Grande Casitas Mesa, AZ 85211 Entire Warrantable Approval Expired 3/14/2018 2/28/2018 7/6/2018 12/31/2018 AZ Desert Breeze Villas Phoenix, AZ 85037 Entire Warrantable Approval Expired 11/25/2017 11/21/2017 6/25/2018 12/31/2017 AZ Discovery at the Orchards Peoria, AZ 85381 Entire Warrantable Approval Expired 8/8/2017 7/19/2017 8/24/2017 12/31/2017 AZ Eastwood Park Mesa, AZ 85203 Entire Warrantable Approval Expired 9/12/2017 9/7/2017 1/30/2018 12/31/2017 AZ El Segundo Phoenix, AZ 85008 Entire Non‐Warrantable Approval Expired 9/21/2018 8/28/2018 11/8/2018 12/31/2018 AZ Leisure World Mesa, AZ 85206 Entire Warrantable Approval Expired 3/11/2018 3/4/2018 1/1/2018 12/31/2017 AZ Mountain Park Phoenix AZ 85020 Entire Warrantable Approval Expired 7/13/2015 7/2/2015 11/15/2015 12/31/2015 AZ Palm Gardens Phoenix, AZ 85041 Entire Warrantable Approval Expired 7/11/2016 7/5/2016 11/23/2016 12/31/2016 AZ Pointe Resort @ Tapatio Cliffs Phoenix, AZ. -
Miami River Residential Development Projects
Miami River Residential Development Projects May 2009 **************************************************** The following “Miami River Residential Development Project List” is a reflection of riverfront properties that have either a) completed construction; b) commenced construction; or c) currently undergoing permitting and/or design phase since 2000. The following data was compiled by MRC staff based on information provided by developers, architects and a variety of sources associated with each distinct project. Please note projects are listed geographically from east to west. 1) Project Name: One Miami Location: 205 South Biscayne Boulevard, north bank of Miami River and Biscayne Bay Contact: Sales Office (305) 373-3737, 325 South Biscayne Boulevard Developer: The Related Group (305) 460-9900 Architect: Arquitectonica, Bernardo Fort-Brescia (305) 372-1812 Description: Twin 45-story residential towers with parking, connected to a new $4.1 million publicly accessible Riverwalk on the north shore trailhead Units: 896, one, two and three bedroom residences Website: www.relatedgroup.com/Our-Properties/past_projects.aspx Status: Construction completed in 2005 2) Project Name: Courts Brickell Key Location: 801 Brickell Key Boulevard Contact: Homeowners Association (305) 416-5120 Developer: Swire Properties (305) 371-3877 Description: 34 stories connected to a publicly accessible riverwalk Units: 319 condominium apartments Status: Construction completed in January 2003 3) Project Name: Carbonell Location: 901 Brickell Key Boulevard Contact: Homeowners Association (305) 371-4242 Developer Swire Properties (305) 371-3877 Description: 40 stories Units: 284 residential units Architect: J. Scott Architecture (305) 375-9388 Status: completed in October 2005 4) Project Name: Asia Location: 900 Brickell Key Drive Contact: Megan Kelly (305) 371-3877 Developer: Swire Properties (305) 371-3877 Description: 36 stories connected to a publicly accessible riverwalk Units: 123 residential units Architect: J. -
Housing & Relocation Guide
HOUSING & RELOCATION GUIDE 2013-2014 2017- 2018 TABLE OF CONTENTS Introduction p. 2 Helpful Resources p. 3 Real Estate Agents p. 4 Tips for a Successful Search p. 5 Tips for Avoiding Scams and Foreclosed Properties p. 5 Tips for Managing Your Budget p. 6 Tips for Finding a Roommate p. 6 Tips for Getting Around pp. 7 - 8 Popular Neighborhoods & Zip Codes pp. 9 - 10 Apartment & Condo Listings pp. 11 - 20 Map of Miami pp. 21 - 22 INTRODUCTION Welcome to the University of Miami School of Law Housing & Relocation Guide! Moving to a new city or a big city like Miami may seem daunting, but this Guide will make your transition into Miami Law a smooth one. The Office of Student Recruitment has published this Guide to help orient incoming students to their new city. The information provided in this publication has been gathered from numer- ous sources, including surveys completed by current law students. This information is compiled for your convenience but is by no means exhaustive. We are not affiliated with, nor do we endorse any property, organization or real estate agent/office listed in the Guide. Features listed are provided by the property agents. We strongly suggest you call in advance to schedule an appointment or gather more information, before visiting the properties. Please note that most rental prices and facilities have been updated for 2017, but the properties reserve the right to adjust rates at any time. Once you have selected an area to live in, it is wise to examine several possibilities to compare prices and quality. -
Executive Branch—2009 Registrations by Lobbyist Name
03/17/10 12:03:09 EXECUTIVE BRANCH—2009 REGISTRATIONS BY LOBBYIST NAME Aaron, Lisa . 850/412-0300 Greentree Group, The 413 N Meridian St, Tallahassee, FL 32301 1360 Technology Court Ste 100, Beavercreek, OH 45430 Lobbying Firm(s): Industry Code: 541512 Effective: 11/24/2009 One Eighty Consulting Harvest Technology Group, Inc 413 N Meridian St, Tallahassee, FL 32301 3510 Old Milton Pkwy, Alpharetta, GA 30005 Phone: 850/412-0300 Industry Code: 541512 Richwood Governmental Consultants, LLC Effective: 02/12/2009 413 N Meridian St, Tallahassee, FL 32301 Insight Public Sector Phone: 850/412-0300 6820 S Harl Ave, Tempe, AZ 85283 Industry Code: 423430 Principal(s): Effective: 01/02/2009 AAJ Technologies Inspired Technologies 6301 NW 5th Way Ste 1700, Fort Lauderdale, FL 2700 Blairstone Rd Ste E, Tallahassee, FL 32301 33309 Industry Code: 541511 Industry Code: 541511 Effective: 04/21/2009 Effective: 01/02/2009 Intel Corporation AirTight Network, Inc Building Chandler 7, 5000 W Chandler Blvd, 339 N Bernardo Ste 200, Mountain View, CA Chandler, AZ 85226 94043 Industry Code: 334413 Industry Code: 334210 Effective: 01/02/2009 Effective: 03/13/2009 KPMG LLP Asysco 111 N Orange Ave Ste 1600, PO Box 3031, 3301 Thomasville Rd, Tallahassee, FL 32308 Orlando, FL 32802 Industry Code: 541512 Industry Code: 541219 Effective: 01/02/2009 Effective: 01/02/2009 BDNA McAfee, Inc 339 N Bernardo Ave, Mountain View, CA 94043 3965 Freedom Circle, Santa Clara, CA 95054 Industry Code: 511210 Industry Code: 511210 Effective: 01/02/2009 Effective: 01/27/2009 Blue Coat Systems, Inc. Metatomix, Inc 420 N Mary Ave, Sunnyvale, CA 94085 3 Allied Dr Ste 210, Dedham, MA 02026 Industry Code: 334210 Industry Code: 511210 Effective: 01/02/2009 Effective: 01/02/2009 BMC Software, Inc Novell, Inc 8401 Greensboro Dr Ste 100, McLean, VA 22102 1800 S Novell Place PRV-C111, Provo, UT 84606 Industry Code: 511210 Industry Code: 511210 Effective: 01/02/2009 Effective: 12/18/2009 Brandt Information Services, Inc Panasonic Computer Solutions Co., Unit of 1377 Cross Creek Circle, Tallahassee, FL 32301 Panasonic Corp. -
Curriculum Vitae
Curriculum Vitae JEFF CHOOPANI AIA HIGHER EDUCATION Institutional: Florida International Bachelor of Architectural Technology 1988 (Civil Engineering Minor) West Stark Community College Ft Smith, Arkansas Associate in Arts 1979 Certifications: Post-Disaster Safety Assessment Evaluator Training 2009 Members: (AIA) American Institute of Architects (ASTM) American Society for Testing and Materials (BOMA) Building Owners and Managers Association EXPERIENCE QUALIFICATIONS. Knowledgeable and experienced within all aspects of Exterior Wall (Structural and Conventional Panel Systems, Stick Systems, Doors, Windows, Storefronts and Masonry Systems. With over 20 years of experience in providing Exterior Wall Testing Laboratory services inspections. I have 12 years of experience in waterproofing systems (above and below grade); concrete restoration and exterior field applied insulated finishes systems (convention or panel systems). PROFESSIONAL Miami Curtain Wall Consultants, Corp Current Principal, Senior Consultant, Founding Member Client Representative: Produce specifications for the exterior (i.e., Curtain walls, window walls, cladding, masonry, masonry/ stone composite walls) for project construction documents. Provide a full range of Quality Control Procedures on significant buildings. Organized and coordinated the quality control procedures utilized on building systems for manufacturing, delivery, final erection and testing. Witnessed construction of full scale project mock-ups and issued test reports. Provided remedial solutions to problems during testing that where later implemented in buildings already under construction. Reviewed architectural and shop drawings for inadequacies in the areas of water penetration, condensation, vapor penetration, anti-terrorism, and structural performance during design development and construction document phase of projects. Supervised inspections conducted daily in the field and shop. Observed and recorded day to day operations between architects, engineers and contractors.