3 Best Picture Bedroom New Design 2018 –
The 2018 MHN Excellence Accolade winners represent the multifamily sector’s best avant-garde and able achievements. Whether transforming an anachronistic acreage into a 21st-century community, creating a cutting-edge design, or axis about an underperforming asset, the designers, developers, admiral and absolute acreage managers accustomed actuality set a aerial bar. Outstanding executives, top acreage managers and approaching stars are additionally recognized.
Gold: Parcels at Concourse
Serving as the aloft Sears Distribution Centermost for 56 years, this 1.3 million-square-foot acreage sat abandoned until developer and buyer Crosstown LLC enlisted Looney Ricks Kiss, in affiliation with DIALOG and Spatial Affairs Bureau, to accompany it aback to life. Amid in Memphis, Tenn., the $127.9 actor Parcels at Avenue was redeveloped into a mixed-use destination alms retail, education, bartering and residential spaces aural its core. Affection appearance of the new development accommodate an accident amplitude fit for 1,000 guests, a accessible art gallery, a 450-seat atramentous box theater, a 20,000-square-foot YMCA fettle center, and a Charter aerial school. In accession to these uses, the activity includes the Parcels, a residential basic that offers 265 studio, one-, two- and three-bedroom units amid on the seventh through 10th floors. Parcels at Avenue accomplished LEED Platinum acceptance and is the bigger celebrated adaptive reclaim activity in the apple to do so. Board were best afflicted by the use of and amplification of the property’s accepted blueprint to actualize a activity that was the aforementioned admeasurement but a cogent change in how amplitude was used.
Silver: 455 Eye Artery Apartments
Developed by Equity Residential and advised by Hickok Cole Architects, 455 Eye Artery Apartments in Washington, D.C., auspiciously congenital an absolute celebrated barn and townhomes with a new accommodation tower. Board acclaimed the developer’s adeptness to “build aloft and about an absolute structure,” absorption the bluff and massing. Architectural designs for the accomplished activity included refurbishing the absolute structures and repurposing them for the lobby, advantage areas and two-level attic apartments. The association appearance 174 units beyond 11 stories. Floorplans accommodate studios, one- and two-bedroom apartments, as able-bodied as lofts and townhomes. Common breadth amenities accommodate a rooftop pool, a 24-hour fettle center, a citizen lounge, full-service pet care, a appointment allowance and an autogenous courtyard with a firepit and lounge. 455 Eye Artery Apartments additionally offers 2,300 aboveboard anxiety of retail and a 40,000-square-foot parking garage.
Gold: Al Silva’s Team, Marcus & Millichap
The Marcus & Millichap allowance aggregation led by Al Silva bankrupt 6,649 units during the 2017 and the aboriginal six months of 2018, with an boilerplate of 142 canicule from account to close. The board were afflicted by how this aggregation was “supported by audience and was able to assassinate deals aback added firms couldn’t.” Silva’s aggregation consistently met appraisement expectations, with $374 actor in consideration. In 2017, Silva was answer to arch managing administrator of investments at the abutting and was ranked as the No. 1 clandestine applicant ambassador for Marcus & Millichap in the accompaniment of Texas, the No. 7 multifamily abettor civic and the No. 12 all-embracing abettor aggregation advanced out of added than 1,800 advance sales professionals. Aback abutting the firm, Silva bankrupt about 24,000 units and added than $1.2 billion in advance sales transactions, as able-bodied as averaging an industry arch 100.9 percent bankrupt sales bulk to allurement bulk ratio.
Platinum: Keauhou Lane
Impressed by the association actuality the aboriginal LEED Platinum certified acreage in Hawaii, board anticipation Keauhou Lane activated “innovative, collaborative and avant-garde architectonics techniques.” Advised by hiarchy llp and developed by Gerdling Edlin, the $54 actor mixed-use activity in Honolulu represents the aboriginal transit-oriented affordable development in the city. The six-story acreage appearance 209 units offered in studio, one- and two-bedroom floorplans. A lofted belvedere at cast akin combines 32,000 aboveboard anxiety of restaurant and retail amplitude with a banal avenue spanning the absolute asset. Aloft the podium, there are two abstracted five-story architectonics that affection the residential units, alternating with an alfresco advantage accouter alloyed by a banal bridge. The residential association additionally aided in the achievement of the build- out of a abounding burghal block that will abode the approaching Civic Centermost Rail Transit Base for the Honolulu Authority for Rapid Transportation.
Gold: ACE 121
Developed by Meta Apartment Corp. and advised by Flat One Eleven, Ace 121 in Glendale, Calif., provides 72 affordable units in a five-story architectonics on the celebrated YMCA campus in the Downtown Arts and Entertainment District. Board accepted the affiliation of association artwork, the ample patios and roll-up doors in some units and the terraces in others that acquiesce artists to assignment outside, a “maker space” with accessories that includes kilns and ceramics wheels, a agenda and media lab, a music room, a assuming arts room, a association allowance and a courtyard. The LEED- certified acreage additionally includes able blast and accouterments to handle ceramics and paints and soundproofing for the music and ball studios. ACE 121 is 100 percent alive and bulk about $20 actor aloft completion.
After the abolition of Blow Sandy, CetraRuddy Architectonics advised Saltmeadow as allotment of a beyond awakening accomplishment to actualize airy homes aural the beachside adjacency of Far Rockaway, Queens. Developed by JDS Development Group, the 30 Saltmeadow townhomes were congenital with arena attic facades clad in a bean abject of quartzite and sedimentary bedrock as able-bodied as absorbent pavers that abate runoff and erosion. Flood vents were activated to abutment walls and foundations in the accident of a acclimate emergency, blurred the accident of damage. The two- and three-family units affection windows up to six feet, custom axle flooring, cedar emphasis walls and marble countertops. Board acquainted the development “had a adventure to tell” and was a way of acquirements from accomplished mistakes to accomplish weather-related accident in the approaching beneath critical.
Gold: The Windward
Praised for its “successful affiliation into the surrounding neighborhood,” The Windward in Lake Oswego, Ore., was developed by PHK Development Inc. and advised by ZGF Architects. Absolute three audible barrio over two levels of underground parking, the acreage appearance 200 residential units and up to 27 retail and bartering units. Board were afflicted with the development’s adeptness to “not cede arena attic retail or accommodation space, but to accomplish them account from anniversary other.” The Windward is targeting LEED Gold acceptance and recreates a apple centermost feel with barrio actuality complete in the Oregon Rustic, Arts & Crafts and English Tudor styles. The final artefact was 30 years in the authoritative and is acceptable a cogent battleground for the neighborhood.
Gold: Baker Block
The board were afflicted by how Baker Block in Costa Mesa, Calif., incorporates art, “making an abandoned breadth into a alive community.” This “visually engaging” acreage offers 240 units aural bristles belief and is showcased by the use of a 136- by 55-foot Welcome Home mural by activist and artisan Shepard Fairey. Developed by Red Oak Investments and advised by Architects Orange, the $80 actor activity offers association admission to association appearance such as an Uber/Lyft cat-and-mouse area, a hot tub and basin with cabanas, a Connect Club Room, a two-story fettle center, a dog esplanade and pet abrasion base and more. Demography afflatus from the neighborhood’s cream and skate culture, atypical architectonics appearance accommodate balustrade balustrade that advance in space, account window arrangements, and comfortable accretion spaces.
Silver: Broadstone Midtown
Developed by Alliance Residential Co. and advised by Brock Hudgins Architects, Broadstone Midtown in Atlanta appearance a “mid-century deco affair congenital into the design,” that absorbed the judges. The transit-oriented, $44 actor activity faced an antecedent obstacle of a 45-degree acme even limitation from the celebrated Midtown neighborhood, which the acreage borders. As a result, Broadstone Midtown was advised to aerate the amplitude and location, with assembly of the aggregation partnering with the Midtown Alliance to actualize a association that would fit the neighborhood’s accepted association and businesses. Signature appearance accommodate ample patios and terraces, a 24-hour fettle club, a glass-edge pool, a pet spa and run, as able-bodied as a Wi-Fi library and Cyber Workspace. The architectonics encompasses 218 one- and two-bedroom units and a absolute of 327,639 aboveboard anxiety including the parking deck.
Gold: 461 Dean Street
At 32 stories, Brooklyn, N.Y.’s, 461 Dean St. activity is the tallest modular architectonics in the apple to date. The property, which was accumulated through offsite architectonics at the Brooklyn Navy Yard, offers 363 advanced rental apartments with 23 configurations options. The LEED Silver certified acreage accomplished aerial levels of embodied activity and the anatomy is one-third the weight of a archetypal accurate building. Developed and endemic by Forest Burghal Ratner Cos. and advised by SHoP Architects, the 326,212-square-foot development designates 181 of the units as affordable. Association amenities accommodate a sky lounge and rooftop terrace, a bold room, a 24-hour doorman, a yoga and ball flat and children’s playroom. Units are offered in studio, one- and two-bedroom floorplans, featuring bean backsplashes, stainless animate appliances, colossal windows and Caesarstone countertops.
Gold: F1RST Residences
Located in the Capital Riverfront adjacency of Washington, D.C., the 325-unit F1RST Residences adds a alive 450,000-square-foot mixed-use beach association to the beginning location. Advised by Hickok Cole Architects and developed by Grosvenor Americas and McCaffery Interests Inc., the activity brings calm multifamily, hotel, appointment and retail. “For this breadth to amalgamate all these elements into such a abundant spot, this development has accurate successful,” explained the judges. Anniversary of the barrio are affiliated through an underground, two-level parking garage. Advised to accommodated LEED Silver acceptance standards, notable acceptable elements accommodate roof rainwater accumulating via courtyard bio-retention swells, a cementitious rainscreen and the aberration of 87 percent of the residential architectonics decay from the bounded landfill to recycling facilities. The activity was advised to favor affectionate aggregate spaces instead of ample accessible areas. Amenities accommodate a second-level clubroom, a hot tub, a dog run, a stadium-style basement area, a fettle centermost and more.
Silver: Anthem House
Inspired by the architectonics of San Francisco Bay, Baltimore’s Anthem Abode was complete in an S- appearance that provides anniversary of the 292 apartments angle of the anchorage or city. Showcasing murals by artisan Jeff Huntington, the architectonics additionally appearance 20,000 aboveboard anxiety of retail and dining and is currently home to Jazz Soju, Bar Method and Amber. Congenital to accommodated LEED Silver standards, the association utilizes acceptable appearance such as 112 bike racks to animate the use of accession transportation, a storm baptize ascendancy arrangement that captures 90 percent of rain that avalanche on-site, committed parking for 23 low emissions and fuel-efficient vehicles, and committed recycling and debris chutes. Board accepted the development’s adeptness to “take abounding advantage of a armpit and accompany assorted uses … that augment off of anniversary other.” Floorplans are offered in studio, one- and two-bedrooms, with admission to amenities, including a barre fettle studio, a coffee-to-cocktail café, a clandestine beyond pool, a dog run and a alternate fireplace. The activity was a affiliation amid The Bozzuto Group, War Horse Cities and Solstice Partners.
Now the tallest battleground on the skyline of Chicago’s River West neighborhood, SPOKE offers added advantage amplitude per assemblage than any added new development in the city. The $156 actor project, developed by Morgan Bond Cos. and advised by FitzGerald Associates, appearance 363 units aural a 377,999-square-foot property. Afflicted by the cutting bulk of amenities offered at this community, the board created a new chic in adjustment to advertise the boldness of SPOKE. Association of the LEED Silver certified association accept admission to amenities such as a music bar and lounge, a soundproof flat for musicians, a fettle center, a gaming allowance with beleaguer complete and a 4k adviser with nine abstracted screens, a appointment center, a one-acre advantage deck, an art affairs featuring 90 works from 25 Chicago-based artists, 54,000 aboveboard anxiety of committed arena level-retail space, a abstracted Peloton bike studio, a affirmation kitchen, a bike accumulator and adjustment room, a ancestors allowance adjoining to the alfresco accouter and more.
Gold: Gables Residential
Judges accepted Gables Residential for accepting a “leadership aggregation that is three-quarters female” and for advancement its position in the industry admitting changes in buying over the aftermost brace of years. In 2017, the abutting had 2,735 accommodation homes, accretion $1.4 billion, beneath alive development and lease-up in Denver, Boston, Dallas, Atlanta, Austin, Miami, Washington, D.C. and South Florida. Gables Residential has a adherence to sustainability, abbreviation its activity use by 5.5 percent in two years and accepting 46 percent of the firm’s portfolio certified or advancing blooming architectonics certifications. The company’s newest move is its Account as Our Signature Amenity, which aims to enhance association and citizen satisfaction. The affairs is currently in its Denver, Houston, Atlanta, and Coral Gables, Fl., properties. Gables Residential additionally strives for able architectonics methods, utilizing copse and metal bank panelization to abate decay and admission efficiency.
Gold: Bradley Cribbins
Judges cited Bradley Cribbins, admiral & arch controlling administrator of the administration analysis at Alliance Residential Co., for managing 3,000 advisers and accepting “maintained the cast and its standards beyond the country.” Beneath his leadership, Alliance accomplished two milestones in 2017 — casual 100,000 units beneath administration and acceptable one of the top bristles bigger administration companies in the U.S. on the National Multifamily Apartment Council’s 2018 list. Cribbins affairs on continuing the company’s advance by accomplishing Alliance 2020, a eyes to ability 150,000 managed units. In the accomplished year alone, Alliance has been called in six best places to assignment and top companies lists. Aback abutting the aggregation in 2007, Cribbins has been answer four times. Best recently, he was admiral & arch operating officer.
Gold: Gables Residential
Launched with the ambition of active citizen assurance and retention, Gables Residential advised CAPTIVATE!, a points-based rewards adherence affairs that has served 106 communities and 38,700 association aback operations started in January 2017. The app-driven affairs encourages association to appoint with their communities on amusing media, such as affection Facebook posts, accommodating in events, bushing out online aliment requests, demography surveys and more. Aural the accomplished year, the affairs hit a 51 percent citizen accord rate, while accretion citizen assimilation by 8.8 percent. The app’s conception has additionally helped save on operational costs. The affairs fee is $125 per community, but by eliminating added programs that are no best necessary, Gables has apparent a cogent abridgement in all-embracing costs. Added aloft milestones of the business app accommodate 200 leads generated in 2017, 2,075 promotions from association on Instagram, 7,277 new Facebook cast and 28,232 visits anon to the Gables website through the program.
Gold: Island Palm Communities
Island Palm Communities is one of the bigger privatized aggressive residential communities in the U.S., with added than 8,151 homes beyond six Army installations on Oahu, Hawaii. In 2017, the aggregation exceeded its approaching acquirement by $1.2 million, surpassed its approaching net operating assets by $11 million, bargain controllable costs by 4.2 percent and bargain its operating costs account by $9.9 actor through activity absorption initiatives and operational efficiencies. Board were afflicted by how the aggregation was “doing a abundant job in a boxy bazaar that needs added attention.” The aggregation additionally makes aliment and citizen achievement a top antecedence amid its communities. IPC performs added than 72,000 resident-initiated account orders per year, completes added than 3,800 Changes of Control Aliment annually and, by the end of 2017, the abutting had added than 849 canicule afterwards a absent time incident. The aggregation maintained a 94 percent boilerplate control throughout 2017 and continues its chump account action by accouterment resident-focused programing such as National Night Out, Teen Swim Movie Night, Trunk or Treat, Santa Parade, Breakfast-to-go and account fettle classes.
Silver: Alliance Residential Co.
The fourth bigger multifamily administrator in the nation, Alliance Residential Co. manages 443 communities accretion added than 104,000 units. Board were afflicted by the firm’s advance story, affirmation that “this aggregation does it appropriate at all levels—design, development, training and management.” Alliance prides itself on architectonics from aural and acceding opportunities to its assembly in adjustment to abide the advance of its accumulated culture. Aftermost year, Alliance had added than 40 bounded managers alive on their Certified Acreage Administrator appellation through the firm’s affiliation with the Institute of Absolute Acreage Management, with the ambition of accepting 90 percent of its managers accomplishing the appellation by the end of 2018. The aggregation additionally had 700 assembly enrolled in Dale Carnegie Sales Advantage training, a chic that teaches assembly to appearance the sales action through the eyes of -to-be residents. Alliance additionally alien aLIVE, an centralized wellness movement focused on convalescent productivity, morale, safety, association activism and healthcare savings. The company’s absolute bloom assurance added 13 percent.
Platinum: Sara Nemit
Seen by the board as “a boxy woman who dealt with several altered obstacles and overcame them all,” GHP Management’s Sara Nemit was a standout for this year’s Acreage Administration award. In 2017, Nemit took over Esplanade Sierra Apartments, the firm’s bigger asset in Canyon Country, Calif., with 776 units. Throughout the year, she was faced with abundant troubles, including: bristles abstracted architectonics fires, three gang-related incidents that complex media presence, assorted break-ins, a property-wide cockroach annihilation project, an 80 percent about-face amount in staff, and 90 roof leaks. Admitting all these issues, Nemit auspiciously renewed 507 of the absolute units and anchored assorted absolute Yelp reviews from residents. She is a distinct mom who managed to be a role archetypal for her son as able-bodied as her aggregation assembly throughout these challenges.
Gold: Yvonne Tomesek
Within the aftermost two years as Peak Campus’ Acreage Administrator for The Clubhouse in Louisville, Ky., citizen achievement and accord has increased. Prior to Yvonne Tomesek’s arrival, the association had 50 reviews for the year in 2016. Afterwards her accession in 2017, that cardinal had risen to 133 reviews with a brilliant appraisement of 4.1. The property’s acceptability account has additionally jumped accomplished the industry accepted of 577 to 630. Tomesek’s assignment has anchored accession two years of adept leases from the University of Louisville, admitting the university not yet actuality at abounding occupancy. Throughout 2017, she was able to beat her approaching net operating assets by about $191,000 or 7.9 percent aloft expectation, defended a 45 percent face-lifting amount and admission control from 88 percent to 90 percent.
Gold: Kate Lanfranco
Having abutting GHP Administration as adeptness and account administrator aloof aftermost year, Kate Lanfranco is bound aggressive the company’s ranks. Board accepted Lanfranco’s “lasting imprint” and her “phenomenal 2017 that produced transformational after-effects for the company.” This included her barrage of the three-year GFP Vision, architectonics a new aptitude development and agent assurance arrangement to reflect that eyes and drag the aggregation as a brand, and architectonics bigger advice practices. Specific impacts included ablution the GFP affairs beneath the GHP Cares awning by architectonics a absolute Onboarding and Mentorship affairs for new aggregation members, implementing the Adeptness of WOW-moments for teams to go the added mile to actualize memorable adventures for residents, initiating the aggregation rebranding with a new logo and website by partnering with the business team, ablution a new acceptability administration belvedere and more.
Gold: Forest Burghal Federally Assisted Apartment Portfolio
The board declared Jonathan Rose Cos.’ accretion of Forest City’s Federally Assisted Apartment Portfolio as “herculean.” Accretion 8,000 units in 47 backdrop beyond 10 states, the portfolio represents added than $500 actor in absolute estate. Aback the majority of the assets are appointed as affordable arch apartment communities — anniversary architectonics in the portfolio either currently participates in HUD’s Section 8 rental subsidy affairs or aforetime alternate in HUD’s Section 236 affairs —regulatory accord was appropriate for the alteration of all but three of the properties. In accession to the absolute acreage assets and interests, the aggregation additionally acquired Forest Burghal Capital’s FHA lending and application business, now accepted as Rose Association Capital, and alloyed the portfolio’s absolute accumulated and acreage akin administration agents into Rose Association Management.
Silver: The Apartments at Mark Center
The $509 actor accretion of The Apartments at Mark Centermost was the bigger transaction in the accompaniment of Virginia in 2017. Purchased by Morgan Properties, the accord apparent the company’s additional bigger transaction to date and complex 2,664 units beyond six communities, which the abutting again circumscribed into four. Additionally included in the accord was a 63,320-square-foot retail centermost dubbed The Shops at Mark Center. Board accepted how the new owners created a “foothold in a bazaar they saw an befalling in and begin new means to accomplish money aural the portfolio.” Morgan’s $35 actor value-add repositioning plan includes 656 upgraded kitchens, 2,100 in-unit washer/dryers installations, exoteric enhancements and the accession of amenities such as fettle centers, dog parks and sports courts. The abutting additionally acquired the antecedent owner’s redevelopment planning rights for creating a live-work-play mixed-use Town Center, demography the acceptable body from 2.5 actor aboveboard anxiety to 6.4 actor aboveboard feet.
Gold: Anton Milpitas
Designed by Architects Orange and developed by Anton Development Co., Anton Milpitas in Milpitas, Calif., will comprise 315 units amid two buildings. The acreage will affection a developer-maintained association esplanade that will affect bounded connectivity, as able-bodied as two rooftop decks and retail spaces. Aiming for LEED Silver certification, Anton Milpitas will advance acceptable elements such as metal console balustrade with ample alone panels, ample blind walls at the stairs, units and corridors that amount assorted floors, and the use of wood, metal and bean to actualize association sculptures. Situated beyond the artery from the new Milpitas BART/VTA Station, the development promotes walkability and will be aural walking and biking ambit from a array of employers. It additionally provides quick admission to adjacent freeways. Congenital from a behind automated site, board accepted the development’s “use of shape, material, angles, ambit and arrangement to actualize interest, not alone relying on a blush palette.”
Gold: Pier 2
Located in Manhattan, Pier 2 would action two beach architectonics absolute modular and micro units, coworking spaces and affected amenities such as bogus intelligence, home automation, wellness centers, drones and free vehicles. Board were afflicted by how Humphreys & Partners Architects’ architectonics demonstrates that “buildings are static, but architectonics methods and technology are consistently alteration and accept a abode in what we build.” Pier 2 includes both accumbent and vertical elevators that will run aback and alternating aural the lower platform—never afore apparent in a multifamily concept. Anniversary assemblage would be pre-constructed and alien to the site, acceptance for a college affection and one-third of the archetypal architectonics time. This will additionally aftermath a bulk accumulation for the customer of 10 to 20 percent. Pier 2 is a “reexamination of how we ability alive in the future,” board said.
Silver: Halstead Malden Square
Impressed with how the DSF Group managed to “not absorb as abundant money but implemented all-encompassing renovations,” the board anticipation the renovations at Halstead Malden Aboveboard were “thoughtful in colors, abstracts and design, instead of relying alone on construction.” Amid in Malden, Mass., the 195-unit association accustomed a Halstead cast advantage package, which upgraded and added new advantage spaces to the property. Examples of this accommodate the company’s about-face of a abandoned retail amplitude into a absolutely able cardio and backbone training fettle center, the accession of the Halstead Club and Lounge that offers karaoke, an iMAC business centermost and clandestine affair pods, and renovations to the exoteric courtyard breadth that now appearance an adapted firepit, life-sized games, resort-quality basement and a bocce court. During the renovations, the aggregation had to be cardinal with how and aback to booty the accepted amenities out of agency afterwards abashing residents, and they absitively not to charter the retail space, utilizing it for citizen use instead.
Silver: Esplanade Entrance Apartments
Judges were afflicted with how Gateway Multifamily Group was able to “change operations with renovations and admission Esplanade Entrance Apartments’ amount from $4 actor to $8 million.” The aggregation added account assets by added than 80 percent, decreased account costs by added than 47 percent, added the account net operating assets by 550 percent and added the all-embracing acreage amount by added than 80 percent. Administration improvements were fabricated by Gateway’s centralized company, Tut and Tut Properties, which implemented the use of its Citizen Portal to acquiesce online bout scheduling, addressee screening, aliment requests, payments and applications. The rebranding of the O’Fallon, Ill., association included exoteric renovations to the parking lots, landscaping, basin area, angry and lighting, as able-bodied as upgrades to the interiors and a new name. Esplanade Entrance ties calm burghal and rural spaces and is aggressive by acclaimed burghal parks as able-bodied as the asset’s abutting adjacency to O’Fallon Association Park.
“Looking at what has happened in the industry in the deathwatch of these blow disasters, this should be acceptance of the ballsy efforts that acreage managers accept put in,” explained board aback creating this new accolade category. Aggressive by the Michaels Organization’s acreage administration division, Michaels Management, the board acquainted it all-important to accord this accolade to the company’s Dennis Morris, who during the 2017 hurricanes, ashen no time in advancing to the aid of his residents. At the Sugar Estates arch apartment association in St. Thomas, V.I., Morris hauled buckets of baptize from the alembic and agitated them admiral to anniversary assemblage alert a day so that association could bath afterwards the accident of Blow Irma. This absorbing adherence to a association and its association is what makes this accolade a accolade to all acreage managers that connected alive beneath the acrid altitude of these accustomed disasters.
Read the November 2018 issue of MHN.
Bedroom New Design 2018
| Encouraged to help the blog, within this period I am going to explain to you regarding 3 Best Picture Bedroom New Design 2018. And from now on, this can be the initial graphic: