EXCLUSIVE MAGAZINE OF THE MARYLAND-NATIONAL CAPITAL BUILDING INDUSTRY ASSOCIATION MAY/JUNE 2010 TON, DC Building a Community EXCLUSIVE MAGAZINE OF THE MARYLAND-NATIONAL CAPITAL BUILDING INDUSTRY ASSOCIATION MAY/JUNE 2010 IN MARYLAND AND WASHINGTON, DC Building a Community
BUILDING, the official publication of the Maryland-National Capital Building Industry Association, is a bi-monthly, color magazine reaching all of our members; builders, developers, architects, contractors, real estate professionals, bankers and other members of one of the strongest building markets in the country. It highlights BIA events, activities and programs of and for the membership along with some extras, including a full-length feature story covering a topic important to our industry.
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EXCLUSIVE MAGAZINE OF THE MARYLAND-NATIONAL CAPITAL BUILDING INDUSTRY ASSOCIATION MAY/JUNE 2010
IN MARYLAND AND WASHINGTON, DC
Building a Community
EXCLUSIVE MAGAZINE OF THE MARYLAND-NATIONAL CAPITAL BUILDING INDUSTRY ASSOCIATION MAY/JUNE 2010
IN MARYLAND AND WASHINGTON, DC
Building a Community
2 MAY/JUNE 2010 | BUILDING IN MARYLAND AND WASHINGTON, DC
BUILDING IN MARYLAND AND WASHINGTON, DC | MAY/JUNE 2010 3
BUILDINGIN MARYLAND AND WASHINGTON, DCRepresenting Calvert, Charles, Montgomery, Prince George’s and St. Mary’s counties in Maryland and Washington, DC
MAY/JUNE 2010
5
5
9
9
FEATURES 5 Fighting to Give Back Builders Continue Giving
Despite Recession
9 Celebrity Chefs A Feast to be Reckoned With
DEPARTMENTS 4 A Message from the President
10 The Legal Pad
11 The Engineer’s Angle
12 MNCBIA Membership News Members in the News
MNCBIA’s Most Wanted List
STARS Club
New Members
14 Events Calendar
Maryland-National CapitalBuilding Industry Association
NA - (w/modifications) - Storm Water user fees (SB 986/HB 999)
U - Statewide advanced septic system requirement (HB 62)
U - Visitability requirement for single-family homes (HB 757)
U - Green Building Standards for residential construction (SB 479)
U - Permit tolling extension and possible expansion (HB1344)
E - Rehabilitation tax credit (HB 475)
E - Smart Growth Task Force extension (SB 278)
U - Smart Growth transportation initiative (HB 1377)
E - Community Land Trusts (SB 780)
Federal RegulationE - EPA Effluent Limitation Guidelines (state implementation)
P - EPA Baywide TMDL
P - Federal Executive Order Initiative
Federal LegislationP - Cardin/Cummings Bay Clean up and Reauthorization Act
Legend E=Enacted W=Withdrawn A=Amended
U=Unfavorable P= Pending H=Holding
NA=No Action
BUILDING IN MARYLAND AND WASHINGTON, DC | MAY/JUNE 2010 5
Builders Continue Giving Despite RecessionBy Michael Fickes
FIGHTING TO GIVE BACK
While The Great Recession continues to wreak havoc with homebuilders, Maryland-National Capital
Building Industry Association (MNCBIA) members struggle to maintain their historic giving patterns.
But it is difficult. According to the Home Builders Care Foundation, Inc. (HBCF), the non-profit charitable affiliate of
MNCBIA, the dreadful economy has depressed giving by nearly 70 percent compared to the years before the recession.
Many homebuilders, accustomed to giving 100 percent in in-kind services can do no more than lower prices.
At the same time, need has ballooned. In its 2008 Annual Report, the Metropolitan Council of Governments
noted that foreclosures in the region had surged by a factor of six in the first quarter of 2008 compared to the
first quarter of 2007.
Tough as it is, MNCBIA members continue to find ways to give back to the community. Bethesda-based
Linowes and Blocher, LLP, contributed legal services to Aunt Hattie’s Place, a non-profit organization that pro-
vides homes for abused, abandoned, and neglected children in foster care.
Jim Bacot, vice president of operations with Brooks Run Builders, Inc., of Hollywood, MD, works with young
people interested in careers in the building trades.
Chas Stuart, partner and senior vice president with Miller & Smith Homes, Inc. of Tyson’s Corner contributed
a day’s work by its employees and subcontractors to a transitional housing program in Prince William County.
Jason Kilmore, Branch Manager with Laytonsville-based Ruppert Landscape, Inc. helps raise funds for HBCF.
And with the help of MNCBIA members across the region, HBCF provided funding and in-kind contributions to
nearly a dozen non-profit organizations during 2009.
6 MAY/JUNE 2010 | BUILDING IN MARYLAND AND WASHINGTON, DC
Pro Bono For Aunt Hattie’s PlaceFive years ago, lawyers from
Linowes and Blocher, LLP
helped Aunt Hattie’s Place, pro
bono, with a zoning matter for
a new foster home in Sandy
Spring. “Since then, our work for
Aunt Hattie’s has morphed into
much more,” says Emily Vaias,
a Linowes and Blocher attorney
who has handled quite a bit of
the work for the foster home.
Next, the lawyers looked into subdividing the property, which is owned by
Dr. Hattie N. Washington, aka Aunt Hattie, who occupies the house on the lot. “As
it turned out, we couldn’t subdivide into a separate lot,” Vaias continues. “It had to
be done as an addition for it to fit the zoning mold.”
To make room for the addition, Dr. Washington had to tear down a portion of her
house, which she did.
After gaining regulatory approvals for the addition, Jack Orrick, another
Linowes and Blocher attorney, reviewed the construction contracts, set up a
ground lease for the property and prepared the loan documents.
“I just do zoning,” says Vaias. “So several people from our firm have worked on
Aunt Hattie’s Place.”
After five years, construction is finishing up, and the facility is slated to open
this spring or summer.
Construction Students
Jim Bacot chairs the regional SkillsUSA program operating in Calvert, Charles and
St. Mary’s counties. A trade education program, SkillsUSA helps to train students,
drawn from county technical schools, interested in the construction trades.
Every year, the national program organizes a competition that pits students
from all across the country against each other in construction competitions.
It starts with regional competitions. In Bacot’s region, students from Calvert,
Charles and St. Mary’s technical training centers compete with each other. The winner
goes to a state competition and that winner goes to the national competition.
Bacot’s region has posted a remarkable record. “In the last few years,” he says,
“St. Mary’s county has produced four national winners.”
One of the reasons Bacot’s region has been successful is an MNCBIA sponsored
program called TeamWorks, which organizes a local competition among Calvert,
Charles and St. Mary’s County students. TeamWorks mirrors the SkillsUSA
competition and prepares the students to compete.
Bacot is also working to revive a program in which a local schoolteacher had
created a trade foundation that raised money to buy property and the materials to
build a house. Students construct the house during the school year.
“I want to resurrect this program at the Dr. James A. Forrest Career and
Technology Center in St. Mary’s County,” Bacot says.
He’s already begun planning. The County Commissioners have agreed to take
care of permitting. Bacot is pricing property and hopes to start building the first
house in September. Experienced trade people will work on the house, a barrier-free
universal design structure, with the students.
When finished, Bacot’s group will donate the house to the Marine’s Wounded
Warrior program.
Service DayMiller & Smith Homes, Inc. typically holds a day long company get-together in
the spring to foster a sense of community within the company. But in the spring of
2009 the flagging economy inspired company officials to replace the usual retreat
activities with a company-wide service day. When the idea came up, Chas Stuart,
a partner and senior vice president began searching for a suitable project, one that
would engage the entire company.
“We provided a day of work for a transitional housing program in Prince William
County, VA,” says Stuart. “It is called Victory Transitional Housing. It has housing
space for a half dozen families on a 10 acre tract with a thrift shop and food bank.”
About 65 employees showed up along with some regular Miller & Smith
subcontractors. They renovated the housing, repainted a barn and overhauled a
thrift shop located on the property.
“It was a good team building experience,” Stuart says. “Everyone had a paint
brush or a hammer, and everyone worked beside people they don’t usually
interact with.”
Stuart adds that charitable activities are part of the firm’s view of its corporate
citizenship responsibilities. “Our founding partner has set the tone for that through
his charitable foundation — the Gordon V. and Helen C. Smith Foundation,” he
says. “One of his latest projects is a school in Tanzania.”
Fundraising PumpkinsIn 2005, the regional office of San Diego-based Newland Communities asked
Ruppert Landscape, Inc. in Laytonsville to help manage a pumpkin festival, a
charitable fundraiser that Newland and Boston-based Life is good® Kids Foundation
planned to host at Newland’s Clarksburg, MD Community. Ruppert has participated
in the festival each year since.
“I enjoy helping with the pumpkin festival,” says Jason Kilmore, Ruppert’s
branch manager. “We set up the site, clean up during the day and get rid of the
pumpkins at the end of the day.”
BUILDING IN MARYLAND AND WASHINGTON, DC | MAY/JUNE 2010 7
The family-oriented festival puts pumpkin carving on display as an art, offers
face painting, live music, raffles, games and plenty of food.
In 2009, Newland and Life Is Good® hosted festivals at three Newland
communities in Maryland, Florida and Georgia. Since 2006, the annual festivals
have raised nearly $1 million for charities across the country. In Maryland, the
festival proceeds are split between two charities, one of which is HBCF. In 2008,
HBCF received $10,000 from the festival.
HBCF 2009 ProjectsHBCF used the $10,000
contribution from the
pumpkin festival to fill out
a $40,000 contribution to
the renovation of a vacant
and foreclosed four-unit
apartment building, the
Lockney Apartments, in
Takoma Park that now
serves as permanent
supportive housing for
formerly homeless families.
MNCBIA member Sunrise
Home Builders LLC also
made a $40,000 in-kind
contribution to the renovation
project.
Coalition Homes, Inc.,
the real estate development
and management subsidiary
of the Montgomery County
Coalition for the Homeless
(MCCH), now manages the
property. MCCH is a leading
provider of permanent
and transitional housing,
emergency shelter and
supportive services for people experiencing homelessness and a long-time
collaborative partner of HBCF.
At the ribbon cutting ceremony Ted Smart, president of Maryland Development
Co., LLC and HBCF President, credited the sacrifices of MNCBIA members in supporting
the project. “It’s no secret that this has been one of the worst business climates for
home builders in recent memory,” he said. “Many of us have lost our jobs. Many
of us are struggling to stay afloat. Yet we still care about our communities and are
still finding ways to give.”
Smart also recognized the continuing need for projects that help the home-
less. “We still have a long way to go,” he said. “Last year, according to the Council of
Governments’ annual report, there were 168 homeless families counted in
Montgomery County. This figure doesn’t count families “doubled-up” in housing or
staying with relatives.”
During 2009, HBCF, in cooperation with nearly a dozen non-profit organizations
helped house nearly 200 homeless individuals on any given night across the region.
In one of those projects, HomeAid DC LLC, a subsidiary of HBCF, contributed
$50,000 to renovate The Dunbar Apartments, a vacant, abandoned 19-unit
apartment building in N.W. Washington, DC.
Today, the building provides 16 apartments for mentally ill and once chronically
homeless women. HomeAid DC worked with Open Arms Housing on the project.
HBCF also helped with an expansion of the Men’s Emergency Shelter in
Rockville, adding space for 35 to 40 new beds plus medical, office and meeting
space. “In recognition of HBCF’s contributions in Montgomery County over the
years, the Men’s Emergency Shelter was officially renamed the Home Builders
Care Assessment Center,” says Patti Kane,
manager of HBCF and HomeAid DC.
Upon entering the new building, one
resident looked around and declared: “I’ve
stayed in other shelters, but the Home
Builders Care Assessment Center is the
Hilton of Shelters - it’s safe, clean, and
state-of-the-art.”
“Many of us have lost our jobs.Many of us are struggling to stay afloat.Yet we still care about ourcommunities and are still finding
ways to give.” - Ted Smart
8 MAY/JUNE 2010 | BUILDING IN MARYLAND AND WASHINGTON, DC
BUILDING IN MARYLAND AND WASHINGTON, DC | MAY/JUNE 2010 9
The ballroom at Martin’s Crosswinds in Greenbelt,
MD was transformed into a sprawling buffet
as nearly 200 people ate and drank their way
through MNCBIA’s annual Celebrity Chefs night in March.
Held during the NCAA basketball tournament, guests are
not only treated to a culinary spread, but entertainment
too, with live basketball all night on the big screen. BIA
President, Guy Curley, decked out in an Irish top hat
and carving his homemade Southern Maryland Stuffed
ham (he’s happy to share his recipe) commented, “St.
Patrick’s Day plus Celebrity Chefs divided by March
Madness equals a happy pallet and a great networking
opportunity!”
Celebrity Chefs was started more than 10 years ago
as a networking event, a way to connect our Associate
members with our Builder members in a fun, casual
environment. And what better way to bring people
together then with good food and drink.
Many of the same builder chefs have returned
year after year, and we thank them all for their
support over the years. They have made Celebrity
Chefs what it is today, one of MNCBIA’s favorite and
most well-attended events.
Our “Celebrity Builder Chefs” this year included
Artery Development, Bozzuto Homes, Caruso Homes, Inc., Elm Street Development, Kettler Brothers Homes, LLC, K. Hovnanian Homes,
Konterra, Liberty Home Builder Inc., Mid-Atlantic Builders, Inc., Miller & Smith Homes, Mitchell &
Best Homebuilders, LLC, Pleasants Development, Inc. and Winchester Homes Inc.
Not to be outdone, a number of our Associate
members, in addition to their informative table top
exhibits, took on the role of “chef” as well, including,
Amberlea Photography, Beltway Title, Bowman Consulting Group, Ltd., Charles P. Johnson & Associates, christopher consultants, ltd., The Care of Trees, Geo-Technology Associates, Inc., Greenhorne & O’Mara, Inc., Hercules Fence of MD, LLC, Kitchen and Bath Creations, LLC, Loiderman Soltesz Associates, Inc., McMillan Metro, P.C., Metropolitan Fire Protection, Rodgers Consulting, Inc. and Washington Gas. Our special guests for the
evening, and official MNCBIA partners, IWIF Workers Compensation Insurance and Payce Payroll Service, left the cooking to others but brought plenty
of goodies to fill your brain rather than your stomach.
Of course lots of work goes into planning this
event and many thanks are owed to these members
of the Celebrity Chefs Committee, Co-chairs, Diana Wolfe, 1st Mariner Bank and Hillary Colt Cahan,
Konterra, Ashley Jolliffe, 1st Mariner Bank,
Charlene Parker-Thayer, christopher consultants,
ltd., and Rex Reed, Amberlea Photography.
A Feast to be Reckoned WithCELEBRITY CHEFS
10 MAY/JUNE 2010 | BUILDING IN MARYLAND AND WASHINGTON, DC
The Legal Pad
Legislature Declines to Extend Plan Validity PeriodsBy Erica A. Leatham, Ballard Spahr, LLP
In 2006 and 2007, homebuilders scrambled to entitle land for residential
development only to see the bottom fall out of the market shortly
thereafter. In the aftermath, many builders were left with land that could
neither be sold nor developed. In some cases, new owners inherited the land
and a nearly expired entitlement. In addition to all the financial pressures
associated with the land-holding in a recession, property owners and
builders were pressured to try and extend or preserve those development
approvals; only a handful of jurisdictions statewide had a process to handle
extensions in these situations.
With the 2006 era extensions approaching the end of their validity
periods in 2008, property owners were forced to decide whether to allow
the approvals to lapse or to spend the time and money necessary to extend
the entitlements, if the jurisdiction had a process for doing so. In 2009, the
State stepped in, and recognizing the extraordinary pressures on the real
estate industry, legislatively extended all permits statewide. Later, several
local jurisdictions adopted legislation complementing the State and extended
or tolling their specific land use permits.
In the State of Maryland, the State holds all zoning authority and delegates
that power to the local jurisdictions by statute (Montgomery and Prince
George’s Counties are the exceptions, operating directly under a state
agency, the Maryland-National Capital Park and Planning Commission).
Therefore, the State has the power to pass land use legislation affecting
all of the land use permits in the State: on May 7, 2009 Governor
O’Malley signed a law which tolled validity periods for a two-year period
ending June 30, 2010.
Essentially, the law states that any approval for a Special Exception,
variance, conditional use, subdivision, site plan, development plan, planned
unit development, sketch plan and similar is held in abeyance between
January 1, 2008 and June 30, 2010. For example, if an approval was
granted on January 1, 2006 and would otherwise expire on December 31,
2008, application of the law (Article 24, Sections 23-101 and 23-102)
rendered an extension request in 2009 unnecessary. The validity period was
tolled from January 2008 to June 2010; therefore, the approval would expire
June 30, 2011, the additional year left under the original extension is tacked
on the end of the tolling period. Importantly, this legislation also applies to
approvals granted by local jurisdictions going forward: a two-year approval
granted June 30, 2009 would be valid through June 30, 2011.
The 2010 House of Delegates passed companion legislation to extend
the tolling period through December 31, 2012 (the date proposed in the
original 2009 legislation), but the matter was delayed in the Senate and was
not taken to a vote before the 2010 session ended.
Many of the local jurisdictions have not taken any action in response
to the State law and many developers have submitted extension requests
over the past several years, despite the State tolling period. In some
cases, this was done at the request of the local jurisdiction, in other cases,
because the state law was unknown to those submitting and processing
extension requests.
However, some jurisdictions have responded with their own legislation.
Montgomery County adopted its own legislation in 2009 extending both
the validity period of Preliminary Plans and Adequate Public Facilities by
two years.
Although the extensions and tolling periods are beneficial to property
owners, developers and builders, given the confusion between the various
laws and jurisdictions, the extent of an approval’s validity period should
not be taken for granted. It is important to consult with the local planning
agency and consultants familiar with the various laws to determine what is
required by jurisdiction to exercise the extension. For example, there may
be fees required, registration or other additional steps. All in all, the state,
the counties and the municipalities have made legislative efforts to protect
existing approvals from the real estate market and are hoping extensions
beyond 2012 are unnecessary.
Erica A. Leatham of Ballard Spahr, LLP, concentrates in the areas of zoning and
land use and real estate taxation appeals. She is a LEED AP and represents
clients in zoning and land use matters before various administrative boards
and commissions.
It is important to consult with the local planning agency and consultants familiar with the various laws to determine what is required by jurisdiction
to exercise the extension.
BUILDING IN MARYLAND AND WASHINGTON, DC | MAY/JUNE 2010 11
The Engineer’s Angle
Ten Ways to Help Clean up the Chesapeake BayBy Charlene F. Parker-Thayer, christopher consultants, ltd.
With all the talk these days about stormwater runoff, we shouldn’t forget that the Chesapeake Bay is still not in good health. There are many actions we can take as a building industry that are not
costly to implement—unlike the new stormwater controls—but can help tremendously in cleaning up the Bay. Here are 10 ways we can collectively and individually save time, money, improve property values, all while helping the Chesapeake Bay:
1. Rain Barrels. Rain barrels reduce run-off, provide an alternative water source for outdoor plants, and are inexpensive devices. There are many new designs in rain barrels on the market that make them aesthetically pleasing, too.
2. Fertilizers. Most fertilizers are still effective using half of the recommended dosages. Also, utilizing the proper time of application will maximize plant uptake and reduce nutrient rich run-off. Fertilizers that do not contain phosphorous are available and easily accessible on the market. Also, consider restricting or limiting your HOAs from using fertilizers.
3. Reduce the area of lawn. Not only does a lawn require fertilizers, it also requires regular maintenance, requiring motorized machinery that adds pollutants in the air. By providing more flower beds that are mulched rather than grass, more water is retained on a site and the amount of lawn maintenance is reduced.
4. Plant a tree. Some of the pollutants in the Bay come from airborne sources. Trees are nature’s air filters. They also provide shade to homes, which helps reduce energy cooling costs. Did you know that The Arbor Day Foundation gives 10 trees for a $10 membership? Visit www.arborday.org.
5. Company policies and operations. Does your company recycle? Use recycled paper? Does your company provide incentives for employees to carpool? Do you know the size of your company’s carbon footprint? Can you reduce electricity consumption? Where do you buy your coffee? Simple modifications to your daily company operations can help the bottom line and the Bay.
6. Trash control on construction sites. Trash can be difficult to contain, especially if the weather gets windy. As a result, trash ends up clogging storm sewers or getting caught in streams running through conservation areas. In most cities, more than 60 percent of the trash found in storm sewers is recycled materials. Encourage your work crew to daily maintain a trash free site and recycle.
7. Erosion and sediment controls. Are your sites repaired E&S controls soon after storms? Do you keep your sediment basins clear for maximum retention? MNCBIA will be creating new training methods in the near future to enhance compliance in the coming years.
8. NAHB green certified homes. Having green homes will ultimately help the Bay. Some zoning codes dictate that many homes built today meet a silver certified green home rating. With a little paperwork for certification, you can market that you are helping the Bay and provide a great mechanism for future sales.
9. Community involvement and education. Does your company and/or community associations participate in river clean ups, and other environmental educational programs? Many non-profit organizations are willing to provide free programs and seminars. Also, many grants are available to communities that want to help the Bay.
10. Welcome to your new home baskets. Instead of sending flowers that die and get discarded, think about giving a reusable grocery bag filled with green household products and compact fluorescent light bulbs.
While these suggestions may be elementary, sometimes the little things we change about our day-to-day operations can provide the biggest benefits to the environment. As the building industry moves forward, it will remain ready to do its’ fair share to clean up our waterways and the Bay. MNCBIA will continue to find solutions for the Bay program and stormwater management. Take action, save time and money, and help the Bay. It’s easy!
Charlene F. Parker-Thayer is an Environmental Manager for christopher consultants, ltd, and currently serves on the MNCBIA Board of Directors. She may be reached at 443-542-5523 or email [email protected].
In most cities, more than 60 percent of the trash found in storm sewers is recycled materials.
12 MAY/JUNE 2010 | BUILDING IN MARYLAND AND WASHINGTON, DC
MNCBIA Membership
Members in the News
MNCBIA’s Most Wanted List
Bowman Consulting has acquired The Vision Group (TVG), a civil
engineering and construction management company with offices in Chesapeake,
VA and Edenton, NC. With this acquisition, Bowman strengthens its presence
in the Tidewater region of Virginia and expands into North Carolina. TVG,
established in 2004, has a range of experience that includes commercial site
plans, residential and commercial subdivisions, industrial site plans, roadways,
and utility design. In addition, Bowman announced that Craig Brown, L.S. has
joined the company as a Senior Project Manager in its Fredericksburg office.
Mr. Brown has over 35 years of practical surveying experience, and is a licensed
land surveyor in Virginia and North Carolina.
Charles P. Johnson & Associates announced that Wayne Hill, PE has
joined the company as the Engineering Division Manager. Mr. Hill brings more
than 25 years of engineering, operational, and business experience. He is a
seasoned senior project manager with many years of diversified experience in
property investment, development, and asset management.
The Lessard Group, a metropolitan Washington DC-based architecture,
interior design and planning firm, promoted Julie Baskerville, AIA, to the
position of Director of Automotive Projects. Ms. Baskerville has 21 years of
experience in the architectural industry. Her experience in automotive design
has produced a broad range of project ranging from new construction to
renovations to the planning of auto parks.
NG&O Engineering, Inc., a small business Civil Engineering design firm
in Leonardtown, MD, announced that Douglas G. Ostazeski has received
certification by the State of Maryland as a Professional Engineer (P.E.). Mr.
Ostazeski is a graduate of the University of Maryland and has worked as a
project engineer with NG&O Engineering since his graduation.
Robert L. (Bob) Simmons, a metropolitan Washington DC-based
builder and developer, was named chairman of the National Association of
Homebuilders Land Development Committee. He is a Senior Life Director as
well as past Moderator of the National Vice Presidents with NAHB and is Past
President of the Maryland State Builders Association and the Metropolitan
Washington Builders Council. Mr. Simmons has built and developed numerous
residential and mixed-use developments in the Washington Metropolitan area.
Listed here are firms whose membership in MNCBIA has lapsed in recent months. WE WANT THEM BACK! Please encourage these companies to reinstate their membership.
BRONZEBallard Spahr LLPBank of AmericaElm Street DevelopmentGutschick Little & Weber, P.A.Holland & Knight, LLPLearch, Early & Brewer, Chtd.Liberty Home Builder, Inc.Reznick Group P.C.Sandy Spring BankWinchester Homes Inc.
FRIEND1st Mariner BankBaker TillyBowman Consulting Group, Ltd.Bozzuto GroupBurgess & Niple, Inc.Charles P. Johnson & Associateschristopher consultants, ltd.Columbia BankCraftmark HomesDewberryDICOFurey, Doolan & Abell, LLPGE AppliancesGeo-Technology Associates Inc.Greenhorne & O’Mara Inc.