Commercial Real Estate Briefs

Commercial Real Estate Briefs

by Sean Roth | Real Estate Editor

SARASOTA-MANATEE

JKL Design Group relocates to 61st

BUYER: JKL Real Estate Holdings Inc. (principal: J. Kurt Lucas), Sarasota

SELLER: ICM Holdings I LLC and ICM Holdings II LLC

PROPERTY: 1839 and 1835 61st St., Sarasota

PRICE: $1.38 million

PREVIOUS PRICE: $600,000, February 2005 (included multiple parcels) and $90,500 June 2005

LAW FIRM ON DEED: Dunlap & Moran PA, Sarasota

PLANS, DESCRIPTION: An investment group headed by J. Kurt Lucas, president of the Sarasota-based commercial interior design firm JKL Design Group Inc., purchased an 18,000-square-foot warehouse building and a vacant lot for $1.38 million. The warehouse building at 1839 61st St. is slated to be the new home for JKL Design Group, which currently operates from a leased location at 1012 N. Orange Ave.

"We're working on our plans right now for the new building," Lucas says. "We'll probably lease out part of it (about 6,000 square feet) to another company. We do so much national design that roughly 70% of our business comes from outside of Florida. We could basically have located just about anywhere."

Lucas plans to spend much of his attention on the design for the new building laying out the planned 3,000-square-foot design library, which he says is one of the largest on the Gulf Coast of Florida. The company employees nine people.

Kauffman, partners

plan to start Ringling Pointe

Dr. Mark Kauffman and his partners have big plans to develop more commercial projects in downtown Sarasota near Ringling Avenue and his Courthouse Centre development. The developer is planning two buildings and a parking garage at 200 S. Washington Ave.

First up for Kauffman is the demolition of the Sarasota School of Massage Therapy building at 1932 Ringling Avenue, near Golf Street, and development of a four-story 30,000-square-foot office building called Ringling Pointe.

"I already have three stories spoken for," Kauffman says. "ADP [Group of Sarasota] will take the top two stories. The only thing I have left is the ground floor, and I may buy that for myself. We're expecting to break ground in April."

Kauffman is hoping success from the first building will spur demand for the second building: an 110,000-square-foot office complex called Ringling Tower.

"If we get a hotel there obviously the office portion would be diminished," Kauffman says. "I think a hotel makes sense there. We're negotiating with potential hotel right now. That [start date] will depend on demand from tenants but it will probably start a year from April."

Kauffman expects that the six-story parking garage will feature 457 spaces.

Sarasota County, Swiftmud buy land

BUYER: Southwest Florida Water Management District and Sarasota County

SELLER: Mabry Carlton Ranch fka Mabry Carlton & Sons Ranch Inc.

PROPERTY: Carlton Ranch land, bordered by State Road 72, the city limit of North Port and the Carlton Reserve

PRICE: $11.998 million

LAW FIRM ON DEED: Fuentes & Kreischer Title Co., Tampa

PLANS, DESCRIPTION: Sarasota County government and the Southwest Florida Water Management District purchased 4,746 acres south of State Road 72 and east of Myakka River State Park from Mabry Carlton Ranch for $12 million. The low price, which equates to $2,528 an acre was appropriate because the property had already given up much of its rights under a conservation easement in 1998.

"We wanted to own it because of the environmentally sensitive habitat plus it was adjacent to county owned and managed land," says Brooke Elias, environmentally sensitive lands coordinator for Sarasota County. In addition, Mabry Carlton Ranch required the purchase of the first tract as a condition of allowing a conservation easement to be put on a second 7,630-acre tract.

The county and SWFWMD purchased a perpetual conservation easement reducing the rights on the second tract, east of the purchased in the ranch, for $39.07 million or $5,120 per acre. Under the terms of the deal, the land can still be used by the ranch, but most other future development is prohibited.

Etc...

• Kevin Heiss of the Lakewood Ranch office and Jack Phillips, both of Largo Capital Inc., arranged $17.6 million in mortgage financing for the 213,474-square-foot four-building Sunplex Business Center. Lincare, the U.S. Postal Service, CCS Medical and APG Electric occupy space in the property.

• Eagle Concrete Systems has completed concrete work on the University Park Tourist Center on Tourist Center Drive in Sarasota. The facility will house 13,356 square feet of retail space. Benderson Development is the developer, and Fisher & Associates Inc. designed the building.

• Coldwell Banker Republic of Korea, which has the exclusive rights to franchise the Coldwell Banker brand in South Korea, has opened its first office in Seoul. The company's international network now includes offices in 46 countries throughout Asia, Europe, North and South America, the Middle East and Australia. Coldwell Banker Residential Real Estate Inc. is based in Sarasota.

• Rooks Morris Real Estate has merged with Cristello Properties. "We view this acquisition in a very positive light for all parties, since it effectively doubles our agent population by adding an additional 25 agents," Howard Rooks said in a press release. The company will retain both existing offices on St. Armands Circle at 540 John Ringling Blvd., and at 3192 Fruitville Road.

• 735 E. Venice Ave LLC purchased 1.84 acres of vacant commercial land at 735 E. Venice Ave., Venice from Boyz-N-Burgers LLC for $776,000. Anthony Migliore of Coldwell Banker Commercial NRT represented the buyers, and Barry Seidel of American Property Group represented the seller.

• Frederick Derr & Co. is scheduled to start construction on the Lakeview Elementary School area sidewalks and the Jarvis Road water main extension this week. The Sarasota County Commission awarded Frederick Derr & Co. the $1.6 million construction contract in December. The three-mile development is scheduled for completion in September.

• The Sarasota office of CORE Construction Florida is nearing completion of construction of the West Winds assisted living facility at 37411 Eiland Blvd. in Zephyrhills. Husker Development developed the $5.8 million facility for Golden Health Services. O'Keefe Architects designed the 50,000-square-foot building with 69 assisted care living units along with a group dining facility, resident lounges and an activity room. Construction for the facility included 42 parking spaces.

• CORE Construction Services Southeast Inc. was recently awarded a contract to provide construction and management services for the historic preservation of Bay Preserve in Osprey. Plans include capital improvements necessary for opening the park as a campus for the environment, arts, education and recreation. The 4.4-acre property with six historic structures is located just south of historic Spanish Point on the waterfront of Little Sarasota Bay, north of Oak Street and west of Palmetto Avenue.

• Richard Taylor has opened Ambassador Realty Executives Inc., a full-service brokerage at 2816 Proctor Road, Sarasota.

• Shaffir Inc. purchased the former Odd Fellows Lodge, a 3,000-square-foot building at 200 N. Washington Blvd. in Sarasota, from Odd Properties LLC for $850,000. Ian Black and Steve Horn of Ian Black Real Estate handled the transaction.

• Meridian Education, LLC leased 11,386 square feet on the second floor at 7020 Professional Parkway from Lakewood Ranch Properties for seven years. Ian Black and Lori Conable of Ian Black Real Estate and Cyndi Myers of Lakewood Ranch Commercial Realty handled the transaction.

• XL Technologies LLC leased 2,800 square feet at 1800 Second St., Suite 850, in Sarasota from The Spector Building for two years. Lori Conable of Ian Black Real Estate handled the transaction.

• Merchants Financial Investment Association Inc. leased 2,500 square feet at 1211 E. First Street in Bradenton from Sunergy Corp. for three years. Debbie Anglin of Ian Black Real Estate handled the transaction.

• Architura Space Planning & Design has relocated its marketing and design studio to 5900 S. Tamiami Trail, Suite K, Sarasota. The architectural design office remains at 3847 S. School Ave., Sarasota.

• Ramar Group Cos. Inc. has reached a strategic partnership agreement with Savills, a global real estate service provider. Savills will be the exclusive marketing agent for Ramar to prospective buyers in the United Kingdom and Ireland. RSVP Associates Inc. in Bradenton is the exclusive local agent for Savills.

LEE-COLLIER

Fort Properties Inc.

buys Shaw Aero facility

BUYER: Fort XI LLC (FORT Properties Inc.), Los Angeles

SELLER: Shaw Aero Realty Corp.

PROPERTY: 3580 Shaw Blvd., Naples

PRICE: $20.6 million

PREVIOUS PRICE: $1.91 million, January 1999

LAW FIRM ON DEED: Foley & Lardner LLP, Boston

PLANS, DESCRIPTION: Los Angeles-based fractional ownership real estate investment firm Fort Properties Inc. acquired the Shaw Aero Design & Manufacturing Facility in Naples for $20.6 million.

The 131,997-square-floot Shaw Aero Design and Manufacturing facility features a three-story 52,247-square-foot office building, a 65,000-square-foot manufacturing building and a 12,750-square-foot testing building.

In early November, Cleveland, Ohio-based Parker Hannifin Corp. purchased Shaw Aero Devices Inc., a Naples-based aerospace component maker, and integrated it into Parker Aerospace's Air & Fuel Division. Shaw Aero Devices is contracted to lease the property through 2022.

"We pursue office and industrial properties with a story to tell," says Robert Alter, vice president of real estate for Fort Properties. "Our investors want returns but the most important part is preservation. This property offered a very good story. It's a corporate headquarters for a world-class company. Following the [company] sale it's now backed on a long-term basis by Parker Hannifin, which has investment grade credit. The facilities are relatively new. This is as close to a bond quality offering that real estate can be."

Further, the land has additional room for strategic expansion and parking, Alter says, which should be a significant incentive for Parker Hannifin to continue to lease the site after its current contract ends.

"Florida is still very much on our radar screen," Alter says. "We, like many others, had pulled back over the last few years. We found it challenging to make sense of the insurance picture. Now we believe we have that under control."

The company also owns the 130,522-square-foot Progressive Insurance industrial building in Riverview and five industrial buildings (280,645 square feet total) in Bryan Dairy East in Largo along with buildings in Lakeland and Groveland.

Jeff Majewski, senior managing director of CBRE | Capital Markets, CB Richard Ellis, arranged financing for the transaction through Barclay's Capital Real Estate Inc. FORT Properties mortgaged the property to Barclay's Capital for $14.62 million.

Charles Foschini, Christian Lee and Randy Mercer of CBRE represented Shaw Aero Realty, and Alter represented FORT Properties.

Terra Del Prado

buys Merchant center

BUYER: Terra Del Prado LLC, Fort Myers

SELLER: Ronald and Susan Konst

PROPERTY: 2314 Del Prado Blvd. S., Cape Coral

PRICE: $3.67 million

PREVIOUS PRICE: $3.25 million, April 2005

LAW FIRM ON DEED: Trenam Kemker Schart Barkin Frye O'Neill & Mullis PA, Tampa

PLANS, DESCRIPTION: A California investor, who used the legal identity of Terra Del Prado LLC, purchased the 14,400-square-foot retail strip center Merchant Center in Cape Coral for $3.67 million.

The center, built in 1993, currently houses Tires Plus, Leslie's Swimming Pool Supplies, and a United States Army recruiting office. The center had a single 1,000-square-foot vacancy as of its sale.

Richard Tucker, a commercial agent with Coldwell Bank Commercial NRT, handled both sides of the transaction.

"It's just a terrific location," Tucker says. "It has very high credit-worthy tenants that have all been there for some time. It's well built and in great condition. It just has all the ingredients of a good investment." Tucker says the purchase price equated to a high 6% or 7% cap rate.

Forge Capital, DeBartolo buy Sunshine Plaza

BUYER: CRP II Sunshine Shopping Plaza LLC, Tampa

SELLER: GAD and Asher Realty Ada Complaint Ltd. formerly known as GAD and Asher Realty Ltd.

PROPERTY: 1107-1177 Homestead Road N. and 1000 S. Loop Blvd., Lehigh Acres,

PRICE: $8.89 million

PREVIOUS PRICE: $4.75 million, March 1997

LAW FIRM ON DEED: Cobb & Ebin PA, Miami

PLANS, DESCRIPTION: CRP II, a joint venture between Tampa's Forge Capital Partners LLC and DeBartolo Development LLC, purchased the Sunshine Shopping Plaza in Lehigh Acres, at the intersection of Homestead Road and Loop Road, for $8.89 million.

The 30-year-old center went through a complete façade renovation in 2006. The Winn Dixie-anchored, 111,189-square-foot plaza is currently 96.4% occupied. Other tenants in the center include Ace Hardware, Family Dollar, GNC, Cash Advance, Maria's Restaurant and China Star.

Colliers Arnold will manage the property for the new ownership.

"We liked it because we were able to get it at 55% of replacement cost," says Kimberly Klace of leasing, sales and marketing for Forge Capital Partners. "We are going to do something out there but its not going to be a big capital improvement project. We'll probably do some roof work, painting, pavement work in the parking lot and we may also do some irrigation work."

Etc...

• Architecture Inc. has been chosen as the architect for Salamander Hospitality's Innisbrook Resort and Golf Club remodel project in Palm Harbor. The Innisbrook project will consist predominantly of refinishing and remodeling the existing three convention halls and several of the golf course clubhouses in addition to the tennis center. A new spa facility, fitness center and guest registration area will also be added. The renovation work will begin in January while the construction will ensue mid-year with an estimated completion date in mid 2009.

• Tamiami Investment Properties, LLC has purchased 1.2 acres at 27890 S. Tamiami Trail in Bonita Springs from The Bailey Co. for $2 million. Larry Foster, CCIM, and Bill Young, both of CB Richard Ellis, Fort Myers-Naples brokered the transaction.

• J Fergus Inc. has purchased 0.9 acres at 5640 8th St. W. in Lehigh Acres from Fleet Homes Inc. for $700,000. Robert Johnston and Jerry Messonnier, both of CB Richard Ellis, Fort Myers-Naples brokered the transaction.

• Residential Construction Specialties, Inc. leased 5,660 square feet of space at 12140 Metro Parkway in Fort Myers, from Cushman & Wakefield.  Paul D'Aquino of CB Richard Ellis represented the tenant and Shawn Stoneburner/Gary Tasman of Cushman & Wakefield represented the landlord.

• Florida Apparel Co. leased 4,923 square feet of space in the East Fort Myers Shopping Center/U-Save at 4121 Palm Beach Blvd. in Fort Myers from B&B Cash Grocery Stores Inc. Larry Foster Bill Young, Glenda Fortune and Dan O'Berski, all of CB Richard Ellis, Fort Myers-Naples represented the Tenant and Bill Calery of CB Richard Ellis, Tampa represented the landlord.

• Barkis Properties Inc. purchased the 22,500-square-foot former Juicy Lucy's parcel at 12249 S. Cleveland Ave., Fort Myers, from Roth I LLC. Don Gross of LandQwest Commercial represented the seller, and Mark Delrose of Re/Max Realty represented the buyer.

• A New You Weight Loss and Fitness leased 3,700 square feet of flex space at the Metro Arc Business Park at 11740 Metro Parkway, Unit A1 in Fort Myers from G&M Estates USA Inc. with Mary Beth Cangiano of LandQwest Commercial negotiating the transaction.

• Five Guys Burgers and Fries leased 3,130 square feet of retail space in the Village Shoppes at Summerlin Road and Bass Road, Fort Myers from Talamh Associates LLC. Doug Olson of LandQwest Commercial representing the landlord.

•  Stanville Eastmond purchased 17,500 square feet of commercial land at 208 and 210 Meadow Road, Lehigh Acres from Gabriel and Diana Garcia for $50,000. Jim Garinger, CCIM, and Andrew Falde of Colliers Arnold negotiated the transaction.

• The Fort Myers division of Tri-City Electrical Contractors Inc. is near completion of more than $800,000 worth of work related to the 200,000-square-foot renovation of floors two through 10 at the 11-story Marco Marriott North Tower in Marco Island. Slated for completion in January, Tri-City is under contract with the owner through its agent Cornerstone Real Estate Advisors LLC.

• Bonita Springs-based Heatherwood Construction has completed construction of the National City Private Client Group offices in Magnolia Square at Pine Ridge Road in Naples. The 4,700-square-foot interior build-out, which encompasses eight offices, serves as office and meeting space for National City.

• Fort Myers-based Westcoast Structural Concrete & Masonry has completed concrete and masonry work for general contractor Owen-Ames-Kimball on the FineMark National Bank & Trust headquarters at Riverwalk at Whiskey Creek in Fort Myers.

Westcoast Structural provided concrete block construction for the 20,000-square-foot, two-story building and added recesses in the floors. The contractor will also complete the sidewalks for the headquarters. Architect Gora McGahey designed the business center.

• JTC/JLM Development LLC purchased a 0.703-acre parcel at 6295 Naples Blvd., Naples from Naples Plaza Ltd Partnership for $1.84 million. David J. Stevens of Investment Properties Corporation handled the transaction.

• The Collier County Commission has awarded a contract for $1.7 million to Mitchell & Stark Construction Co. Inc. for improvements to a series of hydraulic connections and a weir within the Royal Wood Lake Golf Course subdivision. The project calls for replacing old piping with new, larger box culverts, which will convey additional storm water, and provide engineering control to the flow that outfalls at the southwest corner of the subdivision on the north side of Rattlesnake Hammock Road.

TAMPA BAY

Equity, NRI buy land, prep for start

BUYER: NRI Equity Tampa LLC, Columbus, Ohio

SELLER: Bayview Properties Ltd. LLLP

PROPERTY: land on southern Big Bend Road west of Interstate 75, Tampa

PRICE: $25.58 million

LAW FIRM ON DEED: Dale W. Vash Esq., Tampa

PLANS, DESCRIPTION: A joint venture between Columbus, Ohio-based Equity and its development and financial partner Columbus, Ohio- based Nationwide Realty Investors purchased the second half of a 128-acre development site on Big Bend Road for $25.58 million.

The joint venture NRI Equity Tampa LLC had purchased the first portion of the pastureland back in June for $24 million.

Equity and its financial partner plan to develop the property as a large retail/office/hotel mixed-use project called Southshore Commons.

As designed, the $280-million development will feature both a retail power center and a specialty lifestyle center along with two hotels and additional office space. The project calls for a million square feet of retail/restaurant space and a movie theater, 490,000 square feet of office space and 250 hotel rooms.

The joint venture plans to start the first phase of the development in the second half of the year, according to Jay Miller, vice president of mixed-use development for Equity Inc.

"In that first phase we're planning almost 950,000 square feet of retail," Miller says. "We'll probably also have 50,000 square feet of office. It may also include some hotel space based on market interest."

Miller says roughly half of the retail in the first phase of the development will be large-format/big box. He hopes to have three quarters of the retail ready for a grand opening in the Fall of 2009.

"That site is just a very strategic location," Miller says. "There's been a housing boom. It's very convenient to I-75 and the [Selmon] Crosstown [Expressway]. Just west of our site is the Tampa Bay waterfront. You've got areas for more traditional starter homes to the east. That market is projected to double in the next few years. We've designed this to be the town center for the Southshore community. "

Equity will serve as its own general contractor for the development.

Colorado investors buy

assisted living properties

BUYER: Florida Seniors Properties Inc. (principals: John and Cynthia Klinowski), Port Richey

SELLER: HCP Inc.

PROPERTY: 6701 Dairy Road, Zephyrhills and vacant commercial land

PRICE: $3.05 million

SELLER: HCP Inc.

PROPERTY: 5911 and 5905 Pine Hill Road, Port Richey

PRICE: $800,000

PREVIOUS PRICE:

LAW FIRM ON DEED: Nathan J. Logan, Esq., Costa Mesa, Calif.

PLANS, DESCRIPTION: Florida Seniors Properties Inc., an investment group headed by Colorado investor John Klinowski Jr. and his wife Cynthia, purchased two assisted-living facilities in the Tampa area for a total of $3.85 million. The company purchased the 135-bed Westbrooke Manor in Zephyrhills - which he describes as having an extremely high occupancy rate - and the 100-bed The Cottages of Port Richey.

"We're not planning to make changes in the operation of the facilities," Klinowski says. "Our goal is just to build a portfolio."

All of Florida Seniors Properties' Florida facilities, which also includes the 78-bed Eastbrooke Gardens in Casselberry, are all being managed by Trusted Senior Care of Florida Inc. in Port Richey.

Florida Seniors Properties mortgaged the Zephyrhills property to Wachovia Commercial Mortgage for $1.56 million and the Port Richey to the same mortgage bank for $409,250.

Foresight Holdings Inc.

acquires Largo Bazaar

BUYER: Largo Bazaar at Ulmerton LLC (principal: Foresight Holdings Inc.), Trinity

SELLER: Largo Bazaar Inc.

PROPERTY: 7190 and 7250 Ulmerton Road, Largo

PRICE: $3 million

PREVIOUS PRICE: $1.4 million, July 1998

LAW FIRM ON DEED: Trenam Kemker Scharf Barkin Frye O'Neill & Mullis PA, Tampa

PLANS, DESCRIPTION: Real estate investment firm/manager Foresight Holdings Inc. of Trinity purchased the Largo Bazaar, a three-building strip center in Largo for $3 million. The 26,267-square-foot center is located on Ulmerton Road between U.S. 19 and Belcher Road. The purchase price equated to $114 a square foot.

The purchase followed closely on the heels of two tenant departures that left the center 74% occupied as of its sale. In addition, the property was recently extensively renovated with new paint, signage, roof repairs and improvements to the landscaping.

"We were attracted by the upside with the vacancies and the location," says Trifon Houvardas, broker/owner. "It has frontage on Ulmerton and is the most appealing shopping along that strip because it was completely redone."

Tenants in the center include All About Puppies, Amscot, AJ's Sports Bar, Vina's Hair & Nail Salon, Cullen Financial and Labor Ready Southeast.

Foresight Holdings' Foresight Property Services manages all of the company's holdings.

Foresight Holdings mortgaged the Largo Bazaar to Whitney National Bank for $2.4 million. The company is marketing space in the center for $14 a square foot.

Elliott Ross of The Ross Realty Group Inc. in Clearwater represented the seller.

Etc...

• Shaul Rikman purchased the 86,355-square-foot Skipper Palms Shopping Center, at 2526 E. Bearss Ave., Tampa from Equity One Inc. for $7.75 million. Mike Milano and Cynthia Shelton of Colliers Arnold represented the seller.

•  Queen Palm LLC purchased five acres in Sabal Business Park on Queen Palm Drive in Tampa from James D. Crawford and Jeffrey Glazer for $919,000. Dennis Bush of Colliers Arnold represented the seller. Gerald Hoffman represented the buyer.

• S&D Holding Co. purchased 1.05 acres of land on Busch Boulevard between Wick Place and Larkhill Place, Tampa from Anheuser-Busch for $755,000. Hal Colbert of Colliers Arnold represented the seller.

• Engle Homes, which builds single-family homes in five Tampa Bay area communities, is relocating its division headquarters from Lutz to Tampa Bay Golf and Country Club in Pasco County.

• CCH Inc., a Wolters Kluwer business, has signed a new 7,678-square foot, long-term lease at the Towers at Westshore I in Tampa. GVA Advantis and GVA Williams, partners in GVA Worldwide, negotiated the agreement with CCH. Headquartered in Riverwoods, Ill., Wolters Kluwer, CCH Inc. is a provider of information services, software and workflow tools for tax, accounting, legal and business professionals.

• Lewisville, N.C.-based Florida Projects LLC purchased the 23,029-square-foot PineRidge Business Center office building at 2210 Tall Pines Drive in Largo from Arcis Investments Inc. for $1.7 million or $73.82 per square foot. Built in 1989, the property is situated on about three acres and is located off Ulmerton Road between Belcher and Starkey roads in mid-Pinellas County. Brad C. Luger and Larry Randolph of GVA Advantis represented the seller.

• The Arts Center of St. Petersburg plans to break ground on its new facility in September. The expansion and reconstruction of The Arts Center's facilities will create a new space for the Chihuly Collection, a glassblowing hotshop and a Children's Learning Center. All gallery and educational spaces at The Arts Center will comply with current museum standards as part of the Center's museum accreditation process with the American Association of Museums. Exhibition space for member artists also will be created and current studio spaces will be improved.

• St. Petersburg-based Signature BUILT Homes has unveiled its Code Plus construction system that incorporates the latest disaster-resistant materials and building procedures to produce homes that can withstand winds up to 250 miles per hour. Each Signature BUILT home is constructed with a ZIP System Roof, which uses waterproof sheathing panels instead of traditional felt paper. The roof is attached to the home by HurriQuake Disaster Resistant Fasteners and Simpson Strong-Tie tiedowns and connectors. 

Signature BUILT also uses Powerwall insulated-concrete-form walls filled with concrete reinforced by Helix steel fibers as well as vertical and horizontal rebars. The walls are 10 times more energy efficient and provide a living environment 70% quieter than homes built with regular block walls.  Walls are covered with waterproof, polymer-based Coraflex, which has the look of stucco but won't crack and never requires painting because the color is embedded in the material. 

Door jambs and window openings - as well as other crevices - are sealed with Sealoflex coatings to block wind, rain and pest intrusion. Doorjambs and windows are attached to the home with 10-inch lag bolts and J-bolts- concreted into place - rather than standard 2.5-inch screws used in conventional construction.