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Technical Newsletter – Jun 12, 2009 |
GDHarley & Associates
43 Bradford Street, 1st Floor
Concord, Massachusetts 01742
(978)369-5347
www.HarleyConstructionConsuulting.com |
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 is pleased to report that as Arsenal’s project representative and inspector (Arsenal Real Estate Fund of Morristown, New Jersey-Equity Investor), after a 2 ½ year effort working with the investor-developer-design-construction team, we have just successfully delivered a 1,550 unit rental apartment ‘Work Force’ portfolio consisting of six properties located in the Texas market - one property is located in West Texas, two in San Antonio and three in the I-35 corridor between San Antonio and South Austin.
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These projects were delivered using standardized three story building plans and apartment unit plan prototypes developed by the local developer partner / AOH (American Opportunities for Housing) of San Antonio. Each project also included a Club House using one of two standard Club House-Laundry-Fitness building plans with outdoor swimming pool; the Club House was also used for initial leasing and property management. The construction involved three local Texas based contractors.
Our ‘due diligence’ services involved pre-construction ‘plan reviews’ for all projects including the unique site plan and civil engineering plans for each property, review of all professional consultant reports and review of the monthly ‘construction materials’ testing reports and contractor ‘request for payment’ documents.
We also provided two field inspections per month at each project (225 to 300 units per property), the typical project pre-construction and construction schedule ranged from about 14-18 months including all related civil engineering site improvements, some projects involved off-site utility and traffic improvements, all projects involved ‘storm water’ management structures. |
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GDHarley & Associates, Inc.
PTI Certified Post-Tensioning Level 1 / Installer / Unbonded Systems / No. 2180707
PTI Certified Post-Tensioning Level 2 / Inspector / Unbonded Systems / No. 2180707
Certified Construction Inspector-Association of Construction Inspectors
Certified Construction Project Manager-Association of Construction Inspectors |
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Management of this ‘equity investment’ / $100 million construction portfolio involved obtaining a working knowledge of local industry practices and building code requirements together with establishing relationship’s with a range of local firms including developer partners, professional consultant’s, contractor’s, local building and fire department (Life Safety) agencies.
All six projects used post-tensioned concrete slabs (non-grouted) and foundations and therefore prior to the start of the portfolio’s construction, we obtained training and certification from the National Post-Tensioned Institute (PTI) as a Certified Installer and PT Inspector to aid in conducting our ‘due diligence’ inspections. |
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"Red Arrows = Climate Zone location of six Texas Apartment Projects recently delivered by GDHarley & Associates
Green Arrows = Other ‘National Footprint’ projects recently served / see future News Releases as to project and GDH service descriptions
Our Texas based inspector conducted two field inspections per month for each project supported by 24 / 7 video monitoring from desktop at our home office using our WebCam equipment. Senior personnel from our Home Office made quarterly inspections at each property and conducted project GMP Status review meetings with the local developer partner for all six properties. |
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| Each of the six projects included two fully furnished ‘Sales Models’ – interior décor was selected by a local San Antonio Interior Designer selected for the portfolio based on her experience with ‘Rental Apartment’ and Club House environments appropriate to the local market expectations. |
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| Each project included a Club House for tenant community use and enjoyment as well as serving as the initial leasing center and on-going property management offices. The interior materials, colors and furnishings were selected by the local designer reflecting a southwestern character. |
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Each of the six projects included a portion of the parking supply with ‘car port’ structures to provide ‘sun protection’ with the West Texas project also providing some enclosed garages.
The exterior and interior construction materials were similar at each of the six projects with a variety of stone veneer and paint colors selected as a unique combination for each of the properties, property entry identification and signature signage was developed and used across the portfolio.
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| Each of the six projects (the entire portfolio) is now in the ‘lease-up’ phase. |
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GDHarley & Associates, Inc.
PTI Certified Post-Tensioning Level 1 / Installer / Unbonded Systems / No. 2180707
PTI Certified Post-Tensioning Level 2 / Inspector / Unbonded Systems / No. 2180707
Certified Construction Inspector-Association of Construction Inspectors
Certified Construction Project Manager-Association of Construction Inspectors |
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