This renovation project is an example of the utilization of an Owner’s Project Manager (OPM) as part of the construction team and shows how Stratton Development Management (SDM) provided our expertise throughout the duration of a construction project. Our approach focused on informing team members of their roles, and keeping them up to date on issues that are critical to the success of the project. We enhanced all team members’ ability to fulfill their obligations to the project. SDM also kept the Owner informed with options and objective advice so that the risks could be most effectively managed at each step in the process.
SDM represented the Owner, Aldwin Apartments, as their OPM for the re-construction of an apartment building in Ashland MA that had been damaged by fire. The original building was a three story 39-unit garden style apartment building that required a complete interior and partial exterior renovation.
Our role was to represent the Owner as their OPM and to coordinate the work being performed by the design team and general contractor, and oversee the reconstruction of the building to ensure that the finished project was in compliance with the Owner’s expectations, budget, and schedule. The scope of our work included permitting assistance, design review and coordination, budget and schedule analysis, contract negotiation and award, construction administration and oversight, punchlist management, and turn-over. Our involvement provided the Owner with a highly experienced construction representative to oversee the process on their behalf, saving the Owner substantial hours of involvement that could have drawn time away from their normal business activities.
A contractor experienced in performing disaster repair and knowledgeable with the insurance process was selected to perform the work. A Design/Build delivery method was determined to be the best contracting approach for the project. We worked closely with the Owner and their attorney to negotiate a Design/Build contract with the Contractor.
The first step in the design process was to determine if the existing building should be renovated or demolished. Then the Owner’s desired program for the building needed to be established. This included the unit mix, number of units, and design. Following our evaluation process that included comparing several options against the budget, schedule, and pro-forma it was decided to reconstruct the building within the existing building shell and maintain the same number of units but with a different mix of unit types. The architect then prepared a schematic layout that was reviewed by the team and modified several times to land on a final plan.
The next step we were involved in was the design process was a code compliance analysis. Due to the age of the building and major reconstruction that was to be performed we were required to bring the building up to the level of the current building code. The code upgrades included
• The corridors on the upper levels required modifications in order to provide two means of egress to all of the units. This required modification to the layout of several units.
• Many structural, electrical, plumbing, and HVAC upgrades were required.
• A fire protection sprinkler system was also added to the building.
• Insulation and vapor barriers were added/improved.
• The stairs were modified.
The design then focused on the interior layout of the units, finishes, and mechanical and electrical systems. Several HVAC systems were evaluated for cost, efficiency, and constructability. Kitchen layouts were fine-tuned and appliances were selected.
The Contractor prepared construction estimates and our role was to evaluate the estimates and provide recommendations to the Owner. In our review we analyzed the budget for accuracy, competitiveness, and scope. We provided feedback to the Owner so that the Owner could make decisions concerning certain design decisions, have confidence in the value of the contract, and negotiate with the insurance company. We also worked with the Contractor to identify value-engineering opportunities to create savings in the budget.
Because the building had been damaged by fire the Owner engaged a Public Insurance Adjuster to manage the interaction with the insurer. We assisted in the effort to reach an insurance agreement. The scope of work to be covered by the insurer and the cost of the work required substantial negotiations between the parties.
The permitting required for this project went relatively smoothly because this was primarily a repair of an existing building rather than a new building or an addition. We held regular meetings with the local building inspector and fire department to determine what improvements needed to be made to bring the building into compliance with the current building code. A number of upgrades were required with the largest being the installation of a new fire suppression sprinkler system. We were tasked with obtaining the permits from the Water Department for a new connection to the public water system and from the Department of Public Works in order to do work on the public road. The Building Permit, trade permits, and fire department permits were the only other permits that were required and we assisted the contractor in obtaining them.
During the construction phase of the project we managed the administrative aspects of the work, monitored the progress of the work, reviewed the quality and compliance of the work, and helped solve problems that arose. We held weekly Owner/Architect/Contractor (OAC) meetings on site in order to keep all parties informed of the status of the project and to address issues that had arisen. We maintained minutes of the meetings in order to preserve a record of the issues and solutions that had been agreed to. Many final design decisions were required at the OAC meetings including selection of paint colors, carpet selections, and other finishes. We also visited the site regularly in order to perform site walks to view the progress of the work and to identify conflicts and to look for solutions.
The administrative tasks included reviewing project costs, change orders, contractor invoices, and applications for draw requests to the lender. We reviewed change orders to determine if they were actually changes to the contractor’s scope of work, ensuring that the scope of work was correct, and that the cost was accurate. As well as reviewing and approving submittals, monitoring the architect’s response to RFI’s, and tracking changes to the design documents.
Stratton Development Management is committed to every phase of development and will tailor our services to suit a client’s unique requirements. Every project, from new construction to renovation or buildouts starts with a comprehensive approach. This approach integrates technical expertise, innovation and collaboration with our client's goals and objectives to deliver quality projects on time and within budget.
We wanted to mention our team that worked together to complete the project:
Owner: Aldwin Apartments http://www.aldwinapartments.com/communities_1.html
Property Manager: Taymil Partners LLC Framingham MA Patrick Wolfgang & Connie Tavares
Architect: J Ferrera Associates Inc., Fitchburg MA
Construction Company: Rebuildex https://www.rebuildex.com/
MEP Engineer:
Cummings Engineering
Structural Engineer: Summit Engineering
Public Insurance Adjusters: Sabel Adjusters & New England Adjusters LLA
Lender: Capital One