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Mobile Sees First Residential Development in Decades By Cindy Riley CEG CORRESPONDENT
Mobile-area officials and developers tossed dirt at a ceremonial event for the project last August. “The groundbreaking ceremony was really special,” said Rogers. “This project would not have been possible without the support of Mobile County and the city of Mobile. Mayor Stimpson met numerous times with developers and investors, and his commitment helped win them over. The County Commission and the city both contributed financially. Councilman Levon Manzie was instrumental in promoting the project for his district.” Rogers credited Stewart Speed, president of co-developer Leaf River Group, LLC, with making Meridian at the Port a reality. “Stewart’s vision to see the waterfront as an unrecognized multi-family site was key to the project’s success. There was a large crowd, and I think most people had to pinch
When it opens in 2019, Meridian at the Port will become Mobile, Ala.’s first largescale downtown residential development in over half a century. The $51 million, 267unit development will feature upscale studio, one-bedroom and two-bedroom apartments with high ceilings, large windows, balconies and an elevated pool and courtyard facing the downtown skyline. “It’s a testament to what vision and confidence can do,” said Mike Rogers, founder and president of Rogers & Willard Inc., which serves as a consultant on the project. “The Water Street location is the first recent step in really taking Mobile back to its roots on the river. This spectacular project on the waterfront will allow residents to see the commerce that happens every day. Mobile Golden Construction photo is here because of the Mobile River and When it opens in 2019, Meridian at the Port will become Mobile, Ala.’s first largesee MERIDIAN page 2 Mobile Bay. It’s rewarding to be a part of scale downtown residential development in over half a century. the project that once again connects the people to these magnificent assets.” The firm convinced the developer to consider Mobile for a Class A Father Nature Landscapes in Both jokingly and seriously he said, Urban multi-family project. Birmingham, Ala., has found its “sweet “my wife and I went on “Once he agreed that the timing spot” when it comes to its equipment pickyourspot.com and it said we should was right, we were instrumental in fleet needs. be living in California, Washington or helping lay the groundwork. This Over the past year, the company’s somewhere in Montana. My wife ended included facilitating meetings with machine vendor, JCB of Alabama, has up interviewing with a company in local leaders and working through become a trusted business partner, Washington and got the job, and that’s issues related to land acquisition friend and a true money saver for the where we moved. I started the company and site development,” said company. Father Nature was founded in in Tacoma, Wash., and soon afterwards Rogers. Tacoma, Wash., in 2006, expanded into my friend, Andrew Robinson, started a Providing local knowledge to Mobile, Ala., in 2008 and then into location in Mobile, Ala. My brother, the developer and contractor has Birmingham, Ala., in 2009. The story of Daniel, also started a location in been essential during the process. this company is as intriguing as its landBirmingham, Ala. Each set up as their “This can be related to best local scape designs. own corporations. Daniel and I are partconstruction practices related to Andrew McCurry, founder of Father (L-R): Daniel and Andrew McCurry meet with Mark ners here at the Birmingham location, I our coastal landscape, or helping Nature, explained that he started the McCarty, their JCB of Alabama sales representative, at have a partner in Tacoma and Andrew with issues that may arise unrelated company to support his family. Robinson as my business partner in Father Nature’s Birmingham, Ala., location. to onsite construction,” he said. “We’re originally from Mobile.” “Since Rogers & Willard has been ting married and knew I couldn’t raise a family Birmingham,” he said. “When I got out of colDaniel McCurry, Andrew’s brother and in Mobile over 25 years, we are on that salary. I came to the realization that I lege, I helped start a company for someone business partner provided a snapshot of the able to predict some issues that else. I worked it for three years, but I was get- needed to start my own company.” see JCB page 6 could arise and avoid them.”
Landscaping Firm Saves Big With JCB of Alabama
Page 2 • March 28, 2018 • www.constructionequipmentguide.com • Alabama State Supplement • Construction Equipment Guide
Meridian at the Port Spurs Private Investment in Mobile MERIDIAN from page 1
themselves to make sure they weren’t dreaming. Mobile is open for business, and the best is yet to come.” “It’s the first of its kind in Mobile,” said Speed, whose firm is teaming with Bristol Development Group on the highly anticipated project. “It’s a fully amenitized, Class A, new construction, mixed-use multi-family midrise project. Downtown Mobile has a lot going for it, but needs more housing, as well as development near the waterfront.” Speed noted that now is the Workers have already right time to carry out the work. formed site grading. “There’s a void in the market for this type of product. Mobile is experiencing quality job growth and strong leadership at City Hall.” Speed said likely residents of the new apartment complex will be people working downtown or near downtown, as well as anyone looking for an urban, walkable neighborhood experience. “Meridian at the Port is already proving to be a catalyst for additional private investment in downtown Mobile, and for growth along Water Street near the Port,” he said. “We’re excited to be part of such an impactful project.” William Tynes, vice president of Birmingham, Ala., based Golden Construction, said the project is not without its obstacles. “The concrete podium structure itself is the biggest challenge,” he said. “This is due in part to the 90,000 square-foot size, as well as coordinating the hundreds of plumbing penetrations and shear wall connections cast in the concrete.” Existing piles from a former Delchamps warehouse also had to be addressed. “We obtained the original plans for this building and incorporated the existing pile caps into our BIM model, so they would be coordinated with the new pile caps,” he said. “We then exposed the existing piles and performed a load test to confirm their capacity. This allowed us to use the existing piles in some locations, where they overlapped with the new column locations.” Encountering old foundations while driving piles was another concern. “While driving the timber piles, we encountered existing concrete foundations below the surface,” said Tynes. “These were not part of the Delchamps building. We excavated and removed them, and backfilled with sand. We also encountered buried railroad tracks.” In order to minimize cost, crews used two different pile lengths, based on the depth of the bearing strata. This allowed them to utilize 45- ft. long piles in most areas, and 55-ft. long piles in deeper bearing strata. “Also, the existing ground water elevation varies depending on the time of year, and was about two feet below the existing grade when we began excavating the pile caps. We are using a series of pumps to keep the water down far enough to allow us to install the pile caps,” said Tynes. Work began in November 2017 and should be completed
crete podium. “There are hundreds of anchor bolts and embed plates that have to be located precisely for the shear walls to function properly,” said Barnett. “We use a BIM model in conjunction with a robotic total station to locate these items to ensure they are in the correct location. “After the podium, we will build four stair towers and three elevator shafts out of concrete block. Next is the wood structure, consisting of wood walls and prefabricated floor and Golden Construction photo roof trusses. The skin, consistremoved underground utilities and pering of brick veneer, Hardie siding and metal panels, will follow. While we are working on the skin, we will be installing the fire sprinklers, plumbing, Golden Construction photo HVAC and electrical rough-in, Crews drive the first followed by the interior finishpiles for the Meridian es.” at the Port project. A pool and courtyard also must be constructed. “The swimming pool is on top of the elevated concrete podium,” said Barnett. “First, we will build a structural concrete cradle to support the pool that will be over the parking level. We will install a layer of waterproofing in the cradle, and then form the shape of the pool with structural foam and gunite. There are several pipes from the pool to the pool equipment that require close coorGolden Construction photo dination with the elevated concrete slab and beams. The pool Crews excavate pile caps on the Meridian at the Port deck will consist of 2’x2’ pavers installed on pedestals.” site. Barnett said that, so far, weather has not really been a factor, although the hurricane season is always a concern. That could be an issue, with the bulk of the work yet to be carried by August 2019. “We just finished driving all the timber piles and we are out. “We are in the early stages, so most of the building has to pouring concrete pile caps,” said Josh Barnett, who serves as be built.” Golden Construction’s project manager. We have also begun Excavation also has kept crews busy, with adjustments the concrete columns and walls that will support the elevated being made accordingly. concrete podium. The Delchamps warehouse was on the “After we demolished the Delchamps building, we found site, along with a metal building. These buildings, along with there were unsuitable soils that would not support the parkthe surrounding concrete and asphalt parking areas, were ing level,” said Golden Construction Superintendent, David demolished.” Echols. “We undercut this area about two feet, and replaced Workers have already removed underground utilities and the unsuitable soils with sand. We are also excavating the performed site grading. With concrete pile caps under way, pile caps, which are as deep as six feet.” work on concrete columns and walls has just begun. Approximately 25,000 cu. yds. of dirt/material will be All parking for the complex will be at street level, with moved on the project. Several track excavators, all-terrain four levels of apartments above. The structure is a wood forklifts and a concrete pump are among the equipment perframe that sits on top of an elevated concrete slab over the forming tasks at the job site. Diesel water pumps, manlifts, a parking level. pile driving rig and a rough terrain crane also are required to “A critical step in building the apartments is constructing complete the work. the podium slab,” said Barnett. “Along with the reinforcing Main materials being used during construction include steel and post tension cables in an elevated concrete strucconcrete ranging in strength from 3,000 to 5,000 psi, reinture, there are hundreds of plumbing sleeves through the forcing steel and post tension cables. Concrete block and podium for the kitchens and bathrooms. These must be locatbrick masonry also are required, as well as wood framing ed precisely, since they are in post-tensioned concrete, so material. moving them after the concrete is poured is not an option.” As for the most time-consuming part of the assignment, In addition to the plumbing sleeves, the wood structure has several shear walls that have to be anchored into the consee MERIDIAN page 6
Construction Equipment Guide • Alabama State Supplement • www.constructionequipmentguide.com • March 28, 2018 • Page 3
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Page 6 • March 28, 2018 • www.constructionequipmentguide.com • Alabama State Supplement • Construction Equipment Guide
Father Nature Landscapes Crews Use JCB 260T on Projects JCB from page 1 quickly for the repair. and rubber’ — we want to do business with like-minded And it all started with one machine lease. The first lease people.” company’s overall business. According to Andrew, this was the first time the compa“We mostly do residential re-installation of landscaping,” from JCB of Alabama put the company on track to quickly ny’s equipment operators tried out the power boom. he said. “However, in the last year or so, we’ve branched into go from one to five leases. “I will say this, the people behind the machines is what “They actually found the side entrance of the machine and high-end commercial work which is now roughly 15 percent of our business, and growing. Most of our residential work sold me,” Andrew said. “In our minds, if a machine cranks, the enhanced visibility as great advantages over competitive models,” he said. “Operators admitted that the safety of is actually landscape renovation, primarily for high-end holding a load and being able to exit or enter the residential, and we do very little new housing landscape machine was a safety issue that meant a lot.” business.” Daniel also found the track width as very advantaAs for the driving force behind the business, Daniel geous to greater reducing the ground pressure on new paints a picture of two siblings who have an absolute sod and not disrupting it. passion for the aesthetics and beauty of the great outFather Nature Landscapes’ relationship with JCB of doors. Alabama is relatively new, beginning in 2017, and the “The main focus and mission of our work is to try to brothers are already really happy with their choice. The get families reconnected to outdoor living spaces where performance of each JCB machine exceeded the expecthey can actually live life and not just be dormant indoor tations of everyone in the company. On the compact dwellers and actually have the outdoors to be a part of track loaders, they said they like the 260Ts, which have their day-to-day life,” he said. “Whether it’s the kids Tier IV final engines, but require no DEF fluid, no DPF playing too many video games, or adults who enjoy filter and no regeneration. entertaining outdoors, our main part of an overall mis“This was like doing business with family, said sion is getting people outdoors.” Daniel. “The first purchase was a bit of a trial in which The McCurry’s have a very humble and private the dealer wanted to make sure we were happy with the approach with regards to their company’s philanthropic power boom on the first compact track loader we endeavors, but take great pride in, and like to make bought. Once identified as a yes, Mark [McCarty] and known, their work on river and stream bank consulting for being environmentally conscious in preservation and Father Nature uses this JCB 260T compact track loader with Mark [Long] were able to find a way to help us save money, month-to-month by swapping out other maintaining and how to guide people on utilizing the forks for landscaping projects. machines for JCB products through transitioning to a space. The company employs more than 60 people combined at runs and has the proper lift height for loading our trucks and lease program.” “We run a legitimate, solid business,” said Andrew. all three locations. The crews are dispatched with new JCB works well for all of our needs, then it all comes down to the machines, including the JCB 260T and the 8035 mini- exca- people behind the machines. We’ve got a really good team “We’re not huge — we’re not small, and we work with the vator. At the Birmingham location, Father Nature has crews that is working for us with Mark [McCarty] and Mark best of the best customers here in Birmingham. We make a running all the time using approximately 20 Ford trucks that [Long] of JCB of Alabama. I think JCB is represented well lot of people happy with our work. We’re going to make the in this state and the owner [Mark Long] expects a lot of his best decisions for the best interest of our customers and our are dispatched to various job sites on any given day. All five of Father Nature’s new JCB machines are leased, people. You can tell by just looking at the overall staff that he people. When people think of Father Nature, they think of which the company now sees as much more beneficial in intentionally hires high caliber people. That’s the main rea- innovation, and we’re always thinking about how to connect people with their land. We don’t just throw some sod and run reducing the overall outgoing cash flow monthly. The broth- son we’re doing business with them. “I’ll admit; we were a little scared of the power boom. But some irrigation, we take landscaping to another level ers concurred that it was easy math, finding this the best way honestly, the people there impressed us and completely because we’re thinking through the emotional side of what to go and extremely beneficial to their business. “It’s saving us a lot of money and is going to be a big assured us that if it ever goes out, there’s a lifetime warranty our customers expect. The productivity of our machines and advantage in the long run. The ‘guesstimation’ on the leasing on the power boom and it will be taken care of. Also, our first our people are the key to making this happen. The company package is that it is somewhere around two-thirds the cost of engagement with the company was a really cool thing. We employs six landscape designers, including two certified buying on a monthly basis and helps the bottom line,” said were ‘breaking bread’ in their conference room in a lunch landscape architects who deeply care about creating that spemeeting with some of our management staff. We had the cial place.” Daniel. (This story also can be found on Construction The leasing includes a service plan and the brothers agree opportunity to look around their facility and get to know a litthat when any of their machines have an issue, which doesn’t tle more about who they are and their philosophy of doing Equipment Guide’s website at www.constructionequiphappen very often, JCB of Alabama has people to show up business. To us, a business philosophy is more than just ‘steel mentguide.com.) CEG
Sustainability Plays Major Role in the Creative Process MERIDIAN from page 2
said Echols, “The concrete pile caps and structure account for 40 percent of the schedule. After the columns and walls are poured, we have to backfill the site, install all underground plumbing and utilities and pave the parking level before we can begin the concrete podium. So, we have about seven months of work before any wood framing can begin.” Henry Cantwell, AIA, architect of Niles Bolton Associates, said the overall vision was to develop a project that acknowledges the industrial history of the area, while also creating a livable community. “The main entry in the building is brick that complements the existing brick on the surrounding buildings. The metal
panel is similar to the surround warehouse building of the docks,” he said. Contemporary industrial in style, the project is approximately 297,000 sq. ft., with parking for 359 cars. A total of 4,500 sq. ft. leasing amenity are on level one. The complex will offer a 1,400 sq. ft. club room, as well as a 1,600 sq. ft. fitness room and an 8,800 sq. ft. pool deck overlooking the city skyline, complete with grill station fire pits and televisions. The 1,800 sq. ft. pool and 860 sq. ft. roof deck will provide a view of the river. Cantwell said sustainability also played a role in the creative process. “The building meets the energy requirements of the cur-
rent building code, which is comparable to many of the current sustainable certification programs. The building uses material that have recyclable materials. The materials have low VOCs. The mechanical systems are comparable to some of the current sustainable certification programs.” For those who will ultimately call Meridian at the Port home, said Cantwell, “The takeaway for the residents should be that they are living in a community with all the modern conveniences, where they feel they are connected to each other, as well as the city of Mobile.” (This story also can be found on Construction Equipment Guide’s website at www.constructionequipmentguide.com.) CEG
Construction Equipment Guide • Alabama State Supplement • www.constructionequipmentguide.com • March 28, 2018 • Page 7
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Page 8 • March 28, 2018 • www.constructionequipmentguide.com • Alabama State Supplement • Construction Equipment Guide