KESTRA APARTMENTS — 14-MONTH CONSTRUCTION SEQUENCE

Building Envelope Remediation · Balcony Restoration, Cladding, Windows, Roofing & Paint · 4 Buildings / 280 Units

Sep 1, 2026 → Oct 31, 2027

14 months · 207,529 SF exterior

Occupied · 9:00–5:00 weekdays only

SPEED

Month 6

mid-February 2027

Schedule Position

—

of 14 months

Overall Complete

—

weighted by envelope SF, units & balconies

Buildings Active

—

peak 3 concurrent

Scaffold Sets Erected

—

Units Turned Over

—

of 280 units

Site Progress Map Drag the slider or press Play — footprints fill left→right as each building completes

Building Status

Concurrency Profile how many buildings are open at once

Work Phase Key colour = leading phase · code = Bid Form item

Scope Driving Duration Dueall takeoffs

Duration weighted 50% exterior SF, 30% unit count, 20% balcony count. Building 2 carries 28.3% of the total workload, Building 3 the least at 23.2%.

SHEET 2 OF 2 · CONTRACT SCHEDULE & BASIS

Sep 1, 2026 → Oct 31, 2027 · 4 Buildings / 280 Units · Dueall Construction

Contract Schedule bar = phase duration · vertical line = selected month · ◆ = milestone

Bldg 1 first. Mock-ups and SEG acceptance ride on the first building, so it carries the learning curve.
Bldg 4 second, in parallel. It sits across the pond with its own access, parking and laydown, so it does not compete with the courtyard cluster for logistics.
Bldg 2 third. Largest building (86 units, 86 balconies, 440 openings) gets the longest run, 7.0 months.
Bldg 3 last. It shares the pool courtyard with Bldg 1, so it starts only after Bldg 1 scaffold comes down and inherits released scaffold and a fully trained crew.

Buildings stay fully occupied. Work hours 9:00 AM to 5:00 PM weekdays only, no weekends or holidays without written Owner permission.
Weather barrier to completed cladding runs about 3.1 months per building, well inside the 9-month limit in Section 07250 Para 1.06.
Photo and video documentation of each building is delivered to Owner and SEG before that building starts.
ASTM E1105 water testing at 10% of reused openings per building, before scaffold release.
Peak manpower holds at 3 buildings active. 4 concurrent is never required.

Notice to Proceed September 1, 2026. Substantial completion October 31, 2027.
Base bid: window and door remove and reinstall (Items E, G). Alternates F and H would add roughly 3 weeks per building for lead time and staging.
Roofing carried as Alternate M, TPO single-ply membrane in lieu of the Item L.4 modified bitumen cap sheet. Tear-off, coping, tapered ISO (Items L.1 through L.3) and rooftop MEP incidentals (L.5) are unchanged. Duration is the same either way; tear-off and insulation drive the phase, not the membrane.
PT tendon anchor work (70 locations) runs as one roving crew, independent of building scaffold.
Durations weighted by exterior SF, unit count and balcony count per the Dueall takeoffs.
Sequence is subject to the Owner-approved building order confirmed at the pre-construction conference.