Photo courtesy of Exxel Pacific Exxel Pacific performed work out of sequence for the 295-unit Joule apartments, using a staff architect to coordinate and design missing materials to maintain the schedule.

Joule is a twin-tower mixed-use building with 295 apartments and townhouses.

The client pursued a fast-start process that required Exxel Pacific to begin construction using incomplete construction documents and an anticipated “guaranteed maximum price” budget.

Among the challenges of this procedure was the discovery that on-site construction activities were outdistancing design. To avoid excessive slowing, Exxel performed work out of sequence. This led to nontypical construction conditions such as retaining large open areas in the framing to allow the structural steel element design, fabrication and installation to occur as it was completed.

Exxel also placed a full-time staff architect on site to coordinate and design missing details to help maintain the schedule. Exxel completed the north tower five months ahead of schedule and the south tower three months ahead of schedule.

Exxel returned more than $6 million from the initial budget through construction efficiencies and buyout savings.