Active Adult Apartment Project – Pre-Construction Review

Active Adult Apartment Development: Pre-Construction Strategy

A value-driven advisory review helped avoid costly blasting and podium construction by realigning design with site conditions.

Real estate strategy consultant reviewing development plans and budgets at a desk during advisory session.

Real estate strategy consultant analyzing financial data on a laptop during project planning session

Real estate advisor conducting a virtual consulting session with a client via video call.

Introduction

A pre-construction review of an active adult apartment development identified significant site-related risks tied to shallow bedrock and structural design assumptions. The proposed solution eliminated the need for blasting and podium construction, reducing cost exposure while maintaining functionality. Strategic design adjustments allowed the project to proceed with greater efficiency, lower risk, and improved alignment with existing site conditions.

Project Overview

● Client Type: Developer

● Project Focus: Pre-Construction Strategy & Cost Risk Advisory

● Site Conditions: Shallow bedrock with adjacent residential housing

● Challenge: Original design required blasting and podium construction, creating cost, schedule, and safety exposure

The Challenge

The original design for this active adult apartment project included underground parking on a site with shallow bedrock. This created exposure to blasting requirements and the added cost of a podium structure. In addition to the structural and financial impact, the site’s proximity to existing residential homes introduced safety and permitting risks. Without strategic intervention, the project faced cost escalation, construction delays, and investor uncertainty.

“The issue wasn’t just the bedrock. It was the cascade of cost and schedule risks created by the original design assumptions.”

— Pre-Construction Advisor, StrideArc

Clarifying site constraints and revisiting the design approach were essential to controlling risk and moving the project forward without unnecessary complexity.

The Solution

To address the site’s constraints, the design strategy was realigned prior to construction. Two key changes eliminated the need for blasting and reduced the structural cost burden. First, the plan was revised to replace underground parking with surface parking and detached garages. This removed the podium requirement and avoided deep excavation near residential neighbors.

“Design changes like these aren’t about compromise. They’re about aligning with what the site will support — efficiently, safely, and without delay.”

— Advisory Lead, StrideArc

Second, the building elevation was raised by two feet, allowing the structure to sit fully above the bedrock layer. These adjustments simplified construction, preserved project viability, and ensured the plan could proceed without triggering new risk exposure.

The Outcome

The revised design eliminated the need for blasting, removed the podium requirement, and reduced both construction risk and overall cost exposure. The development team was able to maintain the intended project scope while simplifying the construction process and avoiding unnecessary complexity.

Strategic adjustments made during the pre-construction process aligned the design with site conditions, allowing the project to proceed without delay or redesign. The outcome was a more efficient and buildable plan that preserved functionality, mitigated risk, and maintained investor confidence.

Key Takeaways

This case study highlights how early-stage advisory input can realign project assumptions with site realities, reducing unnecessary complexity while preserving intent. Through a targeted pre-construction review, the development team avoided avoidable cost drivers and maintained forward momentum.

● Reduced Structural Complexity: Eliminating the podium structure and underground parking lowered both risk and cost.

● Risk Mitigation: Blasting was avoided through elevation and design adjustments, addressing safety and permitting concerns.

● Improved Project Viability: The revised plan preserved function and scope without delay or redesign.

● Efficient Pre-Construction Strategy: Advisory engagement at the right moment prevented rework and preserved investor alignment.

Ready to Realign Your Next Project Before It Breaks Ground?

Early-stage decisions shape everything that follows. If you’re navigating site constraints, design risk, or pre-construction uncertainty, StrideArc can help you move forward with clarity.

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