Turner Construction

Not just the strip┬áIn a city where a certain amount of risk is expected, the unique-looking Juhl development beats the odds and adds a new dimension to Las VegasÔÇÖs downtown core, Gary Toushek discovers. Driving down the main streets of Las Vegas, you canÔÇÖt miss the Juhl condo project; it takes up almost an entire city block on Bonneville Avenue between 3rd and 4th Street and is quite different from any other building complex in the city.  Actually, from the outside it looks like four distinct buildings: thereÔÇÖs the 15-story high-rise, flanked by a nine-story mid-rise and a seven-story mid-rise; and thereÔÇÖs also a six-story mid-rise. This jewel of a 650,000-square-foot mixed-use structure contains a combination of condo residences and retail space. There are 341 condo units (with 125 different floor plans) and 13 live-work units for retailers (shopkeepers, boutique owners, professional service providers). These live-work units enable the retailer to live in a loft (one or two stories) above their retail space. ThereÔÇÖs a 75-foot pool on the landscaped rooftop of the five-story enclosed parking garage, and other amenities include a tenth-floor viewing deck and a two-story fitness center with spa. The configuration of the complex is more horizontal than vertical, another unique aspect in a city with towering condo residential buildings that sit on exposed parking garages. JuhlÔÇÖs 500-space parking structure is enclosed and hidden from external view. The units have high ceilings with floor-to-ceiling windows that allow for unobstructed views of the city.Juhl is the $177 million creation of San DiegoÔÇôbased CityMark Development, which contracted with Turner Construction to manage construction. Turner is one of the largest construction companies in the US (founded in 1902 by Henry Turner), with 50 offices throughout the country, activity in 20 other countries, and an average of 1,600 projects per year for a volume close to $10 billion annually. Its services include construction management, general contracting, consulting, construction procurement, insurance and risk management. Notable Turner projects include New York CityÔÇÖs Madison Square Garden and the 101-story Taipei Tower in China. Turner opened a Nevada office in Las Vegas about four years ago and began its working relationship with CityMark with a few smaller condo projects (30 units and 78 units) before beginning work on Juhl.When ground was broken for this project, the Las Vegas market was at its peak; prices were escalating in terms of construction materials, labor costs, residences and retail leases. ÔÇ£There was concern about getting the project under way to take advantage of that peak,ÔÇØ says TurnerÔÇÖs project manager, Donato Riccio. ÔÇ£There was some value engineering to rein in costs and build smarter. The design for the base and the first floors was complete while the remainder was still in the design stage. There was a lot of construction going on in the city at the time; we were up against the new CityCenter, the Wynn, the Venetian Palazzo, and so on, resorts and residential. So in order to compensate for the demand for skilled labor, we were specific about the way we scheduled our work teams.ÔÇØThe 125 different floor plan choices for the 341 units presented a construction challenge, as did the downtown core location of the complex. ÔÇ£With the various city-sponsored parades that occur regularly on this thoroughfare, as well as weekend road closures, it was a challenge to coordinate delivery of materials by truck to the site,ÔÇØ says Riccio. ÔÇ£We poured most of the concrete at night, and with more than 200 trucks of concrete, because of the massive footings and other structures, it took a fair bit of coordination to get trucks in and out smoothly.ÔÇØ Some materials ordered from China had to be coordinated far in advance to ensure that they were up to spec, causing some additional challenges. But what would a worthwhile project be like without the odd glitches? All things considered, Juhl was effectively completed before the economic downturn, and occupants are now moving in.The project was envisioned by the city of Las Vegas as an extension of its centennial celebrations (officially held in 2005) and especially as a revitalization of the downtown core, some of which has fallen into disrepair over the last century, with some formerly derelict buildings on this particular site. The upscale Juhl will add a feeling of security and safety to the area, and itÔÇÖs a key component to Mayor Oscar GoodmanÔÇÖs dream of rejuvenation with the feel of urban arts and warehouse districts. During the centennial celebrations, he said he envisioned ÔÇ£a downtown where people of all types live, work and enjoy themselves, where shopping, dining, entertainment and art venues are all within walking distance of residential hubs like Juhl. While much of the demand for downtown living comes from local residents looking to move from their single-family homes or to just enjoy urban life, we also have new residents moving to Las Vegas from large cities such as New York and Chicago, where high-rise urban living is becoming more hectic.ÔÇØCityMark was awarded the redevelopment project after responding to the City of Las VegasÔÇÖs request for a proposal to develop the 2.4-acre parcel of land in 2004 (there were dozens of proposals from all over the US). The land was placed in delayed escrow, which allowed the company to begin sales and line up construction financing before transferring the title. The appraised value was $50 per square foot, or about $5.2 million. A portion of the price was held back by the cityÔÇÖs office of business development as CityMark sold units.ÔÇ£One of JuhlÔÇÖs biggest selling points is the lifestyle created for the live-work retailer,ÔÇØ says Russ Haley, vice president and chief financial officer of CityMark Development. ÔÇ£ItÔÇÖs a very old concept that is being redeployed in some of our cities these days. This concept is very straightforward. You have a residence above, and you have your shop below. ItÔÇÖs a concept we kind of pioneered in downtown San Diego, and itÔÇÖs been very successful. And itÔÇÖs another way of redefining living in downtown Las Vegas.ÔÇØ ÔÇô Editorial research by Greg Petzold┬á