HomeMy WebLinkAbout20250566 33-35 Caroline St Site Plan SIGNED 35 Caroline CMPCONSTRUCTION & DEVELOPMENT
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35 Caroline Street: Kearney’s Block – Rough Timeline
Projected Start Date: 06/15/2026 Projected End Date: 12/03/2027
Phase I – Excavation and Foundation………………………………………………………6/15/26-9/4/26
Phase II – Framing: Podium and Wood…………………………………………………...9/8/26-12/18/26
Phase III – Weatherproofing: Windows, Doors, + Roofs………………………………….12/14/26-1/8/27
Phase IV – Rough Utilities………………………………………………………………….1/4/27-3/12/27
Phase V – Insulation + Exterior Utilities…………………………………….......................3/15/27-4/2/27
Phase VI – Board and Plaster + Masonry…………………………………………………..4/5/27-5/21/27
Phase VII – Paint, Finish Carpentry, + Tiling……………………………………………..5/24/27-7/30/27
Phase VIII – Finished MEPS……………………………………………………………….6/7/27-8/13/27
Phase IX – Countertops, Mirrors, Shower Doors…………………………………………..7/6/27-8/27/27
Phase X – Car Lifts and Elevators…………………………………………………...............8/2/27-9/3/27
Phase XI – Flooring + Exterior Finishes…………………………………………………..8/16/27-10/8/27
Phase XII – Finish Paint, Sidewalks, and Landscaping…………………………………...9/7/26-10/15/27
Phase XIII – Appliances and Residential Elevator……………………………………..10/12/27-10/22/27
Phase XIV – Punch List………………………………………………………………...10/18/27-11/12/27
Phase XV – Final Inspections and CO…………………………………………………...11/15/27-12/3/27
EXPIRES 6-30-26
CONSTRUCTION & DEVELOPMENT
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35 Caroline St – Kearney’s Block
Site Preparation (1 week) 6/22/26 – 6/26/26
-Jersey barriers/fencing and staging areas are arranged (Figures 1.1-1.3)
-Asphalt removal and grading; surveying and pinning
-Monitoring equipment installed in Clancy’s and other nearby structures
-All operations will take place within the confines of the site
SOE, Pile Driving, and Foundation (10 weeks) 6/29/26 – 9/11 /26
-Soldier pile holes are drilled, and piles are driven to 35 feet below grade, holes are backfilled with
controlled low strength material (CLSM); all equipment and material will be on site
-Begin excavation to wale depth (~4 ft below grade) excluding ramp area (Figure 2)
-All excavated material will be hauled off site following the planned trucking routes (Figure 3)
-Wales and corner braces are installed, and then raker trenches are dug; raker blocks are poured and
rakers installed
-Excavation and installation of timber lagging continue in 4-foot increments along Caroline St, Pavillion
Pl, and the rear side of the site
o The Clancy’s Tavern side will be excavated to ~8 feet below grade and then underpinning must
occur in sections before continuing excavation to final grade
-Once Clancy’s is underpinned, the site can be excavated to final grade except at the ramp area which
will be used to remove the remaining large excavator(s) in the hole
-If and when we encounter the stone arch running below the property, we will proceed in accordance with
the plans provided by GTR’s engineers (Figure 4)
-The ramp and landing area will be dug out by a smaller machine in the hole and the receding large
excavator; all remaining rakers and bracing will be installed upon final excavation
-Helical piles and extensions will be delivered to the site and stored in the Pavillion Pl staging area until
installation
-Pile caps will be dug out and helical piles drilled to necessary depths (~35’ below excavated grade)
-Pile caps formed, rebarred, and poured; concrete trucks and pump will operate from a closed-off section
of Pavillion Pl (Figure 5)
-Grade beams dug out, formed, rebarred, and poured; concrete trucks and pump will operate from a
closed-off section of Pavillion Pl (Figure 5)
-Elevator shaft formed, rebarred, and poured
-All underground utilities installed including oil and gas separator, drains and plumbing lines, vents, etc.
-12” basement slab poured; concrete trucks and pump will operate from a closed-off section of Pavillion
Pl (Figure 5)
-Foundation walls formed, rebarred, and poured; concrete trucks and pump will operate from a closed off
section of Pavillion Pl (Figure 5)
-Forms and rakers removed
CONSTRUCTION & DEVELOPMENT
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-Residential and car elevator shafts and stairwell shafts erected with CMU block; material will be kept in
staging area A and a lull will be used to move said material
-Pour concrete into elevator and stairwell shafts; concrete trucks and pump operate from a closed-off
section of Pavillion Pl (Figure 5)
Steel Erection and Podium Framing (6 Weeks) 9/14/26-10/23/26
-Verify all beam pockets, anchor bolts, column plates
-Basement columns, majority of first floor beams and decking, and second floor columns delivered and
placed in specific staging areas
-Install basement floor steel columns
-Begin first floor steel frame erection, with girders, support beams, and decking
-Remainder of first floor steel beams, decking, and second floor columns delivered and erected
-First floor erection and decking finished and second floor columns and girders erected
-First floor rebarred and suspended slab poured; concrete trucks and pump will operate from a closed off
section of Pavillion Pl (Figure 5)
-Remaining second floor beams and decking delivered and erection completed
-Second floor rebarred and suspended slab poured; concrete trucks and pump will operate from a closed
off section of Pavillion Pl (Figure 5)
Wood and Interior Framing (9 weeks) 10/26/26-12/23/26
-Second floor exterior and load bearing walls and first floor interior walls framed
-Third floor truss and flooring system framed
-Third floor exterior and load bearing walls and second floor interior walls framed
-Fourth floor exterior and load bearing walls framed
-Fourth floor truss and flooring system and third floor interior walls framed
-Fifth floor exterior and load bearing walls framed
-Fifth floor truss and flooring system, fourth floor roof, and fourth floor interior walls framed
-Fifth floor exterior and load bearing walls framed
-Sixth floor truss and floor system, fifth floor roof, and fifth floor interior walls framed
-Sixth floor exterior and load bearing walls framed
Roofing, Windows, Weatherproofing 12/14/26-1/15/27
-Install all windows and exterior doors
-Put on 4th, 5th, and 6th floor roofs
Rough Utilities 1/4/27-3/12/27
-Plumbing and HVAC rough install
-Sprinkler and Fire Alarm rough install
-Electrical rough install
CONSTRUCTION & DEVELOPMENT
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Insulation and Exterior Masonry
-Insulate all interior and exterior walls, ceilings, and basement
-Begin masonry work off of staging on Caroline and Pavilion sidewalks
Board Hangers and Plaster
-give them ~ 2 week head start on painters
Interior Painting
-basic walls and ceilings
Interior Window + Door Trim
-all windows, sills, and doors trimmed
-install all interior doors
-baseboard + crown
Tiling
-bathroom floors
-shower floors + walls
→Kitchens + Vanities (8-10 weeks)
■cabinets and islands
■bathroom vanities
→Finish Electrical (6-8 weeks)
■outlets
■switches
■lighting
■internet
■fire alarms
→Finished Plumbing/HVAC (8-10 weeks)
■showers
■toilets
CONSTRUCTION & DEVELOPMENT
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■ sinks/disposals
■ thermostats
■ appliance prep
■ vent grills
■ bathroom fans
■ drains
■ meters/water connections
→ Countertops (6-8 weeks)
■ kitchens + islands
→ Shower glass and mirrors (6-8 weeks)
→ Car Elevator Installation (3-4 weeks)
■ 1-2 weeks/lift, 2 lifts
→ Interior Finish Paint (6-8 weeks)
■ doors, door + window trim
■ baseboard + crown
→ Flooring (8-10 weeks)
→ Decorative Exterior Finishes (2-4 weeks)
■ bronze plaques
■ lighting
■ railings (deck)
■ awnings
■ building name + numbers
→ Landscaping (2-3 weeks)
■ site work
■ sidewalks
CONSTRUCTION & DEVELOPMENT
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→Miscellaneous Finish Work (6-8 weeks)
■built-in shelves
■closet shelving
■door hardware
■cabinet hardware
■mail room
■unit door numbers
■stair handrail
→Appliances (1-2 weeks)
■microwave, fridge, oven/stove, washer/dryer
→Elevator Finish (3-4 weeks)
→Final Inspections (2 weeks)
→COO (3-4 weeks)
CONSTRUCTION & DEVELOPMENT
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Figure 1.1 – Phase I Staging Plans (6/15/26-9/4/26)
- All sidewalks bordering the property will be closed for the duration of construction and temporary crosswalks will
be established to safely redirect pedestrian traffic
- 7 parking spots on the NW side of Pavillion Place will be permitted and indicated with cones and signs; Staging
Area B
o Used for parking during Phase I
- Gated entrances to the site will be located at the NW corner of the property on Pavillion Place (Gate 1) and on the
SW corner of the property at the intersection of Caroline St and Pavillion Place (Gate 2)
- The N side of the site, bordering the parking lot at 79 Henry St, will be cordoned off with construction fencing
that extends to the edge of the sidewalk on Pavillion Place. The remainder of the site will be secured by jersey
barriers/bollards with fencing on top. The barriers will extend onto the sidewalk on Caroline Street and on
Pavillion Place and will run along the edge of the sidewalks to the corners of Gate at the intersection of Pavillion
and Caroline.
- All materials, equipment, and operations during Phase I will remain in or occur within the confines of the site
excluding some concrete pouring which will follow the plan outlined in Figure 1.3
CONSTRUCTION & DEVELOPMENT
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Figure 1.2 – Phase I Excavation and Ramp Plan
-Following the driving of the soldier piles and the CLSM backfill of the pile holes, excavation will begin
following the plan outlined in the Phase I timeline
-Excavators will operate within the site and trucks hauling excavated material will back into the site at
Gate 1 from Pavillion Place, be loaded with material, and depart heading north on Pavillion back to
Lake Avenue
-The first 22’ of the ramp will remain a plateau and the ramp will begin to slope down after that
-Excavators will work back towards the ramp until it is all that’s remaining and then remove it as they
retreat from the hole; smaller machines that can be lifted out will also begin operating in the excavated
area at this point to begin the pile cap and grade beam work
CONSTRUCTION & DEVELOPMENT
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Figure 1.3 – Phase I Concrete Pouring Plan
-Concrete operations will take place on a closed section of Pavillion Place
-Cones will block a section of Pavillion Place at the property line between 35 Caroline and 79 Henry St
and at the intersection of Pavillion and Caroline St
-Signage and cones at the north end of Pavillion Place will indicate there is no through traffic; residents
of 30 Lake Ave and anyone going to Whitman’s Brewing Company or 79 Henry St will be able to travel
down Pavillion up to the closure
-Signage and cones at the south end of Pavillion Place will indicate the closure and direct traffic to
continue down Caroline Street
-The concrete pump truck will park on Pavillion Pl roughly lined up with the middle of the site
-Concrete trucks will come down Pavillion Place off Lake Avenue, pour into the pump truck, wash out at
Gate 1 into the site, turnaround, and depart northbound back to Lake Avenue
-Concrete operations will occur 5-6 times throughout Phase I for the pouring of raker blocks, pile caps,
grade beams, the elevator shaft, the basement slab, and foundation walls. Each closure will take no
longer than a single work day at a time.
CONSTRUCTION & DEVELOPMENT
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Figure 2.1 – Phase II Steel Erection Plan Option 1 (9/8/26-10/16/26)
-Steel erection operations will take place on a closed section of Pavillion Place
-Cones will block a section of Pavillion Place at the property line between 35 Caroline and 79 Henry St and at the
intersection of Pavillion and Caroline St
-Signage and cones at the north end of Pavillion Place will indicate there is no through traffic; residents of 30 Lake
Ave and anyone going to Whitman’s Brewing Company or 79 Henry St will be able to travel down Pavillion up to
the closure
-Signage and cones at the south end of Pavillion Place will indicate the closure and direct traffic to continue
southbound down Caroline Street
-The crane will park on Pavillion Pl and move back and forth as necessary within the cordoned off section of the
street
-As steel is delivered, girder beams and larger beams for the first floor will be offloaded into Staging Area B on
Pavillion Pl, medium sized beams and decking will be offloaded to Staging Area A, and the columns and smallest
beams will be offloaded into the basement of the foundation
-Second floor girders and larger beams are to be offloaded into the Staging Area B on Pavillion Pl, columns,
smaller beams, and decking are to be offloaded into Staging Area A
-Pouring of both slabs will follow the concrete operations outlined in Figure 1.3
-The outlined section of Pavillion Place would be closed every Monday through Friday from 7 A.M to 4/5 P.M. for
the 5-6 weeks it will take to erect the steel
CONSTRUCTION & DEVELOPMENT
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Figure 2.2 – Steel Erection Plan Option 2
-Jersey barriers are moved ~14’ into the right of way on Pavillion Place extending the perimeter of the
site
-The permitted parking spaces on the NW side of Pavillion Place are used as a one way lane for
southbound traffic on Pavilion to Caroline St
-The crane operates from within the site on the Pavillion Place side and the remainder of the enclosed
space is used to store the steel
-Pavillion Place will be shut down in the same manner as outlined in Figure 1.3 for a concrete pour for 1-
2 hours during Phase II of construction for steel deliveries
-Option 2 will also follow a similar delivery pattern to the one outlined in Option 1
CONSTRUCTION & DEVELOPMENT
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Figure 2.3 – Framing and Roofing Material Deliveries (10/19/26-12/18/26)
- The same site perimeter is kept from steel framing and Staging Area A and Staging Area C are used to
store framing materials and for boom truck deliveries to the upper floors
- The permitted parking spaces on the NW side of Pavillion Place are used as an additional lane to
compensate for the extension of the site perimeter into the street
- Both staging areas also allow room for any scaffolding and/or lifts that may be necessary
CONSTRUCTION & DEVELOPMENT
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Figure 3 – Phase III Roofing, Windows, and Exterior Doors (12/14/26-1/8/27)
- The site perimeter and closed right of way areas remain the same as during Phase II, extending
barricades into Caroline St and Pavillion Place
- The permitted parking spaces on the NW side of Pavillion Place are used as an additional lane to
compensate for the extension of the site perimeter into the street
- Staging Area A and Staging Area C will be used by boom lifts to install windows and doors on the South
and West facing sides of the building
- Both staging areas will also provide space for windows, doors, and roofing materials used during Phase
III
CONSTRUCTION & DEVELOPMENT
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Figure 4 – Phase IV Rough Utilities Staging Area (1/4/27-3/12/27)
- All sidewalks bordering the property remain closed with temporary crosswalks still in place to safely redirect
pedestrian traffic
- 5 parking spots on the NW side of Pavillion Place remain permitted and indicated with cones and signs; Staging
Area B
o Used for parking during Phase IV
- 5 parking spots on the N side of Caroline Street in front of the property remain permitted and enclosed by jersey
barriers; Staging Area A
o Used for storage of materials, deliveries, and parking when possible
- Gated entrances to the site remain at the NW corner of the property on Pavillion Place (Gate 1) and on the SW
corner of the property at the intersection of Caroline St and Pavillion Place (Gate 2)
- The N side of the site, bordering the parking lot at 79 Henry St, is still cordoned off with construction fencing that
extends to the edge of the sidewalk on Pavillion Place. The remainder of the site is still secured by jersey
barriers/bollards with fencing on top that extend ~8’ past the sidewalk on Caroline Street and encloses the
permitted parking spaces.
- The site’s barrier on Pavillion Place is back along the edge of the sidewalk from Gate 1 to Gate 2 at the corner of
Pavillion and Caroline and out of the right of way
- All materials, equipment, and operations during Phase IV will remain in or occur within the confines of the site