Phase 1 Site Assessment

What is a Phase 1 Site Assessment

A phase 1 site assessment essentially produces the same report as the preliminary site assessment with one exception – – it includes the results from testing performed during the on – site inspection of both the interior and exterior of the site. The results of this testing are usually included as a separate section of the report. The phase I is the assessment most used by potential purchasers and also by lenders when the lender specifies the type of assessment to be done.

When performing the site inspection for phase 1 report, the consultant will carry the sampling kit as he or she performs the ground inspection. The kit will contain various types of containers and sampling instruments as well as labels and a notebook for recording samples taken. The process is relatively simple and should not take much more than the inspection for a PSA.

Exterior Testing

Exterior testing for phase 1 studies is generally limited to areas of specific interest. An environmental consultant will look for certain “signs” that indicate the necessary to do soil testing, i.e. Visible soil staining, areas without any vegetation, railroad track easements with staining on and around the tracks, cleared areas around electrical transformers.

Polychlorinated biphenyls are of particular concern: they were widely used in hydraulic fluids and oils on trains and as insulating liquids and transformers. also of interest are petroleum hydrocarbons which result from various oils, gasoline’s, hydraulic and other fluids that have been spilled or dumped on the ground, and the various.

Underground storage tanks are a major cause for concern on any property. Evidence of an underground storage tank in the form of gas pumps, filling facilities, including our bowels will almost certainly be noted and tested. Testing should be done to determine whether an underground storage tank has become a leaking underground storage tank.

Three types of tests are performed on underground storage tanks to evaluate the soil, the tank, and the groundwater. Taking soil samples 3 to 5 feet down is standard procedure. The samples are tested for petroleum products and their derivatives to determine if there has been any spillage or leakage. In conjunction with the soil sample, a “tightness” test is usually performed on tanks using an instrument positioned inside the tank. This is used to determine the presence of a leaking underground storage tank.

A monitoring well test underground water underneath the tank is always recommended in these situations. Although such test can be very expensive and time-consuming, most experts agree that any tank more than five years old has a 95% chance of leakage. From the property purchaser’s perspective, a test of underground water should always be performed.

When “active” tanks have annual tightness test records that go back 5 to 7 years and reveal no leakage, soil tests are unnecessary. These records should be easy to obtain through the owner of the tank – – the property owner or tenant – – tank owners are required by law to make such tests and keep records of them. The tank owning tenant should be required to provide the management company with a copy of each of these tests when completed. The manager taking over management of the property that has underground tanks and has no test results on file should request tests immediately upon commencement of the management contract.

The results of phase 1 tests should be included in the detailed section of the report along with copies of laboratory analysis and testing diagrams and parameters to support documentation sometimes provided as appendixes to the report because of the number of tests involved. The executive summary should contain a synopsis of the test results.

X Social Community’s Phoenix Location

A Chicago-based developer of trendy apartment communities is planning a $100 million project on a full city block in downtown Phoenix.

The 2-acre site — bounded by Second and Third avenues and Van Buren and Monroe streets — is within walking distance of several music and entertainment venues, such as Comerica Theatre and Crescent Ballroom.

“Five to six nights a week you have 3,000 to 10,000 people hanging out in and around this area,” said Noah Gottlieb, CEO of Chicago-based X Social Communities. “We think with our project, we can sort of re-center what people think of as the activity and nightlife of downtown Phoenix.”

Construction should begin within the next few months.

Construction should begin within the next few months and is scheduled to open in the fall of 2021. Dubbed X Phoenix, the 616-bed project is.

While the project will include traditional apartment units, a portion will include a “rent by bedroom” program, where tenants are only responsible for their share of rents and utilities.

“Co-living space is finally landing here in Phoenix, and it seems the target is downtown Phoenix,” said Thomas Brophy, research director for Colliers International’s Arizona market.

The idea of renting co-living space, follows along the same path as coworking spaces or using ridehailing and ridesharing services, which provide flexibility without being tethered to a house, office or car, he said.

While 40 percent of the market are renters and 60 percent are homeowners, the percentage of renters is expected to increase as more people put off homeownership because of college debt and an inability to afford a down payment on a home, Brophy said.

There was a time when people bought homes in their mid-20s, but now are waiting until their mid-30s, he said, adding 10 more years of rental living.

The 2-acre property, the project will be at least 22 stories, with a large parking facility and retail on the ground floor.

Gottlieb said the high-rise structure will include a parking podium 30 feet off the ground, with an indoor and outdoor amphitheater experience.

“We think the growth opportunities in downtown Phoenix present a unique opportunity for our brand and product to succeed long term and become a part of the long-term success story of the continued revitalization of downtown,” Gottlieb said.

This new development comes at a time when several developers are moving forward with plans to build apartments nearby, including Toll Brothers which is investing $62 million to build 243 units at the northwest corner of Fifth Avenue and Van Buren Street and High Street Residential, which plans to invest $140 million for a 342-unit apartment complex that will include 7,000 square feet of ground-floor retail and restaurant space at the southwest corner of Fourth Avenue and Fillmore Street.

A block from that project — at Third Avenue and Fillmore Street — is a 312-unit, 19-story apartment tower being planned by Aspirant Development LLC.

Meanwhile, a few blocks south of these projects is a proposed 200-unit, 30-story condominium project to be built by Scottsdale-based Sunbelt Holdings Inc., in addition to several other downtown apartments in the works.

“Downtown has been as robust as we’ve ever seen it,” he said.

Construction Estimating Design Stages

Overview of the Design Stages

  1. Conceptual.
  2. Schematic Design.
  3. Design Development.
  4. Construction Documents.

Conceptual Design Stage

  • Description: Conceptual Estimate
  • The estimate at this point is based on Square Foot or Unit Cost
  • Accuracy of Estimate: The order of magnitude estimate has a large margin of error because so little information is available regarding the specific details of the project. Typical accuracy of estimate has a 20 -25% margin of error.

 

Schematic Design Stage

  • Description: Building will be laid out, and interior program will be established.
  • Includes an idea of the facade finish, structural system (steel, concrete, CMU block). General layout of the typical floors would be shown.
  • Accuracy of Estimate: 15 – 20% margin of error.
  • Cost estimators will have enough guidelines to help them better determine the design concept and allow them to move to the next stage of cost estimating.

A general layout is provided though specific details are not decided. However, for cost estimating purposes some general assumptions are made for the architectural, structural, mechanical, electrical, plumbing, and fire alarm system.

Design Development Stage

  • Description: Owners have developed further guidelines for the project.
  • Accuracy of Estimate: Within a 10% margin of error.
  • Includes functional areas such as bathrooms, conference rooms, workstations and private offices.
  • The architectural drawing become increasingly detailed to include reflective ceiling plans, finish plans, furniture plans, and HVAC, plumbing, and electrical plans.

Construction Design Stage

  • Description: Specifications and drawings for the construction project. Most defined set of drawings the design consultants will produce.
  • Details will be fully established for flooring, walls, ceilings, furniture and all MEP systems.
  • Subcontractors will be able to develop shop-drawings based on these documents.
  • Accuracy of Estimate: Within a 5% margin of error.

 

Virtual Healthcare in Rural Hospitals

Virtual healthcare is a new way for patients to receive immediate access to a healthcare provider. A virtual doctor can write prescriptions, request imaging or lab work just like a traditional doctor, and they are available around the clock for virtual consultation, diagnosis and treatment.

Patients can connect with healthcare providers online, via their computer or smartphone. HIPAA-compliant, encrypted and secure technology is used to preserve patients’ sensitive medical information.

rural-hospital-road-sign

The most exciting aspect of this new technology will be how it can give rural residents better access to healthcare.

The big difference between conversing with your doctor via a video stream is that he/she can look at what is ailing the patient. Does the person have a rash, broken bone, or need a simple medication refilled? With a traditional telephone the physician cannot see for themselves how small is a “little bug bite” or “big pimple”.

PCI has a long history of developing medical projects across the country for the past 40 years. If you would like to learn more about how we can be of service to you please call our corporate office at 801-262-9315 or online by submitting this FORM