Challenges in Confined Spaces:

Building condominiums in a small, confined space creates more challenges than usual

Modern Contractor Solutions

October 2007

By Rebekah Rosenfeld, Editor

Located only three miles from the heart of downtown Birmingham, Ala., the historic Highland Park neighborhood once was filled with luxurious mansions and antebellum homes. Today, only 12 of these homes exist. The remainder of Highland Avenue, which was the South's widest street when constructed in the 1880's, now consists of three parks, a golf course, five churches, a hospital, service station, a bank and a few stores, among historic apartment buildings.

The historic area has little space for new construction, and demolition of existing properties often provides an ideal solution to meet the area's increasing demand for residential space. Golden & Associates Construction, LLC, of Birmingham recently began construction on an eight-level, 43-unit condominium at the site of the former Otto Marx mansion, which was demolished prior to commencement of the new construction project. The new 38,000-square-foot property, located at 2600 Highland Ave., will include a pool and workout room. The building's footprint measures approximately 15,000 square feet. The new 2600 Highland property will incorporate architectural elements, such as Spanish tile, brickwork and arches, reminiscent of the Marx mansion.

Breaking Ground
Because of the confined space and rocky undersurface, laying a foundation offered challenges. Excavation of the site began Oct. 1, 2006, and a shoring wall was one of the first items to be installed. "The hole on one end was about 35 feet deep, so we used drill piers to install the shoring wall," says William Tynes, project manager. Using the drill piers took more time than expected. Beneath the surface were large rocks, which added to the challenges of the confined space.

Using the drill piers was complicated because of the irregularities under the surface. On one side, the deepest drill went about 50 feet deep, while on the other side, only 13 feet. "The rock in some locations was really sloped, and you've got to drill down," Tynes says. "It was really challenging getting the project out of the ground. It took about three months, and we expected it to take a little less than two months. It was about five weeks longer than we planned." Tynes says the time lost with the drill piers was made up through the concrete portion of the project.

Shoring Wall
Installing a shoring wall is not unusual, but for 2600 Highland, the process was different from many projects. After excavating the land, the shoring wall was installed, but it required using a form work system. "The form work system involves using relatively small tables measuring 10 by 20 feet because of the confined area. The crane sets it (the table) in place," says Tynes. The building topped out Aug. 13, 2007 and is progressing toward a completion date in April 2008.

About The Contractor
William Tynes is the project manager for 2600 Highland and works for Golden & Associates Construction, LLC. Founded in 1997, Golden & Associates provides general contracting services to clients.