Aura Corner

An infill corner with limited laydown area, active sidewalks on two frontages and utility work required in the public right of way. Site logistics, not the building, drove the schedule.

Ground-floor commercial space on a signalized corner supports the residential program above it, provided the retail shells are delivered in a condition tenants can actually build into.

Plan the site before the building: crane placement, delivery windows, pedestrian protection and a phased utility tie-in sequence coordinated with the municipality.

Retail shells were defined with tenant-improvement requirements in mind — capped utilities, clear ceiling heights and separate metering — so lease-up was not waiting on rework.

Foundations and structure, exterior masonry and metal panel envelope, roofing, full MEP systems, elevators, residential unit build-out, amenity spaces, retail cold shells, site work and landscaping.

Procurement was tracked as a schedule activity with award dates and delivery dates on the same log as construction milestones. Envelope dry-in was treated as the controlling milestone for interior sequencing.

Material lead times moved during the project, and right-of-way permitting compressed the window available for utility tie-ins.

Affected packages were re-sequenced and alternates were priced against the specification rather than substituted quietly. Utility work was staged to fit the approved window without idling interior trades.

The asset was completed with residential units above leasable ground-floor commercial space. Specific cost and schedule figures for this project are confidential.