Construction on all issues facing the project. " We have a very hands- on approach," he says. He adds that the project has stayed on or ahead of schedule due to " a lot of pain and effort to make sure we were doing all we could to keep it moving forward at all times." Indeed, observers of the project have commented on how it seemed to progress rapidly during the pouring of the concrete superstructure, despite the extremely tight site in between existing buildings and in the middle of two busy urban streets. One key aspect of how 236 Construction approached the project that has paid dividends in keeping the project on schedule and on budget was the extensive work done to pre- qualify subcontractors. Pre- qualification included not only review of a contractor's ability to perform the work but also their financial health and their ability to generate the cash flow needed to keep the workers' payroll flowing through the project. The project is using open shop labor, notes Melamed, which has helped ensure a strong supply of labor as well, even during the beginning of the work in mid- 2007, when the local real estate and construction markets were still relatively robust. " We made sure up front that the subs we engaged had the ability to get the job done in terms of access to manpower and materials to complete their portion of the work within the schedule," says Buckley. " The biggest problem you can run into on a job like this is when you get to a point in the project and suddenly find out that a sub can't get the 50 or 60 guys he needs to perform his job at the right time." The location of the site, adjacent to the MTA line, also required additional monitoring of vibration levels during concrete foundation work and excavation. The site, a former parking lot, also had to be cleared of debris in a " monitored and controlled fashion," Buckley adds. " There were a lot of things that we had to do in a certain way because of the location of the project that meant additional steps for us on the project." Melamed says the project team has worked extensively with local community groups to help draw interest to the affordable units in the project and to develop a project that would become an asset to the up- and- coming neighborhood. " We've been very happy with the response we've received from the neighborhood, which is fast becoming one of the most sought- after addresses in Brooklyn," he says. " This is our first project in Brooklyn, but we definitely don't think it will be our last. We hope to get it finished and leased up fully and to be back soon working on something new." job to do, and they are protecting the city and enforcing their rules. But it makes it difficult when new regulations crop up during construction that weren't planned for or scheduled for from the outset." Despite those hurdles, the project is on track to be completed as much as four months ahead of schedule, according to Jim Buckley, construction manager for Broadway, which includes 271 apartments, most of them luxury market- rate units. Located at 230- 236 Livingston Street, the project consists of a 26- story tower and a 16- story building. Underground parking is included, and both buildings have small ground- level spaces appropriate for retail tenants. The apartments will all have impressive views of the borough of Brooklyn and beyond to Manhattan, notes Melamed, who has been active in real estate development in the New York City area for some time. The project, which has a price tag north of $ 100 million, was fortunate to have all its financing in place early in 2007, enabling it to avoid the credit crunch that hit many similar projects in New York and across the country and to continue work through the worst of the recession. Melamed has remained closely involved in the oversight of the work, working hand- in- hand with 236 Broadway Livingston Development JANUARY 10 www. bus- ex. com 99 Jim- Mar Marble and Granite, importers, fabricators and installers, services the Tri- State area from our 18,000 square foot stone fabrication facility, where we stock over 5,000 slabs of granite, marble and quartz surfaces. Our conveniently located showroom offers a one- stop shopping approach and our own professional teams of installers template and install without the use of subcontractors. Servicing residential homeowners, kitchen cabinet makers, home builders, general contractors, construction managers, designers, architects and developers, we are dedicated from concept to completion to providing an excellent product with prompt delivery and superior workmanship. Jim- Mar takes great pride in the excellent reputation we have earned over the years and strives to continue our success with superior customer service and client satisfaction. Jim- Mar Marble and Granite