Privatization of Military Family Housing, Phase III

Joint Base Elemendorf-Richardson, Alaska


Project Type: New Construction and Housing

Owner: Aurora Military Housing III, LLC


The Privatization of Military Family Housing (Phase III) on Joint Base Elmendorf-Richardson (JBER) is the third housing project Osborne was selected to construct for Aurora Military Housing III, LLC. As in the prior two phases of military housing privatization on JBER, two general contractors were chosen for a project of this magnitude to work simultaneously.


The owner and project team, led by Osborne, developed a plan that provided for a 3-year development period rather than the 10-year plan that was originally permitted by the RFP. By using undeveloped lands in two existing neighborhoods, construction was able to start immediately without displacing soldiers and families living in existing housing scheduled for demolition. Our fast-track plan proved so efficient that Osborne completed our portion of this project, with the exception of limited final landscaping, 10 months ahead of the fast-track schedule and below budget.


Osborne’s portion of the work included 303 units of new building construction and 140 units of renovation work. The project started with the demolition of 300 existing homes to make way for the new 3- and 4-bedroom 2-story townhouse style homes of wood frame construction with slab on grade foundations, vinyl windows, asphalt shingle roofs, interior finishes and equipment. The plan required 921,124 cy of material to be mined for structural fill used under new buildings and roads. Foundations for 178 housing units, comprised of 391,390 sf of concrete, were placed within five months. The aggressive start enabled Osborne to turn over the first units within 6 months of the NTP and the remaining units within 12 months of NTP. The renovation of existing units included upgraded finishes, finished “arctic” rooms in the basements with new emergency egress windows, and new exterior vinyl siding enhancements. Additional elements included landscaping, site development, extension of utilities, and other site and building improvements in 11 neighborhoods on JBER.


Osborne self-performed much of the construction work and was responsible for the coordination, phasing, and management of the design for a variety of building types with varying infrastructure and landscaping requirements. Osborne subcontracted all electrical, mechanical, drywall, taping and painting, insulation, flooring, roofing, siding, paving and landscaping elements of the project.


Additionally, 17 new single family homes were built for higher ranking military personnel in the Birch Hill neighborhood.


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