January 2006 - Framecon Comletes Retreat As Calendar Turns
By Mandi Harding, FCA Executive Director

The New Year will ring in the completion of a long-term project for Framecon Inc.. Although the project was sold out the day it went to market, Framecon has more than two years of vested interest in the Toll Bros. Red Rock Country Club project.

Toll Bros. offers two distinct products in this development better known as the Reserve and the Retreat. The Reserve neighborhood framed by fellow FCA member Knipp Brothers features a more moderately priced product on par with local housing prices, around $700,000 and up. The Retreat is an upscale, semi-custom track home ranging from 3,500 to 8,000 square feet and boasts a $1 million start price. Both the Reserve and the Retreat are Tuscan-style luxury homes in a guard-gated community featuring two Arnold Palmer-designed golf courses.

Framecon President Ryan Stewart noted, “Everything is bigger in these homes, the libraries, the retreats, the bonus rooms and everything has been designed with detail in mind, Most of the homes have phenomenal views whether of the golf course, Red Rock mountain or of the entire city. Those lots with all three views commanded as much as $800,000 for the lot premium alone.”

Framecon is underway in framing the final phase of the neighborhood. During the last two years, phases were released about six houses at a time, making way for a 110 new homes total. There was one point, however, where three phases (or approximately 18 houses) were released at once opposed to back to back.

Framecon has maintained a consistent flow of manpower on the project, anywhere from 50 to 70 laborers daily are on site to complete framing, stacking, elevation and sheeting through a 30- to 32-day cycle per house.

“The homes are using standard wood products and materials, but the height and the radius are notable feats. These are not your typical starter box tract homes, they are semi-custom and require sharp framing skills to realize the architect’s intent,” said Stewart.

The greatest challenge of the job for Framecon is upon them in this final phase.

Framecon Superintendent J.R. Palma said, “We are completing infill houses at this point. So, staging areas are practically non existent and communication and timing of materials is crucial to overcome the tight work spaces.”

Timing is particularly critical for Palma who not only oversees this project, but Serrano and Las Lomas two other Framecon projects in the Summerlin area.

Palma an eight-year Framecon employee subscribes to train of thought that many of the typical jobsite and trade hardships can be avoided with proper planning.

“As long as you do all of your homework beforehand, there are few surprises,” Palma stated.

Meanwhile, Framecon must also be cognizant of the fact that the neighborhood is near 100 percent occupancy. This equates to strict hours of operation from 7 a.m. to 3 p.m., no work on holidays, no staging materials on the street and a high demand for professional forklift operators skilled in maneuvering tight work areas.

“Fortunately, the neighbors are aware of the work schedule and have proven very cooperative and understanding of this final phase,” said Palma.

Palma said that Toll Bros. meets bimonthly with the respective trades on site, to set and coordinate the schedules and keep progress moving productively and safely.

“Toll Bros. really epitomizes core qualities such as a good team, good people and a good system all of which complement the building experience for any trade fortunate enough to work with them,” said Stewart.

Toll Bros. and Framecon have been working together for more than 10 years. Framecon is gearing up for a new Toll Bros. project pending commencement at Lake Las Vegas, known as Vita Bella, which will feature a three story attached product ranging from high $600,000 to low $800,000 and square footage from 1,566 to 2,110.

Toll Bros. received the Home Builder of the Year award from the Greater Las Vegas Association of Realtors at the organization's annual installation and awards gala in November 2005.