LVL North

Located in Philadelphia’s Avenue of the Arts neighborhood, LVL North is a 535,768-square-foot, seven-story, mixed-use property with an additional two levels of below-grade parking, a two-level commercial podium, and five levels of modular residential construction with 410 luxury apartments. Manufactured in North Carolina and transported to Philadelphia, the modular units were designed and delivered with interior finishes, fixtures and appliances installed along with temporary roofing, and partially-completed exterior wall air/water barriers.

Marx|Okubo was hired as the owner’s representative, conducting pre-construction due diligence, and construction oversight. Leveraging experience and expertise from similar prior projects, Marx|Okubo assessed the design of modular units, the experience and quality control/assurance programs, and the site logistics plan that the modular contractor would employ.

During construction, our team conducted observations in the modular fabrication plant to evaluate the quality of the framing, MEP (mechanical, electrical, and plumbing), and finishing work. In addition, Marx|Okubo identified issues in the field with air/water barriers and window testing, which led to enhancements in the onsite inspection and testing program as well as improvements in the overall building enclosure quality and changes to weather barrier material on future projects.