Dylan Cruess’ Mid-Year Engineering Review published in New England Real Estate Journal

New England Real Estate Journal’s July 30th issue features a Mid-Year Review Spotlight with 18 professionals from numerous industries, including TFMoran’s Chief Operating Officer, Dylan Cruess. Dylan gives his perspective on how the first half of 2021 is going in the engineering field. The good news is “So far in 2021 the positive factors outweigh the economic uncertainties.”  Dylan writes about challenges of the rising costs of construction materials and supply delays that our clients are facing in their development projects, along with more strict environmental regulations, plus approval and permitting delays. Additionally, there is a high demand for new construction of affordable multi-family housing and warehouse distribution facilities, as a result of the COVID-19 pandemic. Overall, the first half of 2021 has been strong despite these uncertainties and many of TFMoran’s clients are optimistic about the future. The engineering and construction industries are as busy as ever.

To read Dylan’s full mid-year review article, click this pdf link NEREJ Mid-Year Review Spotlight 2021

New England Real Estate Journal
Mid-Year Review Spotlight – Engineer

So far in 2021 the positive factors outweigh the economic uncertainties.

This has been quite a year so far! Many aspects about the economy seem counterintuitive and unpredictable thus far which historically should cause a reduction in new development projects, but my firm, and the construction industry as a whole, are as busy as ever. Continue Reading →


TFMoran Project Featured in New England Real Estate Journal’s Project of the Month

The New England Real Estate Journal has chosen Bio-Techne Corp. as the February project of the month. Construction was recently completed on the 26,000 s/f addition to the corporate headquarters located in Devens, Massachusetts.

TFMoran provided Structural Engineering and Construction Administration services for the project, and worked closely with Connolly Brothers, Inc. and Maugel Architects. The single-story addition provides more manufacturing and warehouse space for the life sciences company.

Check out the full article here.


TFMoran President Robert Duval in New England Real Estate Journal’s “2021 Forecast Spotlight”

TFMoran President Robert Duval shared his point of view on recent construction and real estate industry trends in The New England Real Estate Journal‘s “2021 Forecast Spotlight“. Industry trends he predicts will linger include a shortage of skilled labor due to the misalignment between education and the needs of employers. He goes on to state “applicants with degrees from well-known schools have only rudimentary training in the software that they will need on the job from day one”. Strict regulations are another setback for the industry, with the permitting process, rather than design controlling the project delivery date. “Nearly all commercial projects these days are required to submit studies of items once considered to be only for ‘major projects’. Bob goes on to say “another thing that won’t be changing in the year ahead: it will take a team of skilled experts working together from the earliest possible moments to deliver a successful project on time”.

Read the full article:  NEREJ-2021 Forecast-Engineering Expert.


TFMoran’s President, Robert Duval in Panel Discussion at NEREJ Summit

TFMoran President Robert Duval recently attended The New England Real Estate Journal Nashua/Manchester/Bedford N.H. Summit at the Courtyard Marriott in Nashua. Robert was included in a panel discussing engineering, construction costs, and architecture. Check out the article in the pdf link NEREJ May 2019 Issue NH Summit  or read the text below.

New England Real Estate Journal Hosts Nashua/Manchester/Bedford N.H. Summit

by Jennifer Tempesta, New England Real Estate Journal

NASHUA, NH The New England Real Estate Journal held their Nashua/Manchester/Bedford N.H. Summit on April 25th at the Event Center at the Courtyard by Marriott Nashua, 2200 Southwood Dr. Over 100 people were in attendance.

The first panel was held from 9 – 10 a.m. and was moderated by Chris Norwood of NAI Norwood Group. Speakers included: Patrick Brady of Cornerstone Realty Capital; Megan Prieto Giokas of Granite Commercial Real Estate; Melanie Sanuth of the Manchester Economic Development Office; and Greg Bryant of Bedford Cost Segregation.

Topics for this panel included: Development of opportunity zones, new development updates and cost segregation.

The panel began with Sanuth speaking about new developments that are up-and-coming in Manchester. She mentioned how this will be the year of hospitals. Other new developments include the Red Oaks Apartments and The Factory on Willow, a mixed-use development.

For the Bedford area Giokas mentioned the new Market and Main, which is a 16-acre, class A mixed-use retail development.

On the private side of development, Brady spoke about the challenges with return on equity. “The high cost of land and the high side of construction is certainly the reason why there isn’t as much deal flow as maybe there was in 2014 and 2016,” he said.

In regards to the challenges regarding identifying properties that are available and have appreciation opportunities, Giokas said, “People are trying to identify opportunities, but until the final regulations come into place, it is difficult to tell their investors ‘let’s do this’ the way the rules keep changing.”

Bryant spoke on the finance side of appreciation. He mentioned the Tangible Property Regulations as of 2014. “What those regulations did was they gave you some guidance in terms of whether you are able to capitalize or expense certain incoming assets.”

Norwood asked the panel what they are seeing for pricing on new construction. Brady responded, “The only way to make money in this market is to be adding value.”

Sanuth is seeing more opportunities in public/private partnerships, and feels positive about the future in New Hampshire.

The second panel was held from 10 – 11 a.m. and was moderated by Philip Hastings of Cleveland, Waters and Bass, P.A. Speakers included: Greg Stewart of Jewett Construction Co.; Robert Duval of TFMoran; and Laura Homich of Prellwitz Chilinski Associates. Topics for this panel included: Engineering, construction costs and architecture.

Hastings opened the panel mentioning how financing and land is available, but the cost of construction is so high. Duval expressed how there are challenges, especially in the wetlands areas. He said, “There is going to be a tightening down of regulations, to the point where it will become increasingly difficult to develop sites.” He notes to get involved early and do your homework upfront to help with the process.

Next, on the topic of construction costs, Stewart noted that one of the biggest factors is the shortage of labor. “Right now what is driving all costs is the shortage of labor, whether it is construction, manufacturing or technology,” he said.

Stewart mentioned the need to start educating the youth, schools and parents, because there is a high level of opportunity in the construction field.

Another factor for construction costs is the weather, living in New England. Need to start planning for the trends away from the typical calendar of seasons.

The panel agreed the way to value engineering and save on construction costs is to use everybody’s skill set throughout the design process, including the construction, design, engineering and owner’s teams.

On the topic of new innovations to help manage these costs, Stewart spoke about prefabrication. “Prefab systems allows for a less skilled labor. All the components are being built in a shop, which is a team environment. It also cuts down on waste at a job site, so innovations, such as prefab is something that I can see as a real future to cutting costs down the road.”

Homich discussed the innovations she sees on the structural side includes cross-laminated timber.

Duval noted that structural systems are always evolving. There are composites being used now. “Hire professionals that are keeping up with the market.”

Software innovations include: • 3-D modeling such as Revit, which helps with seeing conflicts in projects; • Virtual reality; and • Procore for construction management.

These all help owners and developers in the design process and with permitting.

At the end of the panel, Duval said, “In any sizeable development, consider mixed-use if at all possible. You are making much more efficient use of the space, you can increase the density of development and you can reduce the traffic, because there are multi-purpose trips.”

Homich said, “Ultimately, what we are trying to do on any circumstance, especially when it comes to mixed-use in the town and master planning, is to create a place where it enables people to have a great time.”


TFMoran featured as “Company of the Month” in June issue of New England Real Estate Journal

TFMoran is very excited to be selected as New England Real Estate Journal‘s Company of the Month in the Retail Trends & Development section of the June 22-28, 2018 issue! The full page article focuses on the Company’s 50 years as a leading consultant to the land development industry, and features the staff of nearly 70 professionals, plus current high-profile projects in southern New Hampshire. And, we made the NEREJ cover, check it out TFMoran on NEREJ Cover June 2018 To view the printed article click on the following pdf link TFMoran is NEREJ’s Company of the Month for June 2018 or read the text below.


June 22-28, 2018       New England Real Estate Journal

Retail Trends & Development

Company of the Month


TFMoran celebrates 50 years as a leading consultant to the land development industry

BEDFORD, NH The year 2018 marks 50 years of service for TFMoran, Inc., a leading consultant to the land development industry, offering civil, structural, and traffic engineering, land surveying, landscape architecture, construction support, and environmental permitting services. Originally a local firm based in southern New Hampshire, TFMoran’s practice area now extends throughout the state and into Mass., Maine, Vermont, N.Y., Penn., and N.J.

Since its inception in 1968, TFMoran has been a leader in bringing innovative land planning and smart development practices into the marketplace. According to the firm’s current president, Robert Duval, “TFMoran has been designing sustainable sites long before it became a buzzword. By their very nature, good designs reduce impacts to the natural environment, harmonize with their surroundings, make more efficient use of infrastructure, thereby saving our clients hard costs, as well as simplifying the approval process.”

The current ownership team has been in place since 2013, including: President and chief engineer, Robert Duval, PE; chief operating officer, Dylan Cruess; and senior vice presidents Jeff Kevan, Paul Sbacchi, PE, and Corey Colwell, LLS, all long-term employees with decades of hands-on experience.

Cruess said, “The shared goal of the new ownership team from the outset has been to build on the strong corporate brand that TFMoran has created over the past fifty years, always seeking innovative ways to deliver best-in-class client service. We must be doing something right, because in 2016 we were named Business NH’s Business of the Year in the Real Estate, Construction and Engineering category, and we have also earned a statewide ‘Best of Business’ award for the last six years in a row.”

Consistent with its focus on sustainable development, Duval points out that TFMoran has built a strong reputation for successful redevelopment of underutilized urban and industrial land.

“We have played an integral role in many of the region’s most significant redevelopment projects, among them the SNHU Arena and the N.H. Fisher Cats Stadium in Manchester’s urban core; redevelopment of the Bedford Mall, Wayfarer Hotel, and former Macy’s properties in Bedford; the GE Aviation Plant expansion in Hooksett, conversion of several mill buildings in Lowell and Lawrence to residential/ commercial use, and a new 1,700-car parking garage at the south end of Manchester’s historic millyard, currently under construction. Just these few projects alone provide hundreds of millions of dollars of new tax base and revenues to the local community,” said Duval.

In 2014, TFMoran acquired MSC Civil Engineers and Surveyors, a well-established civil engineering and surveying firm in Portsmouth, NH. Subsequently, in 2015, TFMoran expanded its structural engineering department by acquisition of Steffensen Engineering Associates with a solid 30-year history of their own. The TFMoran team now comprises over 65 individuals, including licensed land surveyors, civil and structural en­gineers, landscape architects, wetland scientists, LEED professionals, and erosion control (CPESC) specialists.

Jeff Kevan, manager of the civil engineering group, points out that one of TFMoran’s primary strengths is taking on large projects with ag­gressive schedules. “Our team has demonstrated time and again the ability to meet challenging deadlines through teamwork and an innovative approach to the unique needs and opportunities for each project. Our reputation is built on our track record, and our record is evidence of the pride we take in what we do.”

“We have experienced strong growth over the past few years,” said Paul Sbacchi, chief structural engineer. “But growth in itself is not our goal; we plan our growth to better serve our clients. Our clients have their own tight schedules to meet, and we want to be there to help them succeed.”

Cruess is quick to point out that TFMoran is also a great place to work. “We have numerous employees with young families, and so we encourage a ‘family-focused’ culture, with accommodating work schedules, with the opportunity to work from home when need arises.”

Another pillar of TFMoran’s culture is employee safety. Cruess said, “We have made employee safety a top priority. We have a strong safety committee, with a comprehensive and up-to-date Safety Handbook, and field employees receive OSHA 10 Construction Site Safety Training.”

TFMoran strongly encourages its employees to become involved outside the workplace in professional and community organizations. “An involved person is a caring person, and a caring person fits in well at TFMoran,” said Cruess. “We strive to provide all employees the flexibility they need to serve their communities.”

Many TFMoran employees focus their outside energies in state and local government, serving on advisory committees, planning boards, zoning boards, and as elected officials. In this way, TFMoran can use its experience to help shape the regulatory environment to protect the environment and foster economic prosperity.

How would you summarize the TFMoran philosophy? According to Duval, “We want to be leaders and innovators in our industry, and active, responsible members of our communities. We want to take on projects that have a positive impact on their surroundings. And every day, we are grateful for the opportunity to provide all these things while providing superior value to our clients too.”


Robert Duval Speaks at Northern New England State of Commercial Real Estate 2017 Summit

On Thursday, June 29, 2017 New England Real Estate Journal hosted the Northern New England State of Commercial Real Estate 2017 Summit at the Portsmouth Harbor Events & Conference Center in Portsmouth, NH. TFMoran was a Corporate Sponsor, along with Build-It Construction, Fulcrum, CBRE|Portsmouth and Hinckley Allen. PROCON and Waterstone were the Gold Sponsors and Vendor Sponsors were U.S. Pavement and KANE.

The event started out with networking during a breakfast buffet, followed by 3 sessions of topics addressing Commercial Real Estate, ending with discussions and networking between attendees and speakers. Sessions included Capital Investments & Financing Availability; Construction Projects & Trends; and Real Estate Updates & Trends. TFMoran’s president and Chief Engineer, Robert Duval, PE was asked to speak on the panel addressing Construction Projects & Trends. Some of the topics he addressed included an update on regulatory and permitting issues; a shortage of skilled labor in the workforce (specifically engineering and surveying); and new 3D technology in design and construction. Mr. Duval was one of 15 professionals who spoke on the panels. For a full list of speakers click this link NNE Commercial Real Estate Summit 2017

Nearly 150 people attended this vibrant and engaging Summit, and we are looking forward to the next one. A big thank you to New England Real Estate Journal for putting on a great event and for sharing their photos with us!


Robert Duval featured in New England Real Estate Journal’s 2017 Retail Forecast Spotlight

The January 27 – February 2, 2017 issue of the New England Real Estate Journal, features an article written by TFMoran’s president and chief engineer Robert Duval, PE, LEED AP. TFMoran is the exclusive civil engineer for the 2017 Retail Forecast Spotlight. The article, Mixed-use developments are becoming more popular than the traditional shopping center, appears in the Shopping Centers section of the publication, which can be viewed by linking here, or reading the text below.

Mixed-use developments are becoming more popular than the traditional shopping center
Robert Duval – TFMoran, Inc.

Many, if not most, recent large retail projects have been moving into “mixed-use development” centers rather than traditional shopping centers. A mixed-use development is, according to Wikipedia – “a type of urban development that blends residential, commercial, cultural, institutional, or industrial uses, where those functions are physically and functionally integrated, and that provides pedestrian connections.”

There are three key concepts here – the blending of multiple uses, integration, and pedestrian connections. All three are required for a true MUD. Without multiple uses you have… well, a shopping center. Without integration, you have just a collection of different uses with no interaction; and without pedestrian connections (which is really a form of integration) there is no advantage over driving down the street from one place to another.

From an engineering perspective, the advantages of integrated development over conventional shopping centers are substantial. For example, traffic volumes developed by shopping centers is fairly well understood, and is usually determined by plugging your total retail space into the appropriate formula for shopping centers and voila – you have your result.

On the other hand, for mixed-use centers there is a second step that involves looking at interaction between pairs of related uses – for example restaurants and cinemas, cinemas and apartments, apartments and offices, offices and restaurants, and so on, based on the concept that one vehicle trip may have multiple purposes, and these trips are shared among the various uses, rather than totaled up.

These multi-purpose trips can often reduce total trip generation by a third or more, thus significantly reducing off-site traffic impacts and costs of mitigation. Similar analyses of parking demand will also show reductions in parking demand, often in the range of 5% to 10%. These parking reductions can reduce costs and increase efficiency beyond just the pavement savings; as impervious surface area decreases, so too does the cost and extent of stormwater infrastructure to capture, detain, and treat all that unnecessary pavement.

Also, by integrating multiple uses into a single property, whether by consolidating parcels or simply by master-planning in a way that can ignore lot lines, greater land use density can be achieved by avoiding internal lot line setbacks, inefficient parking layouts, as well as unnecessary driveways and utility connections.

All the foregoing advantages of traffic, parking, and drainage are irrelevant if easy, convenient, and safe pedestrian connections are not provided between the major uses. New England weather being what it is, it is not realistic to expect that pedestrians will willingly park thousands of feet from their destination year-round. Therefore, direct, easily traversable pedestrian routes should be part of the earliest site planning exercises.

From a permitting point of view, as in so many other aspects of land development, the market is ahead of the regulation. In many communities, mixed-use developments will find they are prohibited by conventional “exclusionary” zoning ordinances and may require variances or zoning amendments to get off the ground.

However, the reception of mixed-use projects from planners and regulators is generally positive. Most communities understand the benefits of mixed-use development – in terms of increased tax revenue and employment opportunities with fewer negative impacts. Mixed-use centers, by their very nature, tend to locate in city centers within or adjacent to older, under-utilized manufacturing or commercial areas. This development thus provides the twin benefits of revitalizing city centers and reducing the need for new “greenfield” development. As a result, many communities already allow for this type of development in their zoning codes, and others are working on it.

As community planners catch up, we can expect more mixed-use developments to appear in our city centers (which, by the way, was the original purpose of a “city center”). The resulting increase in commer­cial activity will in turn create the positive employment and residential opportunities and more efficient use of infrastructure so important to the future health of our cities and towns.

Robert Duval, PE, LEED AP, is president and chief engineer for TFMoran, Inc., Bedford, N.H.


TFMoran’s Retail Project “Featured Property of the Month” in New England Real Estate Journal

The March 25-31, 2016 issue of New England Real Estate Journal showcased TFM’s civil and structural engineering retail project, Ashley Furniture and Ashbrook Furniture as the “Featured Property of the Month” in the “Shopping Centers” section.  Read the full story below, or click on the link for a pdf version. NEREJ March 25-31 2016 Feature of the Month


TFMoran designs new 68,000 s/f retail store site for Ashley Furniture and Ashbrook Furniture

Manchester, NH – AAA Realty, LLC is pleased to announce the recent opening of a new Ashley Furniture and Ashbrook Furniture retail showroom in Manchester, located on 5 Driving Park Road, behind Wendy’s in the heart of the South Willow Street retail district.  The new furniture showroom carries a wide selection of living room, dining room, bedroom, and home office furniture.  Ashley Furniture is the largest furniture manufacturer in the world, according to the company’s website.

TFMoran, Inc., a local full-service engineering firm, helped obtain the approvals for the new facility, and provided civil/site engineering, structural engineering, land surveying, permitting and landscape architecture for the new 2-story 68,000sf furniture showroom.   The building was designed by Landry Architects of Portsmouth, New Hampshire, and constructed by TRB Development Group of Hooksett.

During the past several years, many large furniture stores in the Queen City have closed their doors.  This new major furniture outlet reverses that trend, and, according to the developer, will establish a choice in furniture sales, “Ashley Furniture Industries feels that every person deserves more value for their money”.  Established in 1945, Ashley is one of the largest manufacturers of home furnishings in the world.  “Ashley is committed to delivering the world’s best home furnishing values, selection and service, and earning the loyalty and trust of its customers every day.”

The 2.7 acre Driving Park Road site, originally zoned for industrial use, had been abandoned since a fire destroyed a former health club on the site, leaving behind a 9,600 square foot medical clinic. Several years ago, the site was rezoned to the B-2 General Business District, more in keeping with the retail uses on neighboring South Willow Street.  Just to the north of the site, a former Osram Sylvania manufacturing plant has also recently closed, and is slated for more future retail development.

Members of the City Planning Board agreed that the new use for this blighted site was a good fit, and were pleased with the modern, attractive design.  According to TFMoran’s project manager Chris Rice, “the site plan package for the new retail store was a perfect fit for the mixed-use character of this commercial neighborhood, with a Wendy’s restaurant in front, a major shopping plaza to the south, numerous banks, offices and small retail shops, and a City recreational field all within walking distance.”

Rice continued, “Fitting a major furniture store on less than 3 acres was a challenge.  In addition to the building pad which was nearly one acre itself, we needed to provide adequate customer parking, and separate customer and truck circulation, loading docks, and fire access all around the building. To accomplish this, we had to go to the ZBA for a variance to allow 81% where 75% is required.”

On the other hand, according to Rice, the site did need to be made to conform to modern regulations for stormwater management: “Being a former industrial site, the property was crisscrossed with utilities with no stormwater treatment anywhere on the site.  Yet we were able to find a drainage solution that worked around the existing infrastructure, and provided treatment facilities such that all surface runoff would go into an underground system and nothing would be released into nearby Nutt’s Pond.  That is a major improvement in stormwater management, and we were therefore able to obtain an Alteration of Terrain permit through NHDES as part of the project.”

TFMoran President Robert Duval also commented on the environmental benefits of this project.  “Redevelopment of blighted industrial sites makes good sense.  Once difficult to permit, now most regulatory agencies and municipalities recognize that good planning and good environmental stewardship means encouraging flexible and creative solutions if redevelopment of existing properties is to be economically feasible.”

Duval continued, “Redevelopment sites can also offer certain economic advantages such as mature utilities and roadway networks needing little or no improvement, remoteness from sensitive natural habitats, and proximity to public transportation and other community services.”  Former Chairman of the Planning Board Kevin McCue commended the applicant for their proposed development because this area had been blighted for a number of years.

We are very happy about this location, said a spokesperson for Ashley Furniture, “In less than 10 years, we have become the No. 1 selling furniture brand in the world and the No. 1 retailer of furniture and bedding in the United States.  Our stores are located throughout the United States, Canada, Mexico, Central America, and Japan, and we are expanding domestically and abroad every day.”


Robert Cruess asks November’s “Question of the Month” in New England Real Estate Journal

TFMoran/MSC Engineers Chairman, Robert Cruess, PE  asked November’s “Question of the Month” in the Shopping Centers section of  New England Real Estate Journal.

Robert’s question:  What is the future of green design?

To read the pdf version click on NEREJ Question of the Month Nov 2015

Or, you can read the text below for the full story….

What is the future of green design? Sensible and cost-effective aspects that improve the environment.

Robert Cruess “Greenwashing” – (my definition) is the attempt to portray your project as being environmentally sensitive/ responsible, when in fact, it is more hype than substance.

Greenwashing is a term that I am hearing less often from the people in the building industries, namely: developers, contractors, architects, civil/site engineers, HVAC engineers, landscape architects, etc. So, without plumbing the depths of greenwashing, I would like to focus primarily on the positive aspects of design techniques that do, in fact, have less impact on the environment than older design methods.

It all begins with the developer/ end user. These are the people that want something built, be it a public facility , like a new school, or a private facility, such as an office building, retail facility, hotel, or…just a single family home. Getting something built involves economic decisions and the “user” invariably must balance an “ideal” with the reality of economics. And somewhere in this decision making process, the ideal “green design” meets the reality of available funds.

I would say that almost all the developers that we deal with, want to be environmentally responsible, and they want to accomplish that end “economically.” There are, of course, users that have no economic restraints and are willing to post a blank check in order to accomplish real, or perceived, environmental goals, however, the majority of users, want to be environmentally responsible, but want to do it within their budget. Now there is the challenge!

Enter the design team. The designers include the architects and their various subs such as HVAC and structural (engineers), the civil/ site engineers (and their various subs such as wetland scientists, surveyors, etc.) and landscape architects who are sometimes a sub to either the architect or the site engineer.

Discussions with several architects reveal that the pressure for green design is increasingly focused on the building envelope and the newest and most energy-efficient envelopes. A recent walk through the ABX show in Boston demonstrated the importance, and thought, that is being devoted to the building envelope. The architects are also being requested to provide newer, more efficient heating systems, such as air source heat pumps, high efficiency propane and natural gas burners, and in some instances “net zero” structures (meaning there must be some form of on-site energy production to offset the energy that the structure takes from the grid). Internally, there is an obvious desire to manage electric usage, primarily by utilizing high efficiency lighting and switching that shuts lights off in unoccupied rooms.

There are, of course, numerous other items that the architect can use in their green palette, from energy efficient windows to actual material selection. However, in my discussions with several architects, they are seeing a lessening in demand for LEED Certified buildings, which is not to say that there is a decreasing demand for energy efficient and socially responsible buildings. There is also the observation that many LEED principles are being incorporated in planning, zoning and building codes, so many of the green design principles are being institutionalized.

The civil/site engineers have several ways to design more environmentally friendly sites. Drainage design is one of the more obvious ways to lessen the environmental impact of a site. Drainage design has moved from collection and direct discharge, to detention and treatment before discharge, to the current practice of infiltrating most, if not all, of the surface runoff from a new site.

There are several infiltration techniques which include: porous pavement, rain gardens, tree wells, porous pavers, underground infiltration chambers, etc. Of course, all of the aforementioned have a cost for the developer, however, infiltration of storm water is becoming a mandated practice, and therefore, just a cost of doing business. Once again, we are seeing the institutionalization of “green” design.

Landscape architects also have been able to produce more thoughtful designs, particularly working with the civil/site engineers on the design of rain gardens, tree wells, vegetated swales, etc. Landscape architects are eliminating invasive plantings, and encouraging plants that can survive without constant irrigation.

TINSTAAFL, which of course, is an acronym for “there is no such thing as a free lunch,” even when trying to protect and/or improve the environment. For example, if you enable an existing industrial building to meet new energy codes, then you had better run a structural check on the roof, because more snow will stay on the roof and it will be there for a longer period of time because the energy saving insulation no longer allows heat to escape and melt some of the snow load.

As another example, porous pavement, and porous pavers, must be vacuumed on some established schedule, or the pores may fill with sand and the infiltration capability will be lost.

All of the green design techniques just need to have that little bit of extra thought, particularly with regard to unintended consequences.

Green design is being institutionalized: Planning boards, zoning boards, and building codes are adopting the principles of green design practices, and for the most part, they are adopting the sensible and cost-effective aspects of the practices that do, in fact, improve the environment.


TFMoran featured in NE Real Estate Journal “Industrial Project of the Month”

Click this link for a printed version TFMoran in NEREJ Sept2015

Click this link to go to New England Real Estate website.


Londonderry, NH – The official dedication and ribbon cutting of the new facility is scheduled in October 2015.

As the Manchester-Boston Regional Airport grew larger and busier in recent years, a large swath of land just off Raymond Wieczorek Dr. to the south sat conspicuously empty. It remained that way until Prologis and Dacon Corp. teamed with a number of key partners, including civil engineering firm TF Moran to start work on a plan to convert the once-fallow 50-acre plot into a thriving center of commerce. The Prologis project, at 52 Pettengill Rd., is now a 614,000 s/f, high-bay distribution center for United Parcel Service, Supply Chain Solutions and jet engine manufacturer Pratt &Whitney. The new facility, which sits just adjacent to the airport, is a welcome addition to the burgeoning travel and shipping center, and one that will benefit both the immediate Londonderry/Manchester area and the greater southern New Hampshire region.

“At full capacity, this project will bring upwards of 400 well-paying jobs to the area,” said Chuck Reilly of Dacon. “When you consider that land was used for agricultural grazing and sat undeveloped, and within a 15 month period, there’s been almost one million s/f of development – including the Federal Express Ground facility developed by Scannell Properties of Indianapolis, Indiana just to the north of us – it’s a huge economic engine for Londonderry and the Manchester airport area.”

Construction on the building – a conventional, high bay steel and precast concrete panel building with approximately 24,000 s/f of office space, 400 parking spaces and room for as many as 100 tractor trailers – started in July of 2014. UPS and Pratt & Whitney are currently in the process of occupying the new facility. The building has 100% backup generation power and is almost 100% automated for pick and pack warehouse operations. The entire project was completed on schedule and on budget. Dacon provided design, engineering, and construction management on a design-build basis with in-house architectural and engineering services.

Completion of the project has allowed Londonderry to see Pettengill Rd. finally completed, connecting Raymond Wieczorek Dr. to Industrial Dr., which had been in town planning for over a decade.

Several key partners were involved in the project, including Denver-based developer Prologis, civil engineers, TFMoran and Continental Paving, who Reilly described as “absolutely key partners.” He also credited the town of Londonderry and Manchester-Boston Regional Airport management with being instrumental in allowing the project to remain on schedule regarding permitting and approvals.

Dacon Corp design builder

PDA design build architect

TFMoran civil/structural/traffic engineering survey – permitting – landscape architecture

Environmental Systems Inc HVAC

Granite State Plumbing & Heating plumbing & HVAC

Hampshire Fire Protection Co fire protection

Interstate Electrical Services electrical

Southern NH Concrete foundation

Fabcon Precast precast wall panels

Expose Signs & Graphics Inc. project signage

Optiline Enterprises LLC metal framing & drywall

Credit: Article originally written by Bill Burke with the NH Business Review.