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  1. 1. THE HAMILTON SPRINGS COMMUNITY 4-Year Residential Construction Management Competition Pennsylvania College of Technology 1 Pennsylvania College of Technology 2015 Four-Year Program Residential Construction Management Competition
  2. 2. Executive Summary: Assumptions 2 3 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology 1. We are assuming that the site has already been re-zoned to accommodate all of our building types. 2. We are assuming with the excavation permit process that there will be less than 30% of ground disruption because of sinkholes. 3. We are assuming that Hamilton Station will purchase all of Hamilton Springs apartments. 4. We are assuming a NEPA eval was already done. 5. We are assuming that the original autocad file provided to us with the green boundary line is our responsibility to develop within the boundary. To find how much of the master plan is within the green boundary we drew the ¼ mile radi us as shown on page 4 of the master plan and we developed a plan for that area. 6. We are assuming all waterlines that exist on-site are sufficient enough to handle the new development. 7. We are assuming that the train station will start and complete on schedule. 8. Apartment design’s are subject to fit per unit depending on the size of the lot.
  3. 3. Michael J. Leventhal Michelle Hejia Ni Kyle Csorba Lauren Barrett Ryan Fry Matthew Jurado B.S.ResidentialConstruction Technology & Management King of Prussia, Pa B.S. Building Science & Sustainable Design: Architectural Technology Concentratation Berwick, Pa B.S.ResidentialConstruction Technology & Management Hamilton, Nj B.S. Civil Engineering Technology Mill Hall, Pa B.S. Residential Construction Technology & Management Nazareth, Pa B.S. Accounting San Antonio, Tx ExecutiveSummary:ProjectDevelopmentTeam 4 5 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology Executive Summary: Project Development Team
  4. 4. Executive Summary: Management Structure Executive Summary: Management Structure Archaeo Construction will have a lead Senior Project Manager for the project with a support staff of three Project Managers. One P.M. will be responsible for the commercial and mixed use building and another P.M will be responsible for the residential structures. An additional P.M will be responsible for all of the site work. Each P.M will be aided by at least one superintendent, who will be responsible for a maximum of 15 townhouses. A commercial superintendent will be responsible for no more than 15 commercial or mixed use units at a time. A site work P.M. will be responsible for no more than 5 acres at a time. Additional superintendents will be brought on at the senior P.M.’s discretion, depending on the number of units under construction. Senior Project Manager The Senior Project Manager is responsible for overseeing the entire jobsite. As Senior Project Manager, he will divide his time between all jobsites and the corporate office. He will be the final authority in the decision making process. The Project Managers will report directly to the Senior Project Manager. The senior project manager will also temporarily act as the liason and board member of the property owners association. Project Manager The Project Managers will be assigned divisions. These divisions consist of mixed-use and residential. There will be a lead project manager for each division. The Project Managers will report to the Senior Project Manager. Project Managers will be staffed onsite daily. Project Managers will report daily to their office, which will be located in the job trailer. Project managers will be responsible for schedules, keeping track of costs as compared to the budgets, and managing the Superintendent and the Project Engineer. Superintendent Superintendentsare responsible for overseeing all the fieldwork on site. Superintendents will be in the field daily. They will be responsible for ensuring quality, ensuring accuracy to the drawings, and answering any questions subcontactors may have. Superintendents will ensure the job is staying on schedule. The Superintendent will be responsible for submitting a daily log of the work performed to the Project Manager. The Superintendent will be responsible for ensuring daily work logs are filled out by the subcontractors. Project Engineer Project Engineerswill be responsible for the paperwork associated with the jobsite, as well as the quality control reports. They will also be responsible for the quality of certain phases in the construction process. Project Engineers will be responsible for phases, such as drywall, to help ensure the standard of quality is being met. They will also be responsible for writing quality control reports for the materials brought on site. Archaeo Construction promotes a lifestyle of efficiency, sustainability, and luxury. Archaeo Construction strives to create the most efficient designs, while offering unparalleled quality to the customer. Archaeo Construction focuses on building an innovative product at an affordable cost to the client. 6 7 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology
  5. 5. Executive Summary: Quality Control Executive Summary: Safety Management Software & Technology All Archaeo Construction employees will be given tablet devices. This tablet device will serve multiple purposes, but it will play a great role in the quality control process. Each tablet will have Bluebeam installed. This software will allow the drawings and specifications to be viewed in the field. With this software, the employees of Archaeo Construction will be able to make markings on the drawings, to show where a quality control issue exists. All subcontractors will be connected to Bluebeam Studio and will be able to see these updates to the drawings instantly. Warranty Archaeo Construction will offer a warranty with every unit sold. There will be a 10 year warranty against structural defects. All mechanical systems will have a 2 year warranty and will be the responsibility of the subcontractor. Should the subcontractor be unavailable to perform the warranty work, Archaeo Construction will have the work performed. A 1 year warranty will cover the entire unit against all material and workmanship defects. All manufacturer’s warranty information will be turned over to the new owner upon purchase. All warranties exclude natural disasters and sinkholes. The Safety Planning Phase The safety planning phase will start with planning for safety internally within our company. All building designs will be assessed to determine where safety equipment and materials will be required. Archaeo Construction will appoint subcontractors, who will be responsible for maintaining the safety equipment. The Onsite Inspection Safety Phase Archaeo Construction’s employees are focused on safety. If an Archaeo Construction employee witnesses a safety violation, the employee is responsible for alerting the workers in the area of the hazard. Then, the employee is required to contact the Superintendent at once to have the safety issue addressed immediately. The Safety Report Phase The Superintendent will be responsible for filling out a report two times per day, ensuring all safety devices are OSHA compliant. Also, the subcontractor’s daily report will have a section for reporting near misses and any injuries on the jobsite. Subcontractors are required to report any near miss or injuries to the Superintendent immediately. Superintendents will be responsible for filing out safety violations for subcontractors and the subcontractor’s employees who are observed committing a safety violation. If more than 3 reports are on account for a subcontractor in 1 year, the subcontractor will no longer be allowed to work on the jobsite. If this occurs, another subcontractor will be brought in to finish the work. The expenses for the change will be billed to the violating subcontractor. Archaeo Construction’s first priority is jobsite safety. Our safety plan will be comprised of three parts, the planning phase, the onsite inspection phase, and the reports phase. In addition to this, the Superintendents of Archaeo Construction are OSHA 30 certified. Each subcontractor must have a minimum of an OSHA 30 certified foreman on the jobsite, if employees are working. Archaeo Construction strives to build a superior quality product. Our quality control procedure is implemented, beginning with the design. All of the products and building methods chosen are to ensure a high quality end result. Archaeo Construction will also choose subcontractors based on their proven track record. Quality control reports will be submitted weekly by the Project Engineers and Superintendents. Various software will be used to ensure quality. 8 9 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology
  6. 6. 10 11 Table of Content Table of Content 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology Executive Summary Assumptions Project Development Team Management Structure Quality Control Safety Management Market Analysis Pg.13 History of Lebanon, TN Demogrphics Area Attraction’s SWOT Analysis Competition Site Development Pg.23 Site Description Mixed-Use Lots Residential Lots Proposed Commercial Landscaping Earthwork Stormwater Management Utilities Site Costs Summary Product Details Pg.39 Permitting Overview Design Description’s Green Building & ADA Initiatives POA Description Construction Schedule’s Pg.77 Phasing Breakdown Phase 1 Schedule Phase 2 Schedule Phase 3 Schedule Phase 4 Schedule Marketing & Sale’s Pg.85 Marketing Strategy Sale’s Strategy Financial Analysis Pg.91 Overview Loan Flow Analysis Cash Flow Analysis Proffit & Loss Statement Budget Analysis Risk Analysis Work Cited Pg.92
  7. 7. 12 13 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology Market Analysis History of Lebannon, TN Pg.14 Demographics Pg.15 Area Attractions Pg.19 SWOT Analysis Pg.20 Competition Pg.21
  8. 8. 14 15 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology Market Analysis: History of Lebanon, TN Market Analysis: Demographics Tennessee’s history is deeply steeped in the culture and traditions of Native American tribes such as the Cherokee and the Yuchi. Even its name, Tennessee, hails from the Cherokee word“Tanasi”, which means river. Tennessee was also one of the most pivotal states in regard to the Civil War. Eastern Tennesseans were Unionists, while Western Tennesseans tended to be Confederates. Tennessee was home to such battles as the Battle of Shiloh, the Battle of Lexington, and the Battle for Fort Sanders just to name a few. Tennessee’s geographical make-up varies greatly, from the Mississippi River near Memphis to the Appalachian Mountains that define most of the Eastern portion of the state. The lowest point of Tennessee, the banks of the Mississippi River, is 178 feet above sea level, while the highest point, Clingmans Dome, is 6643 feet above sea level. On November 23rd, 1819 the city of Lebanon was incorporated under the state of Tennessee. The name‘Lebanon’ is a biblical reference to the land of Cedars from the Book of Isiah 2:13. Lebanon is located on the Cumberland Plateau and sits only 528 feet above sea level. Lebanon’s current estimated population is 28,408. In 1954, the city of Lebanon instituted the use of zoning laws for the first time. Lebanon began with 40 acres in 1801 and grew to a town that encompassed 475 acres and 320 industrial acres by 1972. According to the U.S. Census, the population of Lebanon was 28,408 in 2013. One of the largest employers in Lebanon is the Cracker Barrel restaurant chain. The restaurant was founded in Lebanon in 1969. The home office of Cracker Barrel is still located in Lebanon today. Due to the uniqueness of this project in regards to it being a Form-Based Code Transit Oriented Development, our market analysis was compiled from in and around the Nashville area, in addition to Wilson County and the city of Lebanon. We concluded that there was not one demographic large enough to solely target, therefore we believe that targeting multiple demographics will be necessary to make this project viable. We also feel this will help maximize profits, while at the same time meet our un-wavering product quality standards. Approximately 10% of all homes in the Lebanon area are vacant. Of this 10%, only 18% of the properties are actually for sale. This is why we feel that Lebanon is ready for an expansion that will bring hundreds of new units and businesses to their community. Because this project is centered on the use of the train to commute to Nashville, we will be targeting primarily those who currently have a commute into Nashville to result in the quickest sales possible. In order to establish a targetable income range for our units, we utilized a financial calculation, known as, PITI. This is to establish whether or not a potential buyer will qualify for a prime mortgage with 20% down. We strive for our potential buyers to attain an optimal PITI for the sustainability aspect of the development. The state of Tennessee was initially known as the Watauga Association, otherwise acknowledged as the Republic of Watauga. On June 1st, 1796 Tennessee was admitted into the union. Aside from the original thirteen states, Tennessee was the third state to receive statehood. Lebanon Area Demographics: • Population: 28,408 • Median Age: 36.3 • Median Income: $41,473 • Average Commute: 22.2 miles • Area: 38.63 sq. miles •AverageHomePrice(37087):$189,900 • Density per sq. mile: 735 • Average Price/Sqft: $89 • Housing Units: 11,030 • Persons per Household: 2.5 • Home Ownership Rate: 59.4% • % of Renters: 40% Nashville Area Demographics: • Population: 609,644 • Median Age: 36.3 • Median Income: $46,141 • Average Commute: 23.5 miles • Area: 526 sq. miles •AverageHomePrice(37087):$161,300 • Density per sq. mile: 1159 • Average Price/Sqft: $154 • Housing Units: 227,403 • Persons per Household: 2.7 • Home Ownership Rate: 65.8% • % of Renters: 34.2%
  9. 9. 16 17 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology Market Analysis: Demographics Market Analysis: Demographics Nashville:According to the Nashville Area Chamber of Commerce, Nashville employs just over 745,000 individuals. This is a considerate amount over Nashville’s current estimated population of 612,000. Nashville’s largest industry is Healthcare. 21 Healthcare companies are headquarter out of Nashville in addition to the more than 350 that operate out of Nashville. A considerable number of employers rely on those who commute to work. The average commute time of a Nashville employee is 25.8 minutes. The average mean hourly wage of a Nashville employee is $20.10 and the average income is $41,810. In recent years, Nashville’s economy has bounced back from being hit hard by the recession. In 2011, Nashville and its metropolitan area had the highest amount of job growth among other large metropoliton areas within the United States. Nashville’s recent job growth can be best attributed to Nashville and Tennessee’s business friendly atmosphere. Companies, small and large, have begun to migrate to Nashville because of this. Increased job growth amongst sectors such as technology and education have begun to attract people in their 20’s and 30’s to the Nashville metropolitan area. Work Place Analysis: Overview:We anticipate our largest group of clientele to be millenials. Millenials encompass those who were born between 1980 and 1995. In recent years, Nashville has become a hotspot for millenials. Recently, a housing research group, RealtyTrac, rated Nashville among the top 10 cities for growth for those in their 20’s and early 30’s. Home ownership among this age group is below 40%, making them the largest portion of the sector without a home. We also intend to market heavily towards baby boomers. Baby boomers represent the highest amount of purchasing power among all generations. According to elend.com, 63% of all homes purchased by baby boomers were paid in cash. This shows this generation’s eagerness to invest in the housing market. Lebanon and Wilson County: Both Lebanon and Wilson County boast relatively low unemployment rates of 6.1% and 5% respectively. Lebanon’s nearly 40.4% population increase since 2000 in addition to numerous business friendly incentives have created thousands of new jobs in fields such as retail and management. Lebanon’s largest employer, Cracker Barrel, employs 820 employees. South-Tec, an auto parts manufacturer, plans to spend $23.6 million expanding their current facility to accommodate 210 new jobs. Our proposed development intends to incorporate residential and commercial spaces, creating the potential for numerous additional jobs Lebanon’s income distribution is evidence of the markets diversification. The mixture of retail and management positions found in and around Lebanon create a competitive job market for those of all education levels.
  10. 10. 18 19 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology Market Analysis: Area Attraction’s Market Analysis: Demographics Lebanon City Town Square: Lebanon’s town square is surrounded by dozens of antique shops and small restaurants. It acts as the cultural cen- ter for Lebanon and its surrounding area. Premium Outlets Mall: Premium Outlets Mall is less than three miles from Lebanon’s Town Center. The Outlets Mall draw nearly 2 million people a year to Lebanon with its over 30 different stores. These stores range from high-end luxury brands such as Coach and Polo to more affordable retailers such as American Eagle and Reebok. Cedars of Lebanon State Park: 10 miles from downtown Leba- non is Cedars of Lebanon state Park. The park sits on just over 900 acres of land, including 117 campsites, 11 picnic shelters, and 8 miles hiking trails make this the perfect location for outdoor enthusiasts. Single Family Home Target Demographics: The single-family homes will have a traditional family style layout to be most accommodating to families. We intend to target the homes towards individuals and families with an income between $80,000 and $110,000 a year. Townhome Target Demographic: The Townhomes are the intermediate units between the condominiums and the single family homes. We intend to target young, married, couples, young families, and older empty nesters with an income range of $55,000 to $80,000. Condominium Target Demographic:Our condominiums offer the perfect mix of refined taste and low maintenance. These units are ideal for busy professionals, young couples, empty nesters, and retirees. The desired income ranges for these units is $45,000 to $70,000 a year. Apartments: We plan to sell our apartment units to the owners of Hamilton Station. Our exterior and façade are designed to be similar to that of Hamilton Station. In addition, the close proximity of their properties will make it convenient for maintenance and upkeep. We feel this will mitigate any possible competition between the two of us in order to expedite and ease the overall building of the entire project.
  11. 11. 20 21 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology Market Analysis: Competition Market Analysis: SWOT Analysis Spence Creek: To the north of our development lies Spence Creek. Spence Creek is a new development being built by Centex. Homes within the development range from between $170,000 and $240,000. This makes them our closest competitor in terms of price range. Our unique transit oriented development offers an edge over Spence Creek. Spence Creek is a more traditional suburb in terms of lay-out. The develop- ment is entirely made up of single family homes and residents will need to have a car to commute. We also intend to have better ammenties, such as our recreational center and commercial spaces. Five Oaks Country Club and Development: Five Oaks is the largest competitor within our market. They lie less than a mile away, with homes valued between $350,000-$1,000,000. Unlike Five Oaks, our development offers a value proposition. We intend to offer more housing at more affordable prices in comparison to Five Oaks. Due to the close proximity of Five Oaks, we anticipate residents of Five Oaks to be among frequent users of our commercial spaces. Goodall: Goodall Homes is a Tennessee based home builder, having built thousands of homes since 1983. Goodall has three developments within 10 miles of our location. Like Spence Creek, these developments are primarily single family homes. Homes range from $209,000 to $275,000 between the developments. Also, like Spence Creek, what they lack is amenities. The train, shopping, and recreational facility at Hamilton Springs far outweigh what is offered in any Goodall development.
  12. 12. 22 23 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology Site Development Site Description Pg.24 Mixed-Use Lots Pg.26 Residential Lots Pg.27 Proposed Commercial Pg.28 Landscaping Pg.30 Earthwork Pg.31 Stormwater Management Pg.32 Utilities Pg.33 Site Costs Pg.34 Summary Pg.36
  13. 13. 24 25 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology Site Development: Site Description The proposed area of interest is enclosed by large parcel owned by Horn Springs Development Incorporated located 28.8 miles East of Nashville, Ten- nessee. The parcel resides within the city limits of Lebanon and is comprised of 149 acres addressed at 3057 Lebanon Road. U.S. Route 70 borders the south- ern end of the parcel while the CSX railroad runs along the northern limit of the parcel. Parcel ID: 057 00804 00003057 Size: 149 Acres Physical Topography: The topography consists of rolling terrain with contours on the west portion of the site reaching as high as 660 but as low as 560 east of Ham- ilton Station Boulevard. Most of the site consists of rocky former pasture for livestock. A spring runs off the site in the southeast corner that eventually turns and runs to the northeast end of the overall parcel. The Green Line represents original area of interest. The Pink Line represents the additional area to be developed. Site Development: Site Description A series of apartment complexes reside to the left of the main boulevard. Additional apartment complexes have been constructed on the south end of the buildings displayed in the aerial image below. The area of interest is comprised of 46.1 acres surrounding Hamilton Station Boulevard. Site devel- opment was originally limited to land on the west side of the main boulevard. In the interest of maintaining consistency in development with the existing apartment complexes, the east side of the boulevard included in the design as well. EXISTING INFRASTRUCTURE:
  14. 14. 26 27 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology Site Development: Mixed-Use Lot’s Site Development: Residential Lot’s INDEX Yellow: Townhomes- No Garage Pink: Mixed-Use- Commercial Units on Ground Floor Light Green Hatch: Landscaping Mixed-use lots are compacted into blocks surrounding the main boulevard des- ignated for mid-rise residential apartments over commercial units on the ground floor. Walkways cutting through these blocks open up into plazas and squares with detailed landscaping to create an attractive walkable community. All aspects of the layout were designed to provide an easy, walkable commute to the downtown commercial area and/or train station. Franklin Street Franklin Street runs along the eastern side of the site behind the mixed-use lots. Parking is provided along the entire span of the street. The parking area is concealed to residents but is also easily accessible from the downtown area. Nine townhomes occu- py the northeastern part of the site. The townhomes are ar- ranged into two rows that face a center courtyard surrounded by shrubbery for privacy. Addi- tional parking for residents is provided behind the townho- mes. INDEX: Purple: Single-Family Lot Blue: Condo Building Complex Yellow: Townhomes-No Garage Red: Townhomes-Detached Garage Green: Townhomes-Attached Garage Substitute Round-A-Bout prior to site expansion The west side of the site is mainly comprised of townhomes and single-dwelling units. The town- homes are laid out in a grid pattern to simplify construction and provide the maximum amount of dwelling units per block. Thirteen single-family dwelling units, located on west end of the site, are placed to promote future transition into the Walkable Suburban Subdistrict. A round-a-bout will complete the Cumberland Street until further expansion of the site. The intended future road layout is shown in the gray section of the image above.
  15. 15. Site Development: Proposed Commercial 28 4-Year Residential Construction Management Competition Pennsylvania College of Technology 29 4-Year Residential Construction Management Competition Pennsylvania College of Technology Site Development: Proposed Commercial
  16. 16. 30 4-Year Residential Construction Management Competition Pennsylvania College of Technology Site Development: Landscaping Landscaping design had a significant impact on the overall site layout. To meet the landscaping design requirements set forth by the Hamilton Springs Specific Plan, the pedestrian throughways, commercial plazas and community areas are defined by designated areas for grass and planters. Native trees, shrubs and plants were researched and selected order to create an aesthetically appealing and environmentally design that will enrich the natural landscape while minimizing cost. Pinxterbloom Azalea Tulip Poplar Tree Blue Flag Iris 31 4-Year Residential Construction Management Competition Pennsylvania College of Technology Site Development: Earthwork Soil Conditions: The soil located within the site boundary consists mainly of silty clay and limestone rock fragments. Slab on grade foundations are recommended for construction in the geo- technical report. Preliminary soil bearing capacity calculations of the soil have been con- ducted for various foundation sizes based off the information provided in the provided geotechnical report and a USDA NRCS Custom Soil Resource Report the area for interest to ensure soil stability. The calculations excluding possible unstable rock conditions. Obstructed Pervious Concrete Based on the condition of the existing soil, we recommend that the DRC reevaluate permeable asphalt requirement. The infiltration rate of the ex- isting soil conditions are likely to inhibit the func- tion of permeable asphalt pavement. Additionally, the cost effectiveness of permeable concrete will be offset by the need for more frequent maintenance of the pavement. Neglecting to clear the obstructed concrete pores will adversely affect the runoff rates and ultimately act as impervious concrete. Grassy areas and excess landscaping with native plant spe- cies have been provided in the design to compen- sate for the lack of permeable pavement. Site Grading: The existing topography of the site indicates a heavy change in elevation, specifically from east to west. In order to promote a walkable community, road grades are kept beneath 6% while pedestrian throughways to the train station were kept beneath 4% causing an imbalance of cut and fill. In order to utilize excess cut, the community center square and commercial plaza located on the northwest side of the boulevard square are raised up in locations where there is a natural slope. The condo complex will also be raised up three feet higher in elevation than the community center it faces and the northwest side of the commercial square will be one foot higher than on the western side. The height differences will provide depth perception that will create a more unique and interesting landscape. The provided geotechnical report indicated that unstable soils encountered during construction will need to be undercut to stable soil and replaced with fill. It is also stated that weathered rock will need to be removed prior to con- struction. 30% of the excavation cost for site development will be added to the site development budget to cover the uncertainty of soil conditions. This number calculated based on the number of test pits located specifically within the site development boundary. The anticipated amount access cut should sufficiently cover fill needed for soil stabilization. The remaining soil can be stored in the location of future subdistricts in to provide fill for anticipated development. Grad- ing of the site is intended to maintain natural drainage. Because the Village Center Subdistrict requires heavy development, rain gardens have been placed low areas and irrigation systems in- tended to utilize stormwater runoff are incorporated in the design to alleviate post development conditions.
  17. 17. Site Development: Stormwater Management 32 4-Year Residential Construction Management Competition Pennsylvania College of Technology Existing Drainage: In its existing condition, the topographical map indicated three potential areas for run- off: the southern end of the site, the northwest side of the site, and the northeast side of the site. Because Phase 1 of the development provided drainage pipes at the southern drainage area, we focused on running stormwater to the existing detention area. Proposed Drainage: In order to save money on operation costs, extra time was taken to ensure that roadway designs lent themselves to stormwater pipes being gravity fed. This way, all water flowed to the southern end of the site, and, ultimately, into a proposed detention pond. The water can store up here and infiltrate on the way to flowing off site along the same stream path that was created in Phase 1. Irrigation System: Because walkways with planter boxes and various areas of landscaping are so abundant across the proposed development, an irrigation system was provided. At times, the irrigation system required that water be pumped uphill. As a result, nine submersible pumps were placed appropriately in the site. Site Development: Utilities 33 4-Year Residential Construction Management Competition Pennsylvania College of Technology Utilities serving the site are laid out beneath the streets and the required lengths of all different services lines are provided in the table below. To determine the provider of the utilities needed, the Wilson County Government Website was referenced. website indicated water capacity of 12 MGD and a consumption of 6.75 MGD. Therefore, 5.25 MGD of water are available. Based on the site design, it is expected that only 0.33 MGD will be used. Sewage availability, determined similarly to water capacity, is 3.5 MGD. The site requires 0.20 MGD, which is well within capacity. One of the primary concerns pertaining to utility usage was water and sewage availability from West Wilson Utility District the City of Lebanon. Lebanon’s
  18. 18. Site Development: Site Costs 34 4-Year Residential Construction Management Competition Pennsylvania College of Technology Site Development: Site Costs 35 4-Year Residential Construction Management Competition Pennsylvania College of Technology 35
  19. 19. Site Development: Summary 36 4-Year Residential Construction Management Competition Pennsylvania College of Technology 4-Year Residential Construction Management Competition Pennsylvania College of Technology 37 HIGHLIGHT SUMMARY OF SITE DESIGN: • Approximately 15 Dwelling Units per Acre • Lots vary by type of dwelling unit which include: - Apartment - Condo - Townhome with Detached Garage - Townhome with Attached Garage - Townhome without Garage • Site features include - communal building located in the center of the site - proposed location for a community pool - nature trail and a community garden in northwest area of site - playground • Designed for ease of expansion into proposed future subdistricts • Streets are laid out in a simple grid form to maximize the number of dwelling units • Walkable pedestrian design with attractive, landscaped commercial squares, plazas, courtyards and throughways
  20. 20. 38 4-Year Residential Construction Management Competition Pennsylvania College of Technology 39 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details Permitting Pg.40 Overview Pg.42 Bedford Townhome Pg.44 Claiborne Townhome Pg.46 Madison Townhome Pg.48 Van Buren Townhome Pg.50 Apartment Description Pg.52 Rutherford Home Pg.56 Monroe Home Pg.59 Washington Home Pg.62 Trousdale Home Pg.65 Condiminium Description Pg.68 Mixed-Use/Commercial Description Pg.71 Green Building/ADA Initiatives Pg.73 POA Description Pg.74
  21. 21. 40 4-Year Residential Construction Management Competition Pennsylvania College of Technology Pre-Submittal Conference (Optional): Applicants can often avoid unexpected problems and expense by discussing and reviewing plans with Lebanon Development Services Department. Application Submission: Applications Submission at the Department of Codes & Building Safety. Application & Plan Review: The application and plans circulate through the Devel- opment Services Departments. Code Plan Approval: Zoning, site plan, and building plan approval. Fire Code Approval: Fire Marshal must review and approve the Fire Code Plan. Public Works Approval: Public space plans for sidewalks, curbs, and ramps must be approved. Water Services Approval: Water and sewer availability and location approval. Over 10K sq. ft. Grading Permit: Grading permits are necessary when grading will disturb more than 10,000 square feet of the site. Grading Pre-Submittal Conference (Optional): Applicants can often avoid unexpected problems and expense by discussing and reviewing plans with Lebanon Development Services Department. Application Submission: Application for grading permit must be submitted to the Stormwater management office. Stormwater Sufficiency Review: Reviewing plans to insure that our stormwater maintenance plan will occur as planned. Stormwater Technical Review: Reviewing specifications for stormwater manage- ment plan to insure our system can handle the site’s stormwater. Plan Approval: Pre-construction meeting with stormwater, planning, codes, and public works staff to approve final plans. Erosion Control Approval: Approval of our erosion control measures on-site. Construction Entrance Approval: Our construction entrances must be approved that the cause the least amount of public disturbance. Stormwater Site Inspection: The city does a current site inspection to insure that all plans and specification will produce the outcome expected from our stormwater management plan. Product Details: Permitting 41 4-Year Residential Construction Management Competition Pennsylvania College of Technology Grading Permit Issued: This permit will be is- sued permitting use to disturb more than 10,000 sq. ft. of the site. Building Permit Issued: This permit will be issued permitting use to start construction and ap- proves all plans and specification. Inspections: All items that are mentioned above will have to be inspected upon completion. Use & Occupancy Certificate Issued: This cer- tificate is issued upon completion and inspection of each phase. Erosion Control Approval: Approval of our ero- sion control measures on-site. Construction Entrance Approval: Our con- struction entrances must be approved that the cause the least amount of public disturbance. Stormwater Site Inspection: The city does a current site inspection to insure that all plans and specification will produce the outcome expected from our stormwater management plan. Pre-Submittal Conference (Optional)Application Submission Use & Occupancy Certificate Issued Inspections Building Permit Issued Grading Permit Issued Stormwater Site Inspection Construction Entrance Approval Erosion Control Approval Stormwater Pre-Construction Meeting Plan Review Stormwater Technical Review Stormwater Sufficiency Review Application Submission Grading Pre-Sub- mittal Conference (Optional) Over 10K sq ft Grading Permit Water Services Approval Public Works Approval Fire Code Approval Code Plan Approval Application & Plan Review Product Details: Permitting
  22. 22. 42 4-Year Residential Construction Management Competition Pennsylvania College of Technology Archaeo Construction is developing unique designs to target our vast market demo- graphic. Embracing the social demand of homeowners, each dwelling has key features that en- tice potential buyers. The dwellings will be fashioned to compliment the mixed unit structures in the heart of the new transit oriented development. The townhomes will be subsidized into four designs consisting of the Claiborne, Van Buren, Bedford, and Madison. Each will feature a variety of attached and detached garage designs as well as exterior finishes throughout the development. With the ability of recessing or projecting the building structures as well as alternating rooflines, allows the homes to stand alone in assemblage of multiple attached homes. When engineering the dwellings, Archaeo Construction undertook the role as a home owner, not a money hungry company, to design a home that we ourselves would purchase. We wanted to emphasize the ideas of fire safety, insulation, and noise transfer and make sure they exceed what code required. The features of the townhomes will supersede the competition in the Lebanon area. Dwelling Specification • Energy Star Stainless Steel Kitchen Appliances • Energy Star Washer and Dryer • Tankless Waterheater • Dual Flush Toilet • Low Flow Fixtures • Granite Counters • Hardwood and Tile Flooring • Solid Wood Cabinets • Low E Windows • Masonry Exterior Finishes • Dual Zone Climate Control Community Amenities • Property Owners Association Membership • Community Gardens • Community Center • Community Pool • Walking Distance to Commercial and Local Business • Close to Mass Transit and Music City Star Rail Line Product Details: Overview 43 4-Year Residential Construction Management Competition Pennsylvania College of Technology Estimating: Archaeo Construction used national average prices in addition to location factors to determine the price of our properties. Each style of dwelling was estimated based on the quantity of materials needed and the labor required. After the entire dwelling was estimated, we broke the numbers down into a price per square foot. Our final prices may have a slight variation when the subcontractors present Archaeo Construction with their bids. We will confirm our final prices after we have received all the bids from the sub- contractors. Archaeo Construction plans to check the estimates as the first dwellings are erected. Thereafter, Archaeo Construction plans to check the estimate with each phase of construction and make adjustments accordingly. Discounts: Archaeo Construction’s research has determined the company will be able to bene- fit significantly from various discounts. The volume of ordering for the Hamilton Springs project will enable the company to obtain discounts on materials. We believe a 10% ma- terials discount is a very conservative estimate of the discount we will be able to obtain. We also believe subcontractors will be more flexible with their prices, since this project will give them steady year round work. Scheduling: Archaeo Construction took into consideration many factors while creating a schedule. Archaeo Construction has comprised a list of the working days that are re- quired to complete each type of unit, is attached to our product descriptions. Archaeo Construction’s marketing department also conducted market research to determine market saturation. This research shows how fast the units can be erected to command the optimum return from this development. This calculation was done for each type of dwell- ing unit as well as the commercial locations. Product Details: Overview
  23. 23. 44 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Bedford Townhome The Bedford is made for those who love to entertain. With the depth of the entrance way leading into the dining room, it is any entertainer’s paradise. With the living room tucked away to the side, it offers a break from the open concept of the Bedford. Being just minutes from the night life in the rising city, it is a dream home for young millennials. Details: • 1941 SqFt • 3 Bedrooms • 2.5 Bathroom • Front Porch • Dual Sinks Features: • 1 Car Garage • Granite Countertops • Crown Molding Throughout • 1st Floor Laundry • Open Kitchen With Pantry • Arched Entrance to Dining 45 4-Year Residential Construction Management Competition Pennsylvania College of Technology BEDROOM #2 BEDROOM #3 MASTER SUITE Second Floor First Floor GARAGE DINING ROOM KITCHEN LIVING ROOM FOYER Product Details: Bedford Townhome
  24. 24. 46 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Claiborne Townhome The Claiborne townhome incorporates a palatial entrance that leads into the kitchen. The open concept is continued onto the second story with a spacious mas- ter bedroom accompanied by a master bathroom. The Claiborne is located with in close proximity of the up and coming Hamilton Springs’s business district. Details: • 1792 Sq Ft • 3 Bedrooms • 2.5 Bathroom • Front Porch • Patio Space Features: • 1 Car Garage • Open Kitchen With Pantry • Granite Countertops • Eat In Kitchen • Crown Molding Throughout • 2nd Floor Laundry • Substantial Sized Living Room 47 4-Year Residential Construction Management Competition Pennsylvania College of Technology GARAGE DINING ROOM KITCHEN LIVING ROOM FOYER MASTER SUITE BEDROOM #3 BEDROOM #2 First Floor Second Floor Product Details: Claiborne Townhome
  25. 25. 48 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Madison Townhome The Madison brings the homeowner the beauty of a historic home with the efficiency of a modern home. The home features a regal living room featuring an angled bay offset maximizing the amount of natural light. The architectural compo- nent is continued into the master bedroom on the second story. The homes unique features come at a fraction of a cost of local luxurious single family homes. *42 Working Days (without trade overlap) time frame includes attached garage. De- tached garage option adds 1 Day to time- line. If no garage time can be reduced by 3.5 days. $1163 more for detached. $4482.65 saved without garage. Base price factored of attached garage. Weather and touch up included. Details: • 1882 SqFt • 2 Bedrooms • 2.5 Bathroom • Front Porch • Bonus Room Features: • 1 Car Garage • Granite Countertops • Crown Molding Throughout • 2nd Floor Laundry • Open Kitchen With Pantry • 5 Piece Bathroom 49 4-Year Residential Construction Management Competition Pennsylvania College of Technology GARAGE DINING ROOM FORMAL DINING ROOM FOYER LIVING ROOM Second Floor Product Details: Madison Townhome GUEST SUITE KITCHEN First Floor MASTER SUITE
  26. 26. 50 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Van Buren Townhome Being located around the new upcoming transit oriented development in Lebanon, the Van Buren townhome will be located within walking distance of the business district. The home appeals to the physical and medical needs of some of the homeowners. The Van Buren offers a flowing floor plan that offers seclusion be- tween rooms. *42 Working Days (without trade overlap) time frame includes attached garage. De- tached garage option adds 1 Day to time Details: • 2080 SqFt • 4 Bedrooms • 2.5 Bathroom • ADA Compliant • Front Porch • End Unit Features: • 1 Car Garage • Ramps in Garage and Rear Patio for easy accessibility • Crown Molding Throughout • 1st Floor Master Bedroom • 1st Floor Laundry • Piece 2nd Floor Bathroom •Open Kitchen With Pantry line. If no garage time can be reduced by 3.5days. $1163 more for detached. $4482.65 saved without garage. Base price factored of attached garage. Weather and touch up included. 51 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Van Buren Townhome BEDROOM #3 GARAGE BEDROOM #2 MASTER SUITE BEDROOM #4 KITCHEN DINING ROOM LIVING ROOM FOYER Second Floor First Floor
  27. 27. 52 4-Year Residential Construction Management Competition Pennsylvania College of Technology MASTER SUITE LIVING ROOM KITCHEN/DINING Apartment Type: 1A Product Details: 1 Bedroom Apartments LIVING ROOM MASTER SUITE Apartment Type: 1B KITCHEN & DINING 53 4-Year Residential Construction Management Competition Pennsylvania College of Technology Apartment Type: 2AKITCHEN & DINING MASTER SUITE LIVING ROOM BEDROOM #2 Apartment Type: 2B BEDROOM #2 LIVING ROOM BEDROOM #1 KITCHEN DINING LIVING ROOM KITCHEN BEDROOM #2 MASTER SUITE Apartment Type: 2C Product Details: 2 Bedroom Apartments
  28. 28. 54 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Apartment Description Archaeo Construction will erect a variety of apartments furnished for a myriad of potential renters. Our inspiration for the designs are based on the current social demands of Lebanon, Tennessee of equal opportunities for shared renters. Our two and three bedroom apartments will supply equal size bedroom designs for those who will be sharing rent. Each apartment comes standard with washer and dryer already in the unit for privacy and ease for the individuals. In addition, each renter will be provided a walk out balcony to admire the surrounding nature in the distance as well as the local architecture. Nearly all of the apartment designs are compliant with the de- mands of the American Disability Act providing thirty-six inch doorways as well as the appropriate turn around distances. While planning on the building specifications for the dwellings, we took into consideration the insulation value of the walls as well as noise transfer be- tween units. These features in the apartments aid in the marketability of the units and are competitive in the local market. Apartment Details • Full Kitchen with Dishwasher • Tankless Waterheater • Dual Flush Toilet • Granite Counters • Energy Star Appliances • Hardwood and Tile Flooring • Solid Wood Cabinets • Low E Windows • Elevators Access Community Amenities • Property Owners Association Membership • Community Gardens • Community Center • Community Pool • Walking Distance to Commercial and Local Business • Close to Mass Transit and Music City Star Rail Line • Directly off I-70 • Walking Trails • On Street Parking 55 4-Year Residential Construction Management Competition Pennsylvania College of Technology BEDROOM #3 KITCHEN LIVING ROOM BEDROOM #2 Apartment Type: 3A LIVING ROOM BD.RM.#2 BD.RM.#3 Apartment Type: 3B KITCHEN FLEX SPACE MASTER SUITE First Floor Apartment Type: 3C LIVING ROOM BEDROOM #2 BEDROOM #3 Second Floor Product Details: 3 Bedroom Apartments KITCHEN MASTER SUITE MASTER SUITE
  29. 29. 56 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Rutherford Home Description Having a master bedroom sitting on the first floor, the Rutherford maintains Archaeo Construction’s mission to provide homes that are compliant with ADA regulations. Two additional bedrooms are located on the second floor with a shared bathroom. The open living room appeals to those who are focused on entertaining friends and family. The Rutherford is an ideal living arrangement of those families who value the concept of a transit oriented development, but wish to still own a single family home. *59 Working Days (without trade overlap) time frame includes attached garage. De- tached garage option adds 1 Day to time- Details: • 2,199 SqFt • 3 Bedrooms • 2.5 Bathroom • Attached 2 Car Garage • 5 Piece Master Bathroom Features: • Large Open First Floor • Open Foyer • 1st Floor Laundry • Open Kitchen With Island • Off Kitchen Dining Area • Spacious Living Room line. If no garage time can be reduced by 3.5days. $1163 more for detached. $4482.65 saved without garage. Base price factored of attached garage. Weather and touch up included. 57 4-Year Residential Construction Management Competition Pennsylvania College of Technology Second Floor First Floor Product Details: Rutherford Home Design MASTER SUITE KITCHEN DINING ROOM BEDROOM #3 BEDROOM #2 GARAGE LIVING ROOM FOYER
  30. 30. Product Details: Rutherford Home Render Product Details: Monroe Home Render 59 4-Year Residential Construction Management Competition Pennsylvania College of Technology 58 4-Year Residential Construction Management Competition Pennsylvania College of Technology
  31. 31. 60 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Monroe Home Description 4-Year Residential Construction Management Competition Pennsylvania College of Technology The Monroe has a split living space offering two bedrooms on the first floor and a secluded master bedroom on the second story. The breakfast nook in the kitchen makes it suitable for families that are keen of a fast pace lifestyle. Families with older children will take advantage of the downstairs bedroom offering privacy for both parents and their kids. With an open space centralized in the home allows flexibility to suit the homeown- er’s character. *61 Working Days (without trade overlap) time frame includes attached garage. De- tached garage option adds 1 Day to time- Details: • 2,115 SqFt • 3 Bedrooms • 2 Bathroom • Attached 2 Car Garage • 5 Piece Master Bathroom Features: • Open First Floor • 2nd Floor Exclusive Master Bedroom • 1st Floor Laundry • Open Kitchen with Breakfast Nook • Eat-At Kitchen Countertops • Archways connecting first floor line. If no garage time can be reduced by 3.5days. $1163 more for detached. $4482.65 saved without garage. Base price factored of attached garage. Weather and touch up included. 61 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Monroe Home Design MASTER SUITE Second Floor First Floor FOYER FLEX SPACE DINING ROOM GARAGE KITCHEN LIVING ROOM BEDROOM #3 BEDROOM #2
  32. 32. 62 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Washington Home Description With the fast pace of the new development so close by, the single family Wash- ington, allows the homeowners to have access to all the amenities of the development, without being centralized in it. With its luxurious first floor free flowing with archways between rooms, it is complimented with a three bedrooms on the second floor. The Wash- ington is home where families will come for the experience, but stay to raise their family. Details: • 2,026 SqFt • 3 Bedrooms • 2.5 Bathroom • Attached Garage • 5 Piece Master Bathroom Features: • Large First Floor • Open Foyer • 2nd Floor Laundry • Open Kitchen With Pantry and Island • Eat-At Kitchen Countertops • Archways connecting first floor *59 Working Days (without trade over- lap) time frame includes attached garage. Detached garage option adds 1 Day to timeline. If no garage time can be reduced by 3.5days. $1163 more for detached. $4482.65 saved with- out garage. Base price factored of attached garage. Weather and touch up included. 63 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Washington Home Design First Floor Second Floor FOYER GARAGE LIVING ROOM FORMAL DINING ROOM DINING ROOM KITCHEN MASTER SUITE BEDROOM #3 BEDROOM #2
  33. 33. Product Details: Trousdale Home Render 65 4-Year Residential Construction Management Competition Pennsylvania College of Technology 65 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Washington Home Render 64 4-Year Residential Construction Management Competition Pennsylvania College of Technology
  34. 34. 66 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Trousdale Home Description The Trousdale is the compliment of the Madison townhome with its historic feel throughout the home. It encompasses the demand also of having an ADA compliant home. With its secluded floor plan, it offers privacy throughout the home. The Trousdale embraces three more bedrooms on the second story making it suitable for growing fami- lies. The home allows the owner to capitalize all the square footage offered. Details: • 2,059 SqFt • 4 Bedrooms • 3.5 Bathroom • Detached Garage • 3 Individual • 5 Piece Bathroom Features: • Large Bay Area Dining Room • Grand Entrance • 2nd Floor Laundry • Open Kitchen With Pantry and Island • Large Granite Island • Archways connecting first floor *60 Working Days (without trade over- lap) time frame includes attached garage. Detached garage option adds 1 Day to timeline. If no garage time can be reduced by 3.5days. $1163 more for detached. $4482.65 saved with- out garage. Base price factored of attached garage. Weather and touch up included. 67 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Trousdale Home Design Second Floor First Floor MASTER SUITE FOYER GARAGE FORMAL DINING ROOM LIVING ROOM KITCHEN LAUNDRY/FLEX ROOM BEDROOM #4 BEDROOM #3BEDROOM #2
  35. 35. 68 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Condiminium Description Archaeo Construction will undergo developing a condo complex for those who seek to live in a multi- unit structure but wish to purchase their residency rather than rent. The structure will be comprised of similar 2 bedroom and 2 bath units throughout. This will eliminate internal competition with the con- do units, and will lead to uniform construction of the building. There will be 32 condo units and will be dispersed between four floors. The structure will house an elevator to accommodate any tenants that may have physical disabilities that are prohibited from using the stairs. Each unit comes with a dining area located off the kitchen. The kitchen offers a eat at counter top which opens up into the living room. Laundry services are provided inside each dwelling eliminating the need for a community laundry area. A master bedroom is provided with a master bath. This provides the other bedroom with its own personal bathroom as well. 69 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Condiminium Design
  36. 36. Product Details: Condiminium Render 70 4-Year Residential Construction Management Competition Pennsylvania College of Technology 71 4-Year Residential Construction Management Competition Pennsylvania College of Technology Product Details: Mixed-Use Render
  37. 37. 72 4-Year Residential Construction Management Competition Pennsylvania College of Technology Archaeo Construction will complete the structure of the commercial spaces, as well as the glass store fronts, fire separation walls, entry doors, and the facade of the buildings. We will be con- tracting Hawkins Design Construction for the erection and fit-out of the commercial spaces. Each unit’s store front will be uniform with the next, due to a form based code. This will help ensure neigh- boring businesses do not infringe on the theme of the development. Archaeo Construction has a master plan of the types of businesses desired for the commercial spaces. We will offer various size spaces to accomodate these different types of businesses. Hawkins Design Construction will build all commercial spaces in the mixed use building to suit the potential client. If a client is interested in pur- chasing a commercial unit, they will be responsible for working with Hawkins Design Construction for their individual unit(s). A packet with the Hamilton Springs form based code will be provided at the time of purchase. The owner of the property will be responsible to make sure the property meets the code requirements. The Property Owner’s Association at Hamilton Springs will ensure and enforce this form based code is upheld. Product Details: Commercial Spaces 73 4-Year Residential Construction Management Competition Pennsylvania College of Technology Archaeo Construction is committed to building green and energy efficient struc- tures, while maintaining the highest quality of craftsmanship on our projects. As ethical contractors, we believe it is part of our mission to save and preserve the environment for the benefit of future generations. Dwelling units on our site will achieve the “Gold” rating of the National Green Building Standards. We have also included the following in all of our units: • Low flow shower head • Low flow multi flush toilets • L.E.D. light bulbs o Longer life, reduce landfill • Occupancy sensors on lights in building • Low-E windows • Energy Star appliances • Energy Star HVAC • Programmable thermostats o Such as Nest, a smart thermo-control system • Selaed ducts and insulated ducts • Instant hot water heater or energy efficient units • National Green Building Standards (NGBS), all units will obtain and exceed a “Gold” rating Archaeo Construction is also committed to ensuring that the development and site plan is designed to be as environmentally friendly as possible, while maintaining the ut- most comfort for our residents and visitors. Our community features the following initia- tives: • Recycling will be provided at the community center o Provided through Green Monster o www.greenmonstercurbside.com o Curb side pick-up for residences • Make use of material waste while building • Sustainability managed forest wood products • Intelligent sprinklers for landscaping • Rain water collection irrigation • Community gardens • Sips will allow smaller sized heating and cooling units o Less energy consumption • Sips for townhomes will provide a high R-value and low sound transmission • Low VOC paints • Formaldehyde-free finishes • Low-allergen materials • Products with minimal off-gassing o Low colatile organic compounds (VOCs) • O & M packet, with educational info on staying green Product Details: Green Building/ADA Initiatives
  38. 38. 74 4-Year Residential Construction Management Competition Pennsylvania College of Technology • Obtain Federal Employee Identification Number for Hamilton Spring’s POA o Sentry Management will file Articles of Incorporation and request the legal status for the Hamilton Spring’s POA o Sentry Management will obtain association insurance necessary for legal existence • Provide access to CPAs specializing in area’s of association fund accounting o Sentry Management will supply the proper legal team that know the specifics of POA tax tion and law • Community Set-Up o Sentry Management will set-up the way the community will function as it regards the home owners and the POA • Act as liaison between Archaeo Construction and the homeowners regarding the Hamilton Spring’s POA o Sentry Management will formulate welcome packets for new homeowners, present an de scribe the POA manual before every purchase • Establish appropriate service contracts that include, first year and build-out budgets o Sentry Management will assist in developing policies that align with the culture of Hamilton Spring’s • Create/draft Bylaws and Declaration of Covenants, Conditions and Restrictions o The CC&R will describe in detail the obligation of the both, the POA and the homeowners o The Bylaws will describe the mechanics of the POA’s decision making and management Product Details: POA Description Our initial proposal is to contact the Horn Spring’s management team, who owns Hamilton Station apartments on the adjoining property, to sell the contract for the POA of Hamilton Spring’s. We will propose that Hamilton Station absorb Hamilton Spring’s POA, and join it with their Hamilton Sta- tion maintenance department. We would suggest with the contract, that Horn Spring’s hire an out side POA development and management company to create and maintain Hamilton Spring’s POA. If Horn Spring’s refuses the POA contract for Hamilton Spring’s, Archaeo Construction will contract a POA development and management company to create and maintain the Hamilton Spring’s POA. If Horn Spring’s refuses, Archaeo Construction will request that Hamilton Station maintenance depart- ment join contract as a subcontractor of Hamilton Springs POA, and be responsible for site mainte- nance. We will sell the Hamilton Spring’s POA contract to Sentry Management, a full service community association management company that services the needs of home owners from condominium communities to custom home development. Sentry Management provides service levels that are unsurpassed. Sentry Management will provide a customized program for Hamil- ton Spring’s POA that includes and extends beyond these elements: 75 4-Year Residential Construction Management Competition Pennsylvania College of Technology Developer Responsibilities o Prior to fifteen percent (15%) of homes being sold, Archaeo Construction will assume the responsibility of planning and organizing the Hamilton Spring’s POA. This will include anything deemed necessary by Sentry Management, in agreement with Archaeo Construction, along with the documents that Archaeo Construction must provide at the turnover of the POA. o Within three (3) months after fifteen percent (15%) of dwellings are sold, Archaeo Construc- tion will hold elections for the homeowners to elect one-third of the board (2 of 5 board mem- bers). At this time, Hamilton Spring’s Senior PM will also become the third board member and remain a board member until the final POA turnover election. o Within three (3) months after ninety percent (90%) of dwellings are sold, Archaeo Construc- tion will hold elections for the homeowners to elect two (2) more board members, and Hamilton Spring’s senior PM will remain as the fifth (5) board member. o Once Archaeo Construction owns five percent (5%) or less of the dwelling units, the senior PM will step down as a board member, and the current board will hold an election for the homeown- ers to elect the final of five (5) board members. o Within seventy-five (75) days after the final board member is elected, the POA turnover must occur and Archaeo Construction must give notice of the date it will occur sixty (60) days prior to that date. o At this time Archeao Construction, along with Sentry Management, must provide the new board with the records listed below: o Association Funds o Meeting Minute’s o Original Declaration & Bylaws o Community Plans & Specifications o Insurance Policies o Service Contracts & Warranties Homeowner Incentives Once a dwelling unit is purchased and under contract, between Archaeo Construction and the homeowner, the homeowner is eligible to fill out the proper information to run for a board member position. As an incentive to purchase our home and run for a board member position, Archaeo Construction will offer a fifteen percent (15%) discount of the sale price, if the homeowner is elected as one of the first five board members. Product Details: POA Description
  39. 39. 76 4-Year Residential Construction Management Competition Pennsylvania College of Technology 77 4-Year Residential Construction Management Competition Pennsylvania College of Technology Construction Schedule Phasing Breakdown Pg.78 Phase #1 Schedule Pg.79 Phase #2 Schedule Pg.80 Phase #3 Schedule Pg.81 Phase #4 Schedule Pg.82
  40. 40. 78 4-Year Residential Construction Management Competition Pennsylvania College of Technology Construction Schedule: Phasing Breakdown The phases of construction begin with the area nearest the transit station and move south. Residents living in the village center before the completion of construction should never have to walk through construction to get to the commuter station. The site is de- signed so that the majority of dwelling units do not directly front a street. The phasing is in an order that will never allow an occupied home to face construction. The order of phasing also is meant to provide a reasonable ratio of commercial to residential lots at any point during construction. 79 4-Year Residential Construction Management Competition Pennsylvania College of Technology Construction Schedule: Phase #1 Schedule PHASE 1: Introduce Commercial Business to Hamilton Springs; Build up dwelling units to begin achieve higher population density • 31 residential lots under construction • 15 mixed-use commercial lots under construction
  41. 41. 80 4-Year Residential Construction Management Competition Pennsylvania College of Technology Construction Schedule: Phase #2 Schedule PHASE 2: Build up Commercial and Begin forming a more unified community that will attract home buyers • 19 residential lots • 35 mixed-Use commercial lots • Condo complex built-32 condos, Parking in back • Community Center built with open space to the south, Parking in back 81 4-Year Residential Construction Management Competition Pennsylvania College of Technology Construction Schedule: Phase #3 Schedule PHASE 3: Increase density, Add Commercial with population growth • 38 townhomes constructed • Open space between lots 138 and 139 intended for a playground • 8 commercial lots constructed
  42. 42. 82 4-Year Residential Construction Management Competition Pennsylvania College of Technology Construction Schedule: Phase #4 Schedule PHASE 4: Moving Forward • 9 Single-Family homes constructed • Proposed dirt walkway following the natural terrain cleared out • Proposed community garden built in open space 83 4-Year Residential Construction Management Competition Pennsylvania College of Technology
  43. 43. 84 4-Year Residential Construction Management Competition Pennsylvania College of Technology 85 4-Year Residential Construction Management Competition Pennsylvania College of Technology Marketing & Sales Marketing Strategy Pg.86 Sale’s Strategy Pg.88
  44. 44. 86 4-Year Residential Construction Management Competition Pennsylvania College of Technology Advertising: Due to the importance of U.S. Route 70 being one of the major east–west thorough- fares in the nation, our development is seen by tens of thousands of people every week. For our advertising strategy, we want to target those who may have a vested interest in moving to the Nashville area, in lieu of those who are just passersby. We intend to heavily target the neighborhoods of Nashville and the surrounding areas with our target incomes to achieve our desired goals. In addition to targeted advertising strategies, we also intend on utilizing blan- keting strategies such as radio and social media. Historic Edgefield – Historic Edgefield has a median income of just over $50k a year. The cost of living index indicates that it is 10% more expensive than the national average and 17% more expensive then the Tennessee average cost of living. East End – East end is in the upper spectrum of our target income, with median incomes just north of $66k. As with Historic Edgefield, the cost of living in East End is10% more expensive than the national average and 17% more expensive then the Tennessee average cost of living. Germantown – The Germantown section of Nashville is very close demo graphically to that of the Lebanon area. Average home prices here are around $205,000, making this the optimum target market for our townhomes. Cost of living remains relatively low in this area in comparison to Nashville, but is still higher than the Lebanon area. West Meade – West Meade is 15 miles outside of Nashville. Residents of West Meade are used to a commute, therefore making our development ideal for residents. With median incomes in the area ranging from $55,000 to $60,000, these are ideal buyers for our townhomes and condos. Smyrna – Smyrna is 24 miles South-East of Nashville and 15 miles South- west of Lebanon. Smyrna’s median income, $54,000, is within the perfect target range for our apartments, condos, and townhomes. Our developments utilization of U.S. Route 70 and the railway systems, makes Lebanon and ideal transition for residents of Smyrna. These are just a few of the optimum neighborhoods in which we can use a targeted marketing strategy to attract buyers. Proper use of advertising mediums within these confined areas will ensure that we garner prime attention towards our development over the four year phasing plan of our development. Sale’s & Marketing: Marketing Strategy 87 4-Year Residential Construction Management Competition Pennsylvania College of Technology Sale’s & Marketing: Marketing Strategy Digital Marketing: Digital marketing and advertising is crucial in today’s day and age because nearly 80% of the United States logs onto the internet or a mobile application daily. Digital mar- keting will play an integral part of our advertising strategy. We intend to advertise on plat- forms such as Pandora, Facebook, and other social media sites such as Twitter and poten- tially Instagram. Banner ads, such as google adsense, tend to be less effective than visual and audio ads. We highly recommend against paying for such advertising due to the low click-per-im- pression rates. Programs such as adblock and spamblocker have enabled people to com- pletely block out the ads while we still pay. Pandora – Pandora is an internet radio app that allows users to customize their experience. The app incorporates trackers and cookies to specifically target products towards users. In our case, Pandora would only target those who have recently been looking for home in or around the Nashville area. This hypertargeting that Pandora utilizes ensures that we will only reach the customers we truly intend to target. The overall low cost of impressions per 1000 makes it an easy advertising avenue to consis- tently market on. Pandora possesses a high percentage of college educated users, which is perfect for us considering that most of our homes and units fall within the average college graduates salary. Social Media Presence – Maintaining a social media presence will be crucial in the development and post development phases of our site. Before construction begins, we will establish a Facebook, Twitter, and an Instagram. More than 85% of our primary target demographic, millennials, use one of these social networking sites on a daily basis. Our sales force will be able to post updates about the development and events through social media. Renderings of future units as well as virtual walk throughs will give potential buyers an idea of what it’s like to live in our development. In addition, we can post important updates, such as road closures due to con- struction or events at the community center on our social media outlets. After site comple- tion is finished, we will turnover the management of the social media outlets to the POA. Physical Advertising: Billboards & Railway Station– Due to the importance of U.S. Route 70, the use of billboards to advertise our site is a no brainer. Several billboards are available for rent near our site and on the outskirts of Nashville. The use of these billboards would generate thousands of exposure points for our development. Between Lebanon and Nashville there are several stops. Placement of advertisements at all stops will allow frequent train users to in vision the possibility of a shorter commute. We will demonstrate the main advantage of our development being that they will not have to drive and find parking to catch the train. Well placed ads, such as a large billboard or a poster in an open field, will catch the atten- tion bored travelers and commuters alike.
  45. 45. 88 4-Year Residential Construction Management Competition Pennsylvania College of Technology Selling Strategy: Sales: We intend on using out-of-house brokers and real estate agents to sell our properties. A predetermined space will be allocated on our lot for an office where per- spective buyers and agents can come to learn more and receive information on our de- velopment while it is being constructed. Reliant Reality is a Nashville based realtor with several offices around Tennessee, including one in Lebanon. They also carry in-depth experience in selling townhomes and condos, which are the majority of our dwellings. This is why we intend to contract exclusively with Reliant at a fixed 3.3% commission on all sales. In addition to commission, Archaeo construction will develop a tiered incen- tive program to promote sales. Sale’s & Marketing: Sale’s Strategy 89 4-Year Residential Construction Management Competition Pennsylvania College of Technology As previously stated, we intend to use a regional realtor to sell these homes as quick as possible. In the first phase of building, we plan on establishing our model homes and units for perspective buyers. We will devote a portion of our townho- mes and condos, near the rail station, to offer walkthroughs to potential buyers. The walkthroughs will allow the future homeowners to have a feel of where they can potentially live for the coming years of their lives and understand the quality of Archaeo Construction. Due to the limited availability of single family homes, we have no intentions of displaying a model single family home. We expect to incorporate an on-site sales office to attract those using the train, in addition to those travelling on U.S. Route 70. Our sales office will be staffed by one individual 8-4 Monday through Friday and 10-4 on Saturdays, with special availability for qualified perspective buyers. The train station will play a large factor in our on-site sales initiative. We intend for our site work to begin just before or shortly after the initial construction of the new rail station stop. At the railway station, we will post brochures and other literature in relation to the future development. We will establish and maintain a culture of sales education and train- ing in order to efficiently sell our homes. Our sales force will promote the percep- tion of ability to inspire a confidence and evoke a purchase decision from potential buyers. One of the main centerpieces of our development will be our community center. The community center will be available for use towards the end of the sec- ond phase. This selling point will feature a pool, amphitheater, gym, and a host of other recreational facilities. The membership costs of this facility will be compen- sated through the POA fees. Sale’s & Marketing: Sale’s Strategy
  46. 46. 90 4-Year Residential Construction Management Competition Pennsylvania College of Technology 91 4-Year Residential Construction Management Competition Pennsylvania College of Technology Financial Analysis Overview Pg.93 Financial Breakdown Pg.94 Consolidation Pg.98 Optimistic Pro Forma Pg.100 Conservative Pro Forma Pg.102
  47. 47. 92 4-Year Residential Construction Management Competition Pennsylvania College of Technology 93 4-Year Residential Construction Management Competition Pennsylvania College of Technology Financial Analysis: Overview Due to the uniqueness of this project, we have decided to take an alternate approach to displaying the financial position of our proposal. Tract-Pie has enabled us to take an innovative approach at preparing our pro forma statements. We have split them into two separate sections. The first section consists of the single-family homes, townhomes, and condos. The second section consists of our apartments and commercial properties. At the end, there will be a consolidation of all pro forma statements for the sake of ease and con- sistency. We have decided to split the statements because of our joint intentions to sell the 19 total mixed-use apartment buildings to Hamilton Station. Hamilton station has more than adequate facilities at the ready to maintain and manage the new buildings within our development. This also eliminates any direct competition that Hamilton Station may have posed. We have also made this split for intra-company comparison reasons. The PM in charge of residential construction performance will be associated with the first section of pro forma statements, while the PM in charge of commercial development will be associat- ed with the second section of pro forma statements. This ensures that if goals are not being met, we can deal with them accordingly. Our corporate structure as an S Corporation will act as a flow through entity, pass- ing all profits to our owners/shareholders. Our project is large enough to earn potential breaks for several years to come on our Tennessee State F&E taxes. Further due diligence and consultation will need to be done with the State of Tennessee to confirm we would qualify for such breaks. Financing: - $22,000,000 Borrowed - 7% Annual Interest Rate - 5% Fees - 4 Year Repayment Period We have decided its best not to undertake this project with a partner. Our long held reputation of quality developments and successful business would enable us to pull a large construction loan with relatively low leverage. In order to complete our project, we intend to borrow $22,000,000. This will cover less than half of all construction and site develop- ment costs, but our cash flows farther into the project will be significant enough to keep construction going at the same pace consistently. We will receive this loan in a lump sum at a 7% annual interest rate with a one time 5% administration, closing, and maintenance fee attached. The loan agreement is set at 4 years, although we expect for the loans to be repaid in full before it reaches full term. A pre-determined amount of the construction loan will be set aside for interest payments.
  48. 48. 94 4-Year Residential Construction Management Competition Pennsylvania College of Technology Sale’s & Marketing: Financial Breakdown Section 1 • 172 Dwellings • $31,650,000 Generated Sales • $21,031,989 Cost of Sales • 25.19% Profit Section 1 financials include 172 dwelling units. These dwelling range from 1,792 sqft to 2,199 sqft at the high end. Total revenues generated from sales will garner $31,650,000. Total cost of sales is $21,031,989 and after loan repayment and consideration of interest we will retain a profit margin of 25.19%. The $14,500,000 of the loan allocated to this section of the development will be repaid in full by September of 2019. 40 months after first breaking ground. On this por- tion of the loan, our lender can expect to earn 19.78% or $679,530 back on their investment. In the end, from this portion of the project we stand to make $7,997,933 if everything goes accord- ingly. 95 4-Year Residential Construction Management Competition Pennsylvania College of Technology Financial Analysis: Financial Breakdown
  49. 49. 969696 4-Year Residential Construction Management Competition Pennsylvania College of Technology Financial Analysis: Financial Breakdown Section 2 of the financials will include 369 dwellings and commercial spaces. These spaces range from 616 sqft up to 2609 sqft. Total sales generated from sales will garner $36,695,525. Total cost of sales $22,915,505 and after loan repayment and consideration of interest we will retain a profit margin of 37.21%. This portion of the project has higher ag- gregate construction costs but because a large portion of the site work costs were allocated to section 1 financials, only $7,500,000 of the loan was appropriated to this portion of the proj- ect. The consolidation at the end will ensure that where the site work and additional fees are appropriated won’t matter. This portion of the loan will be repaid by February of 2020 or the 45 month of the planned construction phase. This portion will garner a return rate of 14.39% or $416,737. Section 2 • 369 Dwellings • $36,695,525 Generated Sales • $22,915,505 Cost of Sales • 37.21% Profit 97 4-Year Residential Construction Management Competition Pennsylvania College of Technology Financial Analysis: Financial Breakdown
  50. 50. 98 4-Year Residential Construction Management Competition Pennsylvania College of Technology Financial Analysis: Consolidation Finance Quick Reference • Average of 135 closings per year • Average price $190,000 • 569 total closings • Project duration 4 years • Profit $7,997,933 • IRR 25.19% 99 4-Year Residential Construction Management Competition Pennsylvania College of Technology Financial Analysis: Consolidation
  51. 51. Financial Analysis: Optimistic Pro Forma 100 4-Year Residential Construction Management Competition Pennsylvania College of Technology In our optimistic pro forma, we increased our selling points by 10% and in- cluded the FTA TOD grant. Overall, this is a very unlikely scenario. As we build our units, we may be able to adjust the price if there is high demand for our products. Supply and demand play a key factor in achieving the goals in this pro forma. As a result of the increased sales prices and the grant we see an increase of total revenue The FTA is appropriating $19.98 million in grants for Transit Oriented Developments. Minimum request able grants begin at $250,000 and go up to $2 million. Due to the size of our proj- ect, we anticipate that we will receive the full, $2 million in our optimistic pro forma statement. Under section 5309 of Title 49, we qualify for fixed guide way capital investment grants. All necessary paper work and documents for the need EPA NEPA 101 4-Year Residential Construction Management Competition Pennsylvania College of Technology Financial Analysis: Optimistic Pro Forma Federal Transit Administration Pilot TOD Grant:
  52. 52. Financial Analysis: Conservative Pro Forma 102 4-Year Residential Construction Management Competition Pennsylvania College of Technology In our conservative pro forma, we anticipated a 15% lower selling point on all unit types and a 10% decrease in sales. This decreased our overall revenues by $8,838,387 and decreased our profit margins to 22.20% or $13,233,071. We would face scenario such as this if we found out that our price points are too high or the market slows down. We feel that this scenario is very unlikely and our most likely scenario is accurate to our market. 103 4-Year Residential Construction Management Competition Pennsylvania College of Technology Financial Analysis: Conservative Pro Forma
  53. 53. 104 4-Year Residential Construction Management Competition Pennsylvania College of Technology 105 4-Year Residential Construction Management Competition Pennsylvania College of Technology Work Cited “Building Permit Process.” Nashville Codes Administration Construction and Permits. N.p., n.d. Web. 1 Dec. 2014. “Developer Turnover.” Goede Adamczyk DeBoest PLLC. N.p., n.d. Web. 2 Nov. 2014. “The Development Process in Metro Nashville Davidson County.” Nashville Government Devel- opment Services Development Process. N.p., n.d. Web. 29 Nov. 2014. “Full-Service Design-Build Construction Company.” Design Build, Construction Company. N.p., n.d. Web. 19 Nov. 2014. Getting a Single Family Building Permit from DPD. Seattle, WA: Dept., 2006. Web. 29 Nov. 2014. “Hamilton Station-Lebanon | Overview.” Hamilton Station-Lebanon | Overview. N.p., n.d. Web. 18 Sept. 2014. “History of Lebanon, Tennessee.” History of Lebanon, Tennessee. N.p., n.d. Web. 05 Oct. 2014. “HOA or Homeowner Association - What Is an HOA?” HOA or Homeowner Association - What Is an HOA? N.p., n.d. Web. 21 Nov. 2014. “HOA Turnover - The Developer Turnover Process for a Homeowners’ Association - Florida Asso- ciation News Blog.” Florida Association News Blog. N.p., 02 July 2013. Web. 19 Oct. 2014. “HOAs: What You Need to Know About Rules.” Houselogic. N.p., 08 Sept. 2009. Web. 16 Oct. 2014. “Homeowners’ Associations | Nolo.com.” Nolo.com. N.p., n.d. Web. 21 Nov. 2014. “Homeowners Associations (HOA) FAQs -- SirkinLaw.” Homeowners Associations (HOA) FAQs -- SirkinLaw. N.p., n.d. Web. 30 Sept. 2014. “Lebanon Premium Outlets®.” Lebanon Premium Outlets. N.p., n.d. Web. 4 Dec. 2014. “Lebanon, TN Housing & Real Estate.” Lebanon, TN Real Estate & Home Prices. N.p., 16 Aug. 2013. Web. 17 Nov. 2014. “Lebanon, TN Town Square.” Flickr. Yahoo!, 31 Aug. 2007. Web. 9 Nov. 2014. “Login and Registration.” Rocket Lawyer. N.p., n.d. Web. 14 Oct. 2014. “Millennials Dominate Home-buying Market.” Millennials Dominate Home-buying Market. N.p., 9 Jan. 2014. Web. 9 Nov. 2014.
  54. 54. 106 4-Year Residential Construction Management Competition Pennsylvania College of Technology Sources “Nashville HOA Management At Its Best.” Nashville Homeowners Association Management, Property Management Services. N.p., n.d. Web. 22 Oct. 2014. “NGBS Single-Family Green Home Certification.” ICC 700 Green Single-Family Home Certification. N.p., n.d. Web. 24 Oct. 2014. N.p., n.d. Web. 15 Nov. 2014. “Pervious Concrete Pavement.” :: Pervious Pavement. N.p., n.d. Web. 9 Dec. 2014. Residential Cost Data, 2014. Norwell, MA: RSMeans, 2013. Print. RSMeans Building Construction Cost Data 2014. Norwell, MA: RSMeans, 2013. Print. “Tennessee Name Origin.” Tennessee Name Origin. N.p., n.d. Web. 05 Oct. 2014. “TENNESSEE NATIVE PLANT SOCIETY.” Tennessee Native Plant Society. N.p., n.d. Web. 5 Dec. 2014. “Trulia. Your Home for Real Estate.” Real Estate, Homes for Sale, Apartments for Rent, Local Data. N.p., n.d. Web. 14 Sept. 2014. “Watauga Association.” Wikipedia. Wikimedia Foundation, n.d. Web. 05 Oct. 2014. “Web Soil Survey - Home.” Web Soil Survey - Home. N.p., n.d. Web. 22 Nov. 2014. “Welcome to HOAMCO.” Homeowner Association Managment Company (HOAMCO). N.p., n.d. Web. 30 Nov. 2014. “Yuchi.” Wikipedia. Wikimedia Foundation, n.d. Web. 05 Oct. 2014. “Zillow: Real Estate, Apartments, Mortgage & Home Values in the US.” Zillow. N.p., n.d. Web. 14 Sept. 2014. 107 4-Year Residential Construction Management Competition Pennsylvania College of Technology

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