2014-2015 NAHB Final Proposal (Compressed)

A Transit Oriented Development
California Polytechnic University
San Luis Obispo, California
Four Year Program
National Association of Home Builders- RCMC
Presented By

2
TABLE OF CONTENTS
Executive Summary..........................................................4
Property Description........................................................10
Financial Analysis.............................................................126
Project Managment..........................................................104
Sales Strategy.................................................................
Green Building Strategies..............................................
92
80
ProductDescription..........................................................54
Land Development............................................................38
Market Analysis.................................................................20

Cal Poly SLO
RCMC 2014 - 4 year 3

4
The Team
Executive Summary
Introduction

Cal Poly SLO

INTRODUCTION EXECUTIVE SUMMARY
6
CPS Builders, the premier construction developer in Nashville,TN, should welcome the
opportunity to acquire 40 acres of multi-use land at Hamilton Springs. Currently a lack of housing
exists in the greater Nashville area and, imparticular, Lebanon. Apartments in the area are nearly
fully occupied, with move-in waitlists. Bordering the Music City Star Rail, Hamilton Springs will soon
have a rail station, connecting it to downtown Nashville and downtown Lebanon.This presents
CPS Builders with the opportunity to fill the housing void in a unique way, to create a truly transit-
oriented development.
Our proposed development, named Hamilton Crossings, will offer residents an exclusive lifestyle.
We recommend building multiple building types: townhomes, apartments, mixed-use, and two
podium structures. Specifically, we plan on building 170 townhome units, 685 apartment units, and
165,568 sf of commercial space. Utilizing such diverse building types, we will create an aesthetically
pleasing and vibrant community.
Hamilton Crossings, which will exploit its proximity to the rail station, will be extremely profitable
long term. We propose to build Hamilton Crossings in three phases over eight years.Townhomes
will be sold, while apartments and commercial space will be rented until year eleven.
Individual year cashflows will fluctuate depending on the specific phase of the project.This project
will require a total equity contribution of $7.56 million to fund purchase of the land as well as
a portion of construction operations. During its eleven year life cycle, Hamilton Crossings will
generate a 29.29% Internal Rate of Return and $35.35 million profit.
We strongly recommend pursuing this unique opportunity.

INTRODUCTION
Cal Poly SLO

THE TEAM
8
INTRODUCTION
Chris Bet
Finance
Woodside , California
Darya Oreizi
City and Regional Planning
Clovis, California
Eric Sanchez
Construction Management
Bakersfield, California
Anna Costa
Finance
Gilroy, California
Derik DeLonzor
Architecture
San Ramon, CA
Josh Gleason
Construction Management
Tucson,AZ

Cal Poly SLO
INTRODUCTION

10
“The Volunteer State”
Site Analysis
Site Information
Transit Oriented Development
State History
Property Location
Neighboring Properties
A Growing Region
Zoning
Climate Analysis
Music City Star Rail Line
Why TOD
PROPERTY DESCRIPTION

Cal Poly SLO
RCMC 2014 - 4 year 11

PPROPERTY
DESCRIPTION
12
“THE VOLUNTEER STATE”
12
Location: Tennessee “Home of the
Volunteers”
Fast Facts:
Land Area: 41,234 sq. miles
Population: 6.49 Million people
Population Density: 153.9 per sq. Mile
County:Wilson County
Highest Elevation: 6,643 ft (Great
Smokies Mt. Range)
Lowest Elevation: 178 ft. (Mississippi
Bottom)
State Capital: Nashville
Major Rivers: Mississippi, Cumberland,
Clinch, Duck
Tennessee State Flag
The state of Tennessee covers 41,234 square
miles and has a population of 6.49 million
people. Located in the southeastern half of
the United States, the state stretches 432
miles from the shared Appalachian Mountains
in the east, to the Mississippi river boarder in
the west.Tennessee is unique in its geography
in that the state is legally divided into three
grand divisions: East Tennessee, Middle
Tennessee, and West Tennessee.
Tennessee’s geography has a variety of
physical features that add to its physiographic
beauty.
The eastern portion of the state is
dominated by the mountainous terrain of
the Cumberland Plateau and the Appalachian
mountains.The mid and western regions of
Tennessee sit at much lower elevations, and
are home to many of the state’s rivers, lakes
and basins.
When comparing the state density per.
square mile of 153.9 to the national average
of 193.06,Tennessee is slightly more open
than the rest of the United States.
The city of Lebanon is located in Middle
Tennessee, 25 miles east of the state capital
of Nashville. Resting at an elevation of
roughly 531 feet, the city boasts four easily
accessible modes of transportation: railroads,
public roads, a municipal airport, and rivers.
Lebanon has a population of 28,408, ranking
as the 26th largest city in the state.

Cal Poly SLO
RCMC 2014 - 4 year
PROPERTY
DESCRIPTION
13
SITE LOCATION
State History
Location in Tennessee
Prior to the incorporation of any counties or
cities in Tennessee, the region was inhabited by
Native Americans.The most prominent Native
American tribe to settle in this area was the
Cherokee, who also claimed territory south of
the Ohio River, and parts of North Carolina,
South Carolina, Georgia, and East Tennessee. The
land served as a prosperous hunting ground due
to the extensive wildlife that lived in the cane
brakes, cedar forests, and luscious riverbeds.
However, as westward expansion from the
European settlers progressed, these and other
indegenous peoples were forced to settle
elsewhere. On June 1, 1796, President George
Washington signed a bill admitting Tennessee as
the 16th state of the union.
Tennessee’s rich military history can be traced
back to the war of 1812, and Civil War Periods.
The nickname “Volunteer State” comes from the
valiant effort of volunteer soldiers who helped
General Andrew Jackson lay siege on British
forces at the Battle of New Orleans. During the
Civil War,Tennessee became a major battle ground
due to the fact that much of the region served as a
crossroad for union and confederate forces. Many
famous battles of the Civil War were fought on
Tennessee soil, such as the Battle of Shiloh, Battle of
Murfreesboro, and Battle of Chickamauga.Tennessee
returned to the Union in 1866.
To parallel Tennessee’s rich military history, the state
also played a critical role in the development of
American popular music. In the early 20th century,
the City of Memphis gave birth to the musical
genres of Rock and Roll, Blues, Country Rockabilly,
and Country Music. Sun Records, based in Memphis,
developed famous stars such as Elvis Presley, Johnny
Cash, Carl Perkins, and Jerry Lee Lewis. Museums
are located throughout the state in recognition of
all that the region has done for music, including:
Memphis Rock’n’Soul Museum, the Country Music
Hall of Fame in Nashville, and the International
Rock-A-Billy Museum in Jackson.
Our Site
Nashville
KnoxvilleTENNESSEE

PPROPERTY
DESCRIPTION
14
SITE INFORMATION
Zoning
Hamilton Crossings is currently zoned as RS-
15 (Low Density Single Family Residential).
According to the City of Lebanon, the RS-15
District,“is intended to provide suitable areas
for medium density single-family residential
development where appropriate urban services
and facilities are available or can be physically
and economically extended”. According to the
Hamilton Springs Regulating Plan, theVillage
Center (where our site is situated) must
include a minimum of 12 DUA (dwelling units
per acre) to a maximum of 40 DUA.
Hamilton Springs Regulating Plan. Our site encompasses the central “Village Center” area
that is South of the Music City Star Rail Service

Cal Poly SLO
RCMC 2014 - 4 year
PROPERTY
DESCRIPTION
15
Atmospheric Conditions
The climate in Lebanon is generally pleasing
to those who like to experience the different
elements of four seasons.The temperate
summers yield temperatures in the mid 70’s to
low 90’s with humidity being slightly higher than
the national average. Outdoor concerts and
gatherings are the norm during these months.
The fall months are arguably the most enjoyable
months of the year. Daytime temperatures are
pleasant, with daytime high’s averaging around
65 degrees.Average evening temperatures are
slightly cooler, requiring a light jacket or sweater.
The annual changing of leaves in mid-October is a
popular tourist attraction.
The winter and spring seasons are very wet.
Average rainfall for Lebanon is approximately
52.8 inches, compared to the national average
of 36.5 inches.According to the National
Weather Service, Lebanon receives roughly 120
days of rain a year.

PPROPERTY
DESCRIPTION
16
Neighboring Properties
SITE ANALYSIS
SITE
To Lebanon
Proposed
PUD
Future Transit Station
Existing
Apartments
Proposed
PUD
To Nashville Highway 70
The site has the chance to become the center of
activity for its immediate community of Hamilton
Springs, neighbored on all sides by other residential
developments.The transit station could also bring
additional traffic to the site.These conditions open
up the site for uses other than just residential, such
as community areas and commercial spaces. Due to
the location of the site at the center of a growing
residential area, and with immediate proximity to a
future rail station, this site could become the focal
point of the area.
All of these conditions combine to create a potential
gem that a developer can be proud of.
Hamilton Crossings offers a unique
opportunity to create a new development
that both takes advantage of the growing
Middle Tennessee residential market and
utilizes its proximity to a future transit
station.Aside from the transit station nearly
being on-site, the property is also directly
next to a major highway.The transit station
and highway offer great connectivity to
nearby Lebanon and Nashville. Residents
of the site will have ease of access to all of
the activities and job opportunities in the
neighboring areas.This makes the property
more desirable for future residents, and
more sellable from a developer point of
view.

Cal Poly SLO
RCMC 2014 - 4 year
PROPERTY
DESCRIPTION
17
A Growing Region
The Middle Tennessee area is growing, and
shows no signs of slowing down anytime
soon. Over the next decade, thousands
of homes are slated to be constructed.
Multiple new factories have increased job
opportunities and Nashville is becoming an
even bigger hub of activity and commerce
for the area.With this growth comes
a reliable residential market and great
sellability for the new construction at
Hamilton Crossings.
The map above shows the residential
projects, both under construction (in
pink) and future developments (in green)
around the Lebanon area. Our site is
conveniently located where much of the
new development is going in.
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StonewayDr.
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EdgehillDr.
KnollLn.
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Hillc res
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Rogers Ave.
McClain Av e.
Wagoner S t.
PennsylvaniaAve.
ClevelandAve.
E. S unset Dr.
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Pey ton Rd.
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HammondAve.
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DellwoodAve.
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E. Forrest Av e.
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Shady Crest Dr.
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Woodside Dr.
Indian Hill Rd.
Cook Dr.Cook Dr.
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Upton Heights S. Loop
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Stallings Ct.
McGregorSt.
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Cotton Acr e Dr.
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ElkinsDr.
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GulfSt.
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Par kside Cir.
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Callis Rd.
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SleepMeadowDr.
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[
2,100 0 2,1001,050 Feet
THE CITY OF LEBANON
www.lebanontn.org
(Preliminary and/or Final Plat Approved)
* Existing County Subdivisons in Urban Growth Boundary
MAP ID EXISTING SUBDIVISION / APARTMENTS
* E01 Henley Acres
* E02 Rome Pike Estates
* E03 Kristy Jordan
E04 Ridgetop
E05 Hallcroft
E06 Johnson Heights
E07 Your
E08 Pals Place
* E09 Little Egypt
E10 Green Grass
E11 Heartland Place
E12 Eastland Hills
E13 Chateauroux
* E14 Cumberland Trace
E15 Southern Plane
E16 Thorne Estates
E17 Holloway Park
E18 Shady Acres
E19 South Maple Chase
E20 Deer Park
E21 Crosswinds
E22 Southern Heights
E23 West View Acres
E24 Moody Court
E25 West Side Park
E26 Spring Meadow
E27 Lowe Acres
E28 Hickory Valley Acres
E29 Fox Run
E30 Checca Estates
E31 Lei Lani Hills
E32 Shenandoah Estates
E33 Walnut Acres
E34 The Vineyard
E35 Geers Place
E36 Brook View
E37 Manor View
E38 Blairwood Downs
E39 Woodhaven
E40 West Hill
E41 West End Heights
E42 Hidden Acres
E43 Oak Hill
E44 Fairways
E45 Fairfield Place
* E46 Windmill Acres
E47 Lannom Acres
E48 Kontiki
E49 Alhambra North
E50 Ponderosa Estates
E51 Chaparral
E52 Summercrest
E53 Maple Hill
E54 Saugus Estates
* E55 Plantation South
E56 Horn Springs
E57 South Fork
E58 Richmond Hills
E59 Richmond West
E60 Iroquois
E61 Georgetown Estates
* E62 Tuckers Gap Meadows
E63 Academy Place
* E64 Knollwood Landing
* E65 Wildwood Estates
* E66 Brookwood Estates
* E67 Palmer Place
* E68 Rolling Hills Estates
E69 Quail Meadow Acres
E70 Greentree Pointe
E71 Rollingwood
E72 Saddlebrook
E73 Crosswinds
E74 Hunters Point
E75 Meadows of Lebanon
E76 Peyton Park
* E77 Spring Hill
E78 Westlynn Chase
SUBDIVISION STATUS
EXISTING
PROPOSED
EXPIRED
City Limits
Date: 7/28/2014
Path: I:MXDSubdivisionECitySubdiv.mxd
MAP ID SUBDIVISION / OWNER NAME LOTS/UNITS
1 Spence Creek 700
2 Harmony Place 40
3 Kensington 243
4 River Oaks 165
5 Forest of Lebanon 212
6 Oaks Point 165
7 Five Oaks Town Homes 56
8 Five Oaks 444
9 Hamilton Springs 380
10 Waters Hill 27
11 Farmington Woods 200
12 Chapman Acres 37
13 The Greens (Coles Ferry Village) 248
14 Mayfair Meadows 93
15 Walker Estates 245
16 Allison Acres 42
17 Bonnie Oaks 58
18 Rocky Road 12
19 Colonial Village Condos 136
20 Colonial Village 126
21 Hartmann Plantation 390
22 Huntington Place 40
23 Hillview Farms 265
24 Hickory Knoll 413
25 Stone Bridge 862
26 Callis Hill Apartments 210
27 Woodall Ridge 416
28 Hearthstone 60
Sub-Total 6,245
Our Site

PPROPERTY
DESCRIPTION
18
WHY TRANSIT ORIENTED DEVELOPMENT
The Riverfront Rail Station in Nashville
Music City Star Rail Line

Cal Poly SLO
RCMC 2014 - 4 year
PROPERTY
DESCRIPTION
19
Mixed-Use + TOD
Traffic Impact
TRANSIT ORIENTED DESIGN
STRATEGIES WILL REDUCE
600 VEHICLE TRIPS DAILY
The Hamilton Springs Regulatory Plan calls
for a vibrant mixed-use and transit oriented
development community. Hamilton Crossings
implements both mixed-use and Transit
Oriented Development (TOD) strategies.While
planning Hamilton Crossings, we focused on
how people circulate from one place to another.
Incorporating themes such as easy access to
public transportation, walk/bike-ability, and a
variety of compact, mix of uses makes Hamilton
Crossings as a desirable destination.
Within one block or ¼ mile (standard
walkability distance), residents have five
accessible modes of transportation at their
disposal.These transportation modes include
car, bus, train, walk, and bike. Furthermore, these
modes of transportation are carefully designed
to ensure safety, comfort, and efficiency. For
example, while designing the street hierarchy,
bicycle lanes were given importance and were
carefully considered to ensure safe travel.
Hamilton Crossings features wide bicycle lanes
with physical buffers to separate cyclists from
vehicular traffic.This strategy is by far the safest
and most enjoyable bicycle lane scheme.
As far as mixed-use strategies, commuters
to Nashville and suburb residents enjoy
daily amenities all within walking distance.
Commercial units are conveniently placed
below residential, ensuring a healthy relationship
between the two uses. Residents are able
to work directly below their living space.
This close relationship of residential and
commercial reduces traffic congestion and
pollution, and increases the community’s
Mixed-Use and TOD has many benefits:
reduced air pollution, increased in accessible
transportation modes, and reduced dependence
on single passenger car, to name a few. Mixed-
Use and TOD strategies also reduce traffic
congestion.According to the Environmental
Protection Agency’s (EPA) Mixed-Use Trip
Generation Model, Hamilton Crossings will
reduce all vehicular trips within the development
area by 6% compared to traditional development
strategies. In other words, the Mixed-Use
Trip Generation Model estimated Hamilton
Crossings will generate approximately 10,300
trips daily; but with mixed-use and transit
oriented development strategies, Hamilton
Crossings will generate an estimated 9,700 trips
daily.
economic integrity. Altogether, Hamilton
Crossings provides a vast array of residential
and transportation alternatives. Because of the
array of transportation modes and compact
residential-commercial design, each community
member is free to express his or her personal
lifestyle. Our community-first strategy not only
is economically rewarding, but also implements
the latest sustainability ideas, thereby propelling
Hamilton Crossings to thrive for years to come.

20
Future Growth
Townhome Market Analysis
Multi-Family Market Analysis
Local Competition
Housing Market
Commuters
Music City Star Rail
Transportation
City Description
History of Lebanon
Demographics
Income Distribution
Employment
Local Amenitites
Nashville Amenities
MARKET ANALYSIS

Cal Poly SLO
RCMC 2014 - 4 year 21

MARKET
ANALYSIS
22
CITY DESCRIPTION
Lebanon, Tennessee
The City of Lebanon was incorporated 1819 and
currently sits as the head seat ofWilson County.
For most of the Civil War the City of Lebanon
served as a passing city for the Confederate Army
as well as a center of commerce and education.
Much of this commerce was brought to the area
by the opening of Cumberland University in 1842;
one of the first higher education institutions in
the state. Post-Civil War, the city experienced
vast business and industrial growth, thanks to the
manufacturing industry.The first industrial park
in the state was built in Lebanon, and now serves
as corporate headquarters for Crackle Barrel
Country Store.
The City of Lebanon has something to offer for
everyone. For those who enjoy hiking, there are
state parks like The Cedars of Lebanon which
offers 9,000 acres comprised of beautiful forests,
equestrian trails, and riverbeds. For others who
may be interested in shopping and exploring
the historical districts of the city, there are the
Lebanon Premium Outlets and Downtown
Lebanon areas. Perhaps the biggest attraction of
the area is the Wilson County Fair, which many
local magazines consider to be the best County
Fair in Tennessee.
In addition to these activities, the Music City Star
Rail line runs through Lebanon all the way to
Nashville, allowing commuters to travel to work
during the week days, and professional sports
fans to travel during the weekend. Given these
amenities, CPS Builders believes Lebanon is a
perfect location for our proposed development.

Cal Poly SLO
RCMC 2014 - 4 year
MARKET
ANALYSIS
23
Demographics
White
77%
Black
11%
Asian 1%
Other
4%
Hispanic
7%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
1 Person
Household
2- 3 Person
Houshold
4-5 person
household
6 + person
household
Percentoftotalpopulation
Persons per household
Household Composition
0%
5%
10%
15%
20%
25%
PercentofCityPopulation
Age
Age Distribution
Lebanon, TN Demographics
Income
At a glance:
Zip code: 37087 & 37090
Area Code: 615
City Population: 28,457
Median Age: 34
State Median Age: 38
Male Population (48.1%): 13,700
Female Population (51.9%): 14,758
Average House Size: 2.49
% Family Households: 65.9
Median Home Value: $182,820
Cost of Living Index: 89
Blue Collar Industries: 44%
White Collar Industries: 56%
Average Commute to Work: 15 min.
Unemployment Rate: 5%
Never
Married
27%
Married
53%
Widowe
d
7%
Divorced
13%
White
77%
Black
11%
Asian 1%
Other
4%
Hispanic
7%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
1 Person
Household
2- 3 Person
Houshold
4-5 person
household
6 + person
household
Percentoftotalpopulation
Persons per household
Household Composition
0%
5%
10%
15%
20%
25%
PercentofCityPopulation
Age
Age Distribution
Lebanon, TN Demographics
Income
At a glance:
Zip code: 37087 & 37090
Area Code: 615
City Population: 28,457
Median Age: 34
State Median Age: 38
Male Population (48.1%): 13,700
Female Population (51.9%): 14,758
Average House Size: 2.49
% Family Households: 65.9
Median Home Value: $182,820
Cost of Living Index: 89
Blue Collar Industries: 44%
White Collar Industries: 56%
Average Commute to Work: 15 min.
Unemployment Rate: 5%
Never
Married
27%
Married
53%
Widowe
d
7%
Divorced
13%

MARKET
ANALYSIS
24
Educational Attainment/Income Distribution
CITY DESCRIPTION
Of the total population of Lebanon, 81.92% are
high school graduates, and 21.03% are college
graduates. In our neighborhood specifically,
education rates are moderately higher, with 90%
of our population being high school graduates,
and 32.3% being college graduates.According to
Neighborhood Scout, a housing market research
firm, our neighborhood ranks 91.7% better than all
Tenessee’s neighborhoods for executive living.
According to ESRI Business Analyst Online, the
current median household income in Lebanon
is $42,431 compared to $50,076 for all US
households. From the income distribution chart,
approximately 45% of the total population makes
less than $50,000 per year.These median income
levels are projected to increase at an annual rate of
2.76% from 2014-2019. It is estimated that in five
years the annual median household income for the
area will be $48,626.
CPS Builders performed an additional analysis
to understand how income levels at our specific
site location compare with those of the rest of
Lebanon, the State of Tennessee, and the national
average. Our site location has a moderately higher
income per capita, and a significantly higher median
household income than the city, state, or national
average.This is likely due to the highly educated
population working the the executive, management,
and professional positions.The median home value
near our site is $267,509 compared to the median
home value of Lebanon, which is $182,820. CPS
Builders aim to provide a product at the slightly
more affordable range of $200,000 to $230,000
to attain a greater share of the overall Lebanon
Housing Market.
0.0%
5.0%
10.0%
15.0%
20.0%
PercentofTotalPopulation
Yearly Income
Income Distribution
Lebanon
$0
$20,000
$40,000
$60,000
$80,000
$100,000
Income Per Capita Median Household
Income
USDollars
2014 Income Comparisons
Tennessee
Lebanon
US Average
Site Location
0.00%
20.00%
40.00%
60.00%
80.00%
100.00%
Highschool
Graduates
College
Graduates
Educational Attainment
Site Neighborhood
City of Lebanon
Educational Attainment/ Income
Distribution
Of the total population of Lebanon,
81.92% are high school graduates, and
21.03% are college graduates. In our
neighborhood specifically, education rates
are moderately higher, with 90% of our
neighborhood population being high
school graduates, and 32.3% being college
graduates. According to Neighborhood
Scout, a housing market research firm, our
neighborhood ranks 91.7% better than all
Tennessee’s neighborhoods for executive
living.
According to ESRI Business Analyst
Online, the current median
household income in Lebanon is
$42,431 compared to $50,076 for
all US households. From the
income distribution chart,
approximately 45% of the total
population make less than
$50,000 per year. These median
income levels are projected to
increase at an annual rate of
2.76% from 2014-2019. It is
estimated that in five years the annual median household income for the area will be $48,626.
CPS Builders performed an
additional analysis to
understand how income levels
at our specific site location
compare with those of the rest
of Lebanon, the State of
Tennessee, and the national
0.0%
5.0%
10.0%
15.0%
20.0%
Yearly Income
Income Distribution
Lebanon
$0
$20,000
$40,000
$60,000
$80,000
$100,000
Income
USDollars
Tennessee
Lebanon
US Average
Site Location
0.00%
20.00%
40.00%
60.00%
80.00%
100.00%
Highschool
Graduates
College
Graduates
Site Neighborhood
City of Lebanon
Distribution
living.
2.76% from 2014-2019. It is
0.0%
5.0%
10.0%
15.0%
20.0%
Yearly Income
Income Distribution
Lebanon
$0
$20,000
$40,000
$60,000
$80,000
$100,000
Income
USDollars
Tennessee
Lebanon
US Average
Site Location
0.00%
20.00%
40.00%
60.00%
80.00%
100.00%
Highschool
Graduates
College
Graduates
Site Neighborhood
City of Lebanon
Distribution
living.
2.76% from 2014-2019. It is

Cal Poly SLO
RCMC 2014 - 4 year
MARKET
ANALYSIS
25
Local Employment
Since August of 2013, the
unemployment rate for
both Wilson and Davidson
Counties has gradually declined.
The opening of several
manufacturing, logistics, and
fulfillment warehouses has
provided thousands of jobs to
Lebanon city residents over the
past year. Currently Lebanon’s
unemployment rate is estimated
to be 5%, indicating that the
local job market is relatively
stable.
Much of Tennessee’s economic
success can be credited to the
manufacturing industry. In the
late 2000’s the manufacturing
sector was both the largest
employer and highest producing
industry at $140 billion.Within
the past five years however,
the retail, health care, and
accommodation industries have
joined manufacturing as the top
industry of the city. Comparing
city to state data, we see that
Lebanon has more blue collar
workers.That being said, the
city is almost a split between
blue collar and white collar
positions, representing 44% and
56% respectively.
Function/Economics
unemployment rate for both Wilson
and Davidson Counties has gradually
declined. The opening of several
fulfillment warehouses has provided
thousands of jobs to Lebanon city
residents over that past year.
Currently Lebanon’s unemployment
rate is estimated to be 5%, indicating
that the local job market is relatively
stable.
manufacturing industry. In the late
2000’s the manufacturing sector was
both the largest employer and highest
producing industry at $140 billion.
Within the past five years however,
accommodation industries have joined
manufacturing as the top industry of
the city. Comparing city to state data,
we see that Lebanon has more blue
collar workers. That being said, the
city is almost split between blue collar
and white collar positions,
representing 44% and 56%
respectively.
0.0
1.0
2.0
3.0
4.0
5.0
6.0
7.0
8.0
UnemploymentRate
Month-Year
Unemployment Rate v. Time
Wlison County
(Lebanon)
Davidson County
(Nashville)
0.00%
2.00%
4.00%
6.00%
8.00%
10.00%
12.00%
14.00%
16.00%
18.00%
Accommodation
Administration
Agriculture
Construction
Education
Finance
Healthcare
Manufacturing
Other
Professional,scientific,…
PublicService
Retail
Transportation
Wholesale
PercentofWorkForce
Industry
Common Industries by %
Lebanon
State
Function/Economics
unemployment rate for both Wilson
and Davidson Counties has gradually
declined. The opening of several
fulfillment warehouses has provided
thousands of jobs to Lebanon city
residents over that past year.
Currently Lebanon’s unemployment
rate is estimated to be 5%, indicating
that the local job market is relatively
stable.
manufacturing industry. In the late
2000’s the manufacturing sector was
both the largest employer and highest
producing industry at $140 billion.
Within the past five years however,
accommodation industries have joined
manufacturing as the top industry of
the city. Comparing city to state data,
we see that Lebanon has more blue
collar workers. That being said, the
city is almost split between blue collar
and white collar positions,
representing 44% and 56%
respectively.
0.0
1.0
2.0
3.0
4.0
5.0
6.0
7.0
8.0
UnemploymentRate
Month-Year
Unemployment Rate v. Time
Wlison County
(Lebanon)
Davidson County
(Nashville)
0.00%
2.00%
4.00%
6.00%
8.00%
10.00%
12.00%
14.00%
16.00%
18.00%
Accommodation
Administration
Agriculture
Construction
Education
Finance
Healthcare
Manufacturing
Other
Professional,scientific,…
PublicService
Retail
Transportation
Wholesale
PercentofWorkForce
Industry
Common Industries by %
Lebanon
State

MARKET
ANALYSIS
26
Lebanon Ammenities
The City of Lebanon, located 28 miles
east of Nashville, has the appeal of a
small town but offers the amenities
of a well-established city. Downtown
Lebanon features a historic district full
of old-world charm and an attractive
town square.
The multiple antique shops all
within the same downtown area
make Lebanon an antique-lover’s
paradise. Down town Lebanon
achieves achieved Tennessee’s main
street certification in 2013.The
certification reflects “a strong historic
ethic” as well as a “walkable, historic
commercial district,” according to the
Tennessee Department of Economic
and Community Development.
For those looking for modern
amenities, Lebanon is home to
Premium Outlets, which features
more than 60 popular stores such as:
The Gap, Nike, Coach, and Bath &
Body Works.The Outlets’ proximity
to Interstate 40 makes for easy access.
Lebanon also features three golf
courses: Lebanon Golf and Country
Club, Five Oaks Golf and Country
Club, and Hunters Point Golf Course
which was praised by “Golf Digest” as,
“One of the best places to play.”
CITY DESCRIPTION

Cal Poly SLO
RCMC 2014 - 4 year
MARKET
ANALYSIS
27
Parks and Event Centers
One of Lebanon’s main attractions, Cedars
of Lebanon, is an expansive 900-acre state
park located 8 miles from the center
of town, and is apart of the 9400 acres
Cedars of Lebanon State Forest.The park
is aptly named for the Eastern Red Cedar
trees found throughout the area.
Overall, Cedars of Lebanon houses
over 140 campsites, 11 picnic shelters, 3
bathhouses, an Olympic size pool.There
are 8 miles of hiking trials and 12.5 miles
of equestrian trails.The Park itself offers
guided trial rides through its leased Stables.
In addition, there is a nature center for
kid’s activities and a few historical sights.
Fiddler’s Grove, located on the outskirts
of Lebanon in Wilson County, offers tours
of its historical sights along with historical
reenactments dating back to the Civil War
era. According to Fiddler’s Grove webpage,
“It is the mission of Fiddlers Grove to
preserve the history of the citizens of
Wilson County,Tennessee by preserving
buildings, artifacts, oral and written
histories”.
Another popular attraction found in
Lebanon is the Wilson County Fair. Every
year from August 15 – 23 the City of
Lebanon in conjunction with Wilson
County hosts a fair complete with carnival
rides, contests and competitions, live music,
and daily exhibitions. In 2014, 484,096
people attended the fair.

MARKET
ANALYSIS
28
Education
There are eight K-8 schools to choose from
in Lebanon, some of which are private and
have some religious affiliation.There are also
two public high schools located within the city:
Wilson Central High with 1,644 students, and
the recently built Lebanon High with 1,753
students. Lebanon High School was recently
built, and features brand new facilities. Lebanon
has an average school rating of 7 out of 10
according to Trulia and Zillow, which is slightly
higher than that of surrounding cities.
As for higher education, there are
two private colleges in Lebanon: Cumberland
University and Genesis Career College.
Cumberland University has a long history in
Lebanon, dating back to 1842, and features top
sports teams and a highly esteemed liberal arts
program.
Just outside of Lebanon in the greater
Nashville area are more than seven other
colleges.The most popular of which are: Middle
Tennessee State University which has almost
20,000 students currently enrolled, Belmont
University, andVanderbilt University both of
which feature rich histories and exceptional
educations.
CITY DESCRIPTION

Cal Poly SLO
RCMC 2014 - 4 year
MARKET
ANALYSIS
29
NASHVILLE AMENITIES
Overview
Nashville,Tennessee or Music City, USA is
home to the Country Music Hall of Fame
and an ever-growing downtown metro.
It offers a diverse array of experiences
with those who live within its city limits
and the strong tourist population, from
Tennessee Titans football games to a Willie
Nelson concert at Ryman Auditorium. The
“Athens of the South” is a fast growing and
vibrant capital city which offers rich music,
culinary, and historic culture.
Sports
- Tennessee Titans (NFL)
-Vanderbilt Commodores (NCAA)
- Nashville Predators (NHL)
- Nashville Sound (AAA Baseball)
- Franklin American Mortgage Music City
Bowl
Theatre & Performance
- Schermerhorn Symnphony Center
- Ryman Auditorium
- Grand Ole Opry
Dowtown Nightlife
- Lower Broadway
- The Station Inn
- Tootsie’s Orchid Lounge
- Second Fiddle
- Legends Corner
- “Honky Tonk Highway”
Festivals & Special Events
- Bonnaroo Music & Arts Festival
- Iroquois Steeplechase
- Nashville Film Festival
- Oktoberfest
- Music City Festival & BBQ Championship
Shopping
- Music City Marketplace
- Opry Mills
- The Mall at Green Hills
- Neighborhoods: 12th South, SOBRO,The
Gulch
Attractions
- Country Music Hall of Fame
- The Johnny Cash Museum
- Cheekwood Botanical Garden and
Museum of Art
- Nashville Corvette Museum
- The Parthenon
- Nashville Zoo at Grassmere
Historical Sites
- Andrew Jackon’s Hermitage
- Belle Meade Plantation
- Belmont Mansion
- Fontanel Mansion
- RCA Studio B

MARKET
ANALYSIS
30
Commuting & Accessiblity
In keeping with the most populous
city in Wilson County, Lebanon has
a very well planned road system.
Lebanon has direct access to three
key interstates, I-40, I-24, and I-65,
as well as to State Route 840.
Congestion is minimized because of
this robust road system.
The average trave time to work within
Lebanon is a little over ten minutes.
The most prevalent jobs are those in
the manufacturing industry. For those
commuting to the greater Nashville
area, travel time is approximately
thirty minutes. By comparing the
commute time from our building site
to the “Travel Time to Work” chart,
we infer that citizens will be accepting
of our commute.
TRANSPORTATION
Rank Employer # of Employees Commute time
1 Cracker Barrel 820 10 minutes
2 Performance Food Group 646 7 minutes
3 CEVA Logistics 625 12 minutes
4 TRW Automotive Comm'l Steering Systems 500 5 minutes
5 Genco ATC 500 10 minutes
6 Manheim Nashville 425 13 minutes
7 Lochinvar, LLC 425 12 minutes
8 Jones Bros., Inc. 400 16 minutes
9 Ozburn Hessey Logistics 380 15 minutes
10 L&W Engineering Co. 367 14 minutes
Largest Current Employers

Cal Poly SLO
RCMC 2014 - 4 year
MARKET
ANALYSIS
31
Music City Star Rail
The Music City Star Rail is a commuter rail service built in
2006 that runs from Lebanon to Nashville.Along the way it
makes six stops in: Lebanon, Martha, Mt. Juliet, Hermitage,
Donelson, and Riverfront in Nashville.The rail service utilizes
track from Nashville and Eastern Railroad and rides on only
one track.The track is roughly 32 miles long. Currently there
is only one line operating, but expansion plans in the near
future include as many as six more lines – with one line
already under construction.To reduce costs, all lines will use
existing CSX Transportation railroads.
The planned seven lines will meet in central Nashville in a
star formation, hence the name of the system, which also
alludes to the city’s many country music stars.The Music City
Star Rail is the
first passenger train service since 1979 and as of 2012
had upwards of 261,500 riders in total, with daily ridership at
around 1,225 people.
In addition to providing transportation for people
commuting to jobs, the Music City Star Rail also offers
transportation for sports fans in the Tennessee Area.
According to the website for Music City Star Rail,“The
Game-Day Express special event train operates for Tennessee
NFL regular season home games,” with service originating in

MARKET
ANALYSIS
32
Future Growth
Wilson County is expected to grow by more than 40% percent in the next 15 years, and is ranked
as the 5th fastest growing county in the state. In an attempt to forecast future demand growth
for housing, population statistics were gathered from University of Tennessee Knoxville’s state
data center. Population data from 2014-2030 was sorted to identify the counties with the highest
anticipated growth over the 15 years. Much of the anticipated growth is due to the manufacturing
industry. Several large scale corporations, such as Under Armor, Starbucks, CEVA Logistics and
Hollister, are planning to build large distribution/logistic centers in Wilson County in the next
five years.According to local news publications, the Under Armor Factory is expected to bring
more than 1,500 jobs to Wilson County.An additional 1,100 full time positions will be needed to
staff the Starbucks, CEVA, and Hollister logistic centers. From the manufacturing sector alone,
more than 2,600 jobs will be brought to Wilson County over the next five years. Other factors
contributing to the growth projection include low cost of doing business, superior logistic location,
and higher level education institutions.
HOUSING MARKET

Cal Poly SLO
RCMC 2014 - 4 year
MARKET
ANALYSIS
33
Townhome Market Analysis
Since the recent economic
recession of 2008, the single
family housing market has
experienced a strong recovery.
Builder confidence is on the
rise, as can be seen by the 319
building permits pulled in 2013,
compared to only 146 permits
pulled in 2010. CPS Builders is
confident that these metrics
will continue their upward
trend throughout the duration
of our project.
The average listing price for
town homes in Lebanon,
Tennessee as of December
10, 2014 was $180,870.
Townhomes in Lebanon,
Tennessee are roughly priced
middle of the road when
compared to its neighboring
cities.Townhomes make 2.1%
of all Wilson County property
types. CPS Builders seeks to
take advantage of this small
untapped market by providing
a high quality product in a
desirable new community.

MARKET
ANALYSIS
34
Multifamily Market Analysis
Due to the increase in job growth for the city of Lebanon, the county of Wilson, and the greater
Nashville area we see a correlated increase in demand for multifamily units. Currently the economic
environment of the U.S. is more inclined to rent versus own as depicted by the decrease in condos
and the increase in rented apartments completed since the recession. Overall this picture justifies
the construction of rented apartments versus condos for sale.

Adding to this trend towards an increase demand in multifamily units is an increase in the
younger population. Nashville has seen an increase of 2% or 7,200 residents in the population ages
20 to 34 in the last year alone.This trend can be seen in the surrounding counties to a slightly lesser
degree but with the overall trend still being positive for an increase in demand for multifamily units.
HOUSING MARKET

Cal Poly SLO
RCMC 2014 - 4 year
MARKET
ANALYSIS
35
If we take population growth and job creation growth as indicators for demand we can see a general
increase in demand for multifamily units for the city of Lebanon,Wilson County, and the greater
Nashville area. In the table to the right, the growth in jobs was divided by seven as a general rule of
thumb for determining demand of units. Similarly, the growth in population was multiplied by 35%
to yield a rough estimate for the demand as well. From this technique we can see that the growth
in Nashville in the current year has given a demand for roughly 3,600 units, while the demand for
Wilson County and Lebanon is seen at around 800 and 200 annually from 2015 to 2020 and 733
and 178 annually over the next ten years. Keeping in mind that this 35% of the population is a
conservative estimate given the current economic environment, which tends toward rentable space
versus owned.
Furthermore, we have seen an increase in the amount of rent offered for apartments as well
as the selling price of apartments to investors.This suggests an increase in demand as well. During
the past year the average rent for the area has gone up by 5.9% compared to growth of 4.3% last
year.As far as the average selling price of each apartment, the price has increased by 6% annually.
Taken all together these indicators admit of a growing demand and thus a profitable market for
multifamily development.

MARKET
ANALYSIS COMPETITION ANALYSIS
36
The Falls @109 is a gated one to
three bedroom apartment community
offering four distinct floor plans, ranging
from 756 to 1,321 square feet. Each
unit offers a full kitchen with a washer
and dryer and private patio/balcony
area. Community amenities include a
pool with a cabana area complete with
grills, bar, and television, 24-hour health
and fitness facility, a fenced dog park,
detached garages with remote, and
on-site storage.As advertised on their
website,“it creates the type of privacy
you want in a home, yet gives you the
access you need…to several different
areas in and around Nashville.” The
Falls is located off of Highway 109 on
Falls Blvd. in Lebanon, approximately 6.1
miles from our proposed development
site.
The Falls @ 109
Village at Five Oaks
Hamilton Station
Hamilton Station is an apartment style
community with “cutting edge amenities,
meticulously-groomed grounds and a
dedicated staff (who) contributes to a
higher standard of living.” There are 18
different floor plans ranging from one
bedroom and one bath to three bedroom
and two bath living accommodations,
providing 833 to 1,506 square feet of living
space. Amenities include a business and
fitness center, a pool, washers and dryers
in the units, and a mix of balconies and
sunrooms.The community is adjacent to
the approved Music City Star rail service.
Hamilton Station is located at 100 Hamilton
Station Crossing in Lebanon, directly next
to our proposed development.
Our development’s current competition
mix is made up of The Falls@109,
Hamilton Station, StoneBridgeVillas, and
TheVillas at Five Oaks; two apartment
style and townhome communities.
These are the closest competitive
developments to Hamilton Crossings
based on the parameters of rent and
sale price, total rentable square footage,
and offered competitive amenities.
Below is a short description of each
development community, its location,
and its amenities.
Current Competition

Cal Poly SLO
RCMC 2014 - 4 year
MARKET
ANALYSIS
37
The Villas StoneBridge
StoneBridge is a townhome
development by Goodall Homes which
is “one of the fastest growing and most
respected home builders in Tennessee.”
StoneBridge offers two model types:
The Arlington and The Georgetown,
in the StoneBridge community. Each
model type has two bedrooms, two
baths and a two car garage with
optional storage space and additional
bed and bath.Villas range from 1,868
to 2,941 square feet.Amenities include
a 8,800 square foot Clubhouse with
billiards room, a junior Olympic size
pool, fitness center and walking trials.
StoneBridge is located 6.6 miles from
our proposed development.
Village at Five Oaks
The Villas at Five Oaks
TheVillas at Five Oaks is a townhome
community within the Five Oaks Golf and
Country Club Development. It offers
“several amenities such as golf-course
lots with fairway views and spacious floor
plans” and is located within minutes of the
Providence Marketplace and Downtown
Nashville. TheVillas at Five Oaks is an
upscale luxurious development featuring
French style architecture. Units offered
have two to four bedrooms, ranging from
2,000 to 3,000 square feet and several
upgrade options.TheVillas are located
adjacent to the Five Oaks Gold and
Country Club on Five Oaks Blvd, which is
1.8 miles from our development.

38
Project Vision
Road Design
Grading
Site Map
Land Development Estimate
SWOT
Phasing
Schedule
Street Sections
Vegetation
Existing Topography
Grading Plan
Drainage Sinkholes
Soil Consolidation
Finish Grading
Final Site Map
Open Space Designations
Parking Designation
Permitting and Fees
Utilities
Estimate
LAND DEVELOPMENT

Cal Poly SLO
RCMC 2014 - 4 year 39

LAND
DEVELOPMENT
40
PROJECT VISION
Townhomes
Apartments
Apartments
Townhomes
TownhomesMixedUse Rail Station
Open Space
Open space offers a cushion
between residences and the rail
line.
Apartments are located along
main streets to provide a
definitive street-scape.
Townhomes are located off of the
two main streets, allowing privacy
while maintaining proximity.
Commercial units are
conveniently located near the rail
station.These buildings will lso be
than the others, drawing people
to the center of the community.

Cal Poly SLO
RCMC 2014 - 4 year
LAND
DEVELOPMENT
41
TRANSIT ORIENTED
COMPREHENSIVE
DIVERSITY
DESIRABLE
Our Vision
The vision for Hamilton Crossings stemmed from a comprehensive design strategy that
incorporated mixed-use buildings, apartments, and townhomes. From the beginning, the
approach involved incorporation of the maximum developeable area so as to create a
unification in design throughout the development. Over this large and concentrated site,
formal diversity and multiple building types are necessary. Higher density structures are
utilized near the center of the site and the transit station, with lower density units such
as townhomes located further from the development’s center.This center becomes the
hub of activity for the whole area, not just the development of Hamilton Crossings.To
take advantage of the rail station nearly on-site rail station, transit oriented strategies
that promote walking and biking must be integrated into the design.Vertical development
columns of different building types, bisected by pedestrian green paths, lead users through
the retail plazas to the rail station. These different building types also offer diversity both
in aesthetics and to residents.This diverse and complex environment will draw people
from the surrounding growing residential areas, creating a suburban center, all conveniently
located in the direct vicinity of a rail station.

LAND
DEVELOPMENT
42
SITE MAP
Site Boundary
Street Outlines
Townhomes
Mixed Use / Apartments
Community Center
Key
2014 NAHB Site Map
Lebanon, Tennessee
N
1:256 Scale
Current 11/22/2014

Cal Poly SLO
RCMC 2014 - 4 year
LAND
DEVELOPMENT
43
Site Boundary
Street Outlines
Townhomes
Community Center
Key
2014 NAHB Site Map
Lebanon, Tennessee N
1:256 Scale
Current 11/22/2014
An Ideal Mix
Community Spaces Parking Designation
The final site map includes a combination of
townhomes, apartments, commercial space,
and a community event center, with the
highest density buildings located adjacent
to the rail station.These larger buildings
form plazas that serve as perfect gathering
spaces for the retail spaces. With the mix of
townhomes and apartments, the development
achieves the desired diversities in building
types and densities. Even with widened
streets to accomodate for street parking
and protected bike-ways, our site achieves
a unit/acre density over 21. This density
promotes activity without creating an urban
environment.All units also have access to
open space without having to cross a vehicular
street. Dedication to diversity resulted in
both townhomes and apartments located
throughout the development.A community
event center in the middle of the site, complete
with outdoor sports courts, unifies site.
Open Space
BBQ Area
Sport Courts
Retail Plaza
Pedestrian Walkway
Community Center
Per zoning requirements, the number of
on site units calls for nearly 1,400 parking
spaces. Our site design includes street
parking (not shown in diagram above),
surface lots, two podium parking structures,
and on site parking, thus meeting this
demand.
Site Boundary
Street Outlines
Townhomes
Community Center
Key
2014 NAHB Site Map
1:256 Scale
Current 11/22/2014
/2014

LAND
DEVELOPMENT STREET DESIGN
44
Lirio Boulevard Street-scape
Palm Avenue Street-scape
Viburna Street Street-scape

Street Design
Street Design is a crucial step in any
development project.Accordingly
each mode of transportation
incorporated in the development
must be accounted for. Hamilton
Crossings’ TOD strategy places equal
importance on each transportation
mode.Vehicular lane widths range
from 9-12 feet thereby reducing
speeds within pedestrian populated
areas.A bus stop located on the
main boulevard accommodates the
entire community for the best access
to the station. Bicycle lanes widths
range from 4-5 feet to allow for safe,
comfortable bicycle travel.Additionally,
bicycle lanes are separated from
every vehicular circulation.Vehicular
parking or planters create a buffer
from bicycle lanes to vehicular
lanes ensuring safety for both
transportation modes. Sidewalk
widths range from 8-11 feet to
accommodate pedestrian traffic, with
planters, bicycle lanes, and vehicular
parking lanes to buffer vehicular
traffic from pedestrian walkways.
Each mode of transportation is
independent from the others
throughout the site except at the
exchange points, such as crosswalks
or intersections. Otherwise, each
mode of transportation flows freely
from another ensuring efficient, safe
travel, which is the main feature of a
transit oriented development.
Cal Poly SLO
RCMC 2014 - 4 year
LAND
DEVELOPMENT
45
Vegetation
Hamilton Crossings will include
several different species of vegetation.
The three major streets (Lirio
Bouelvard, Palm Avenue, andViburna
Street) will feature Liriodendron
Tulipifera (Tulip Tree) distributed
throughout the sidewalks and medians.
The minor pedestrian pathways
and open space will feature Acer
Palmatum (Japanese Maple) and an
assortment of shrubbery, including
Buxus Sempervirens (European Box),
Ilex Glabra (Appalachian Tea), and
Viburnum Rhytidophyllum (Leatherleaf
Viburnum).
Liriodendron Tulipifera

LAND
DEVELOPMENT
46
GRADING
Existing Topography
During our site visit, we noticed the
40 acre site has a relatively similar
grade. Most of the site is flat with
the exception of a small hill on the
west side of the property.This natural
topography will aid our utilities and
drainage plan for the project.
Grading Plan
We tailored our site-map to reduce
the amount of earthwork needed
to produce an efficient community.
With the assistance of a program
called DProfiler by Beck Technologies,
we were able to pull the topography
map and a Google Image together.
Using this program, we sculpted the
finish grade to reduce the amount
of required earthwork and ended up
with a site that is balanced.

Cal Poly SLO
RCMC 2014 - 4 year
LAND
DEVELOPMENT
47
DRAINAGE CONSIDERATION
Soil Consolidation
After a careful examination of the soils report, our
team has decided to strip and stockpile the top foot
of soil. Consolidation makes the required compaction
level obtainable.We plan on doing this after the
rough grading to make it as effective as possible.
Drainage and Sinkholes
To the right is the drainage plan for our
site (green is high, blue is low). Lebanon,
TN is a wet climate, averaging more than
50” of precipitation each year, about 16”
more than the national average. Having
an effictive drainage plan is, therefore,
crucial to our long-term success, as
effective drainage will prevent sinkholes.
Our drainage plan gets water off the site
quickly, preventing puddles and sinkholes.
The best way to avoid sinkhole/karst
remediation is to avoid them altogether.
Our site plan takes this into account, and
does not call for building on either of the
two known sinkholes, both of which are
west of our site. Also, the area designated
as a “dry pond” in the soils report
appears to have already been mitigated
during the construction of the Hamilton
Station apartments; and it does not
appear to be an issue going forward. We
will discuss this issue further in the Risk
Analysis section.
Finish Grading
We will be finishing the final grades as we build
the site out. We have built time into the schedule
to accomidate for this. This will also reduce the
financial impact of grading initially, spreading it out.

LAND
DEVELOPMENT
48
PERMITS, FEES, AND UTILITIES
Development Fees and Permits
Building Permit: Residential = $.60/sf Commercial = $.30/sf (<10,000sf) $.20/sf (10k-50k sf)
Building Plan Review Fee = 1/2 of building permit cost
Site Plan Submittal: Residential = $75 + $10/unit Commercial = $75 + amount based off of sf
Stormwater Plan Review:
Residential = $143 + $35.75/Lot Commercial = $.10/sf ($200k max) + $100/acre
CPS Builders approached the Stormwater Plan Review differently than the Building Permits. The
townhomes still use the residential designation for the Stormwater Plan Review, with each townhome
considered 1 lot. However, since apartments are not considered “lots,” we used the Commercial
Stormwater Plan for the Apartment and Mixed-Use Buildings, because they are more similar to
commercial buildings as far as stormwater is concerned. When estimating these permit costs, we
divided the the entire site equally among all buildings.
Sign Permit = $10 + $.50/sf of sign area
Plumbing Permit = $10 + $2.50/water fixture + $5/sewer fixture
Grading Permit = $1072.50
All city fees were found on the City of Lebanon website. It is important to note that the City of
Lebanon did not have Mixed-Use permits available, so assumptions were made where necessary. Also, all
fees and permits were included in the land development or building estimates where necessary.
Utility Fees
Water Line Final Inspection = $1.25/lf
Sanitary Sewer Final Inspection = $2.00/lf
Water Plan Review = $300
Sanitary Sewer Plan Revew = $300
Water Tap = $3,650 (2” line)
Water Connection Fee = $75
Sewer Tap = $750 Each
Natural Gas Tap = $125
Natural Gas Connection Fee = $75
We considered all connection fees to be on
a per unit basis; meaning each townhome,
apartment, and commercial unit were counted
for connection fees. However, we only counted
Tap fees on a per building basis, as attached units
can share off of one line running to the building
(why we chose 2” water line), so it is not
necessary to tap the lines once for each unit.
Existing Utility Mains
New Utilities Mains

Cal Poly SLO
RCMC 2014 - 4 year
LAND
DEVELOPMENT
49
LAND DEVELOPMENT ESTIMATE
Land Development Estimate
Qty. Unit Unit Rate Total
Earthwork $406,073
Grading Permit 1 EA $1,072.50 $1,073
Mobilization 1 EA $5,000.00 $5,000
Clear & Grub 40 Acre $2,750.00 $110,000
Earth Moving 25000 CY $2.00 $50,000
Remove & Recompact 40 Acre $6,000.00 $240,000
Stormwater $1,251,367
Silt Fence 7920 LF $1.35 $10,692
Sand Bags 500 EA $1.75 $875
Controlled Entrances 3 EA $3,050.00 $9,150
Dust Control 174200 SF $0.75 $130,650
Storm Drains 1 LS $1,100,000 $1,100,000
Water $513,995
8" Water Main (PVC) 3353 LF $19.50 $65,384
6" Water Main (PVC) 7120 LF $17.25 $122,820
8" Gate Valves 62 EA $1,500.00 $93,000
Connect to Existing 6 EA $2,000.00 $12,000
Fire Hydrants 22 EA $2,200.00 $48,400
Fire Service Ap./MU Building 22 EA $4,900.00 $107,800
Backflow & Service for Aps. 22 EA $2,300.00 $50,600
Plan Review 3 EA $300.00 $900
Final Inspection 10473 LF $1.25 $13,091
Sanitary Sewer $350,339
8" PVC Sewer Main 3118 LF $19.50 $60,801
6" Sewer Lateral 4000 LF $16.50 $66,000
4" Sewer Lateral 971 LF $10.00 $9,710
Manholes 13 EA $2,500.00 $32,500
Apartment/Townhome Tap 219 Unit $750.00 $164,250
Plan Review 3 EA $300.00 $900
Final Inspection 8089 LF $2.00 $16,178
Dry Utilities $397,188
Electric 8107 LF $18.00 $145,926
Phone/Internet 8107 LF $18.00 $145,926
Natural Gas 3" Line 7524 LF $14.00 $105,336
Roads $1,118,351
Paving 269318 SF $3.43 $923,761
Parking Striping 2228 EA $10.80 $24,062
Temp Road 62010 SF $2.75 $170,528
Sidewalks $550,231
Sidewalk pavers 116328 SF $4.73 $550,231
Street Fixtures $1,668
Stop Signs 6 EA $28.50 $171
Speed Limit Signs 12 EA $22.50 $270
Street Name Signs 6 EA $20.50 $123
Crosswalk Signs 20 EA $20.00 $400
U-Channel Stands 32 EA $22.00 $704
Landscaping $104,146
CMU Planted Area 2500 SF $13.90 $34,750
Fiberglass planted area 2000 SF $14.22 $28,440
Light Weight Soil 167 CY $69.45 $11,580
Sod 576000 SF $0.05 $29,376
4,693,357$
Description

LAND
DEVELOPMENT
50
SWOT
S W
O T
trengths
hreatspportunities
eaknesses
INTERNALEXTERNAL
POSITIVE NEGATIVE
- Low land cost
- Transit oriented design
- Mixed-use zoning
- Flexibility from module design
- Green Initiatives
- Potential for sinkholes
- Distance to urban center
- Limited townhome variety
- Lack of multi-family housing
- Area growth
- On-site transit center (Music City Star
Rail)
- Local competition
- Increasing competition in future
developments
- Housing market dominated by single
family detached homes

Cal Poly SLO
RCMC 2014 - 4 year
LAND
DEVELOPMENT
51
PHASING
CPS Builders decided to break land development into three phases in order to spread out the
cost of land development, without hindering the schedule.

LAND
DEVELOPMENT
52
SCHEDULE
ID Task Name
1 Preconstruction Phase 1
2 Residential Building Permits
3 Commercial Building Permits
4 Residential Plan Submittal
5 Commercial Plan Submittal
6 Residential Plan Review
7 Commercial Plan Review
8 Grading Permit
9 Land Development Phase 1
10 Earthwork Phase 1
11 Mobilization & Install SWPPP
12 Clear and Grub
13 Earth Moving
14 Remove and Recompact
15 Underground Utilities Phase 1
16 Run Water Lines
17 Dry Utilities
18 Sanitary Sewer
19 Storm Water Drains
20 Civil Phase 1
21 Sidewalks
22 Roads
23 Street Fixtures
Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar
2016 2017
Task
Split
Milestone
Summary
Project Summary
External Tasks
External Milestone
Inactive Task
Inactive Milestone
Inactive Summ
Manual Task
Duration‐only
Project: Land Development Sched
Date: Mon 12/22/14

Cal Poly SLO
RCMC 2014 - 4 year
LAND
DEVELOPMENT
53
n Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov
2018
Inactive Summary
Manual Task
Duration‐only
Manual Summary Rollup
Manual Summary
Start‐only
Finish‐only
Deadline
Progress
Manual Progress

54
Building Types
Apartments
Townhomes
Mixed Use - Podium
Unit Totals
Value Engineering
Commmercial Option
Building Massing
Building Locations
Floor Plans
Building Layout
The “Blocks” Defined
In Depth Floor Plan/Estimate
Estimate Summaries
Apartment Upgrades
4 Unit Floor Plan
6 Unit Floor Plan
Townhome Estimation
Townhome Options
Detailed Estimate
Massing Diagram/Elevation
Utilizing Apartment Blocks
Podium Estimate
Massing Diagram
Commercial Floor Plan
Commercial Option Estimate
PRODUCT DESCRIPTION

Cal Poly SLO
RCMC 2014 - 4 year 55

PRODUCT
DESCRIPTION BUILDING TYPES
“T”
“M” “P”
“A”
56
Massing Diagrams
Mixed-use buildings, have
commercial space on the
ground floor, and apartments
on the upper floors.
Designated MA-MF
Podium structures (also
mixed use) that stack the “A”
apartment blocks on top of a
ground floor that consists of
retail and additional parking.
Designated PA-PE
Townhome units, arranged in
either 4 or 6 unit blocks.T4
designates a block made up
of 4 units, while T6 designates
a 6 unit block. Each block
consists of 2 bedrooms
for the interior units and 3
bedrooms on the end units.
Apartment units, with a
portion of the bottom
floor utilized for parking.
Designated AA-AF, depending
on what type of apartment
units are contained within it.
Townhomes Apartments
Retail Parking
1
1
2
2
3
3 4
4

Simplifying A Complex Site
In order to simplify a large site with a multitude of building types, a modular system of
development was implemented to simplify both design and construction. Each apartment
or mixed-use block has a designated number of 1, 2, or 3 bedroom apartments.Townhome
buildings are composed of either four or six 2 and 3 bedroom residences.
Cal Poly SLO
RCMC 2014 - 4 year
PRODUCT
DESCRIPTIONBUILDING LOCATIONS
57
Site Boundary
Street Outlines
Townhomes
Community Center
Key
2014 NAHB Site Map
1:256 Scale
Current 11/22/2014
T4
T4
T4
T4
T4
T4
T4
T4
T4
T4
T4 T4
T4T4T4T4
T4
T4 T4
T4T4
T4 T4
T4T4
T4T4
AF
AE
PE
PCAB
AC
AA
AA
PC
PC
MC
PA
PA
MA
MB
MD
MC
MD
AA
ABAC
AD
AD
MA
AA
AB
PAPE PE
PE
ME
AE
AE
AE AEAEAE
AB
AB
AB
AB
ABAD AD
AC
AD
AA
AC
PF
PF PF
PF MF
MFMFAFAF
T6
T6
T6 T6
T6
T6
T6
T6
T6T6

PRODUCT
DESCRIPTION
58
TOWNHOMES - 4 UNIT
First Floor Plan
Elevation From Street
Second Floor Plan
Dining
LivingKitchen
Garage Garage
Living
Kitchen
Entry
Bedroom
2
PowderPowder
Dining
Bedroom
3
Master
Bedroom
Entry
Laundry
Master
Bedroom
WIC WIC
WIC
Laundry
Bath
Master
Bath
Master
Bath
Den
Den
Bedroom
2
Bathroom

Cal Poly SLO
RCMC 2014 - 4 year
PRODUCT
DESCRIPTION
59
Dining
LivingKitchen
Garage
Garage
Living
Kitchen
Entry
Bedroom
2
PowderPowder
Dining
Bedroom
3
Master
Bedroom
Entry
Laundry
Master
Bedroom
WIC
WIC
WICLaundry
Bath
Master
Bath
Master
Bath
Den
Den
Bedroom
2
Bathroom
Elevation from Open Space
First Floor Plan
Second Floor Plan
TOWNHOME - 6 UNIT

PRODUCT
DESCRIPTION
60
TOWNHOME - ESTIMATE
7362 SF
Description Total
Permit & Fees $1.45 /SF $10,653
Earthwork & Foundations $5.26 /SF $38,718
Framing $10.48 /SF $77,170
Exterior Finish $11.17 /SF $82,251
Mechanical $2.03 /SF $14,931
Electrical $3.11 /SF $22,909
Plumbing $7.77 /SF $57,184
Insulation $1.16 /SF $8,535
Interior Finishes $10.21 /SF $75,193
Appliances $1.50 /SF $11,047
Landscaping $3.60 /SF $26,527
Total $57.74 /SF $425,118
Townhome - 4 Unit
Unit Rate
Townhome Estimate Explanation
3 Bedroom Plan Highlights 2 Bedroom Plan Highlights
CPS Builders estimated the townhomes,
along with all other building types,
through the use of Planswift, taking off
the quantities of the buildings. We then
used our unit rates to calculate the cost.
Although our cost is low, we believe we
can build with these prices from previous
experience, efficient design, and through
the use of value engineering.
-3 bed / 2.5 bath
- 1905 sf
- $230,000
- Lofted ceiling above dining area
-2 car garage
-End units, granting more natural light
-Direct accessiblity to open space
-2 bed / 2.5 bath
- 1776 sf
- $215,000
- Double master bedroom layout
- 1 car garage
- Fewer exterior walls = greater energy savings
- Direct accessibility to open space

Cal Poly SLO
RCMC 2014 - 4 year
PRODUCT
DESCRIPTION
61
CPS Builders offers a range of options for the consumer to choose from to make each home
individualized and, well… home. Options include stainless steel Whirlpool appliances, Silestone
Quartz countertop, and walk-in shower with solid surface walls. Each category contains a
different amount of options with a small range of cost difference.We did this to allow for a
better take rate of all options.This approach helps consumers afford the options they love.
Hamilton Crossings - Townhome Options
Category Description Price
Laundry
Option1 Whirlpool Washer & Dryer Package $552.00
Option2 Maytag Washer & Dryer Package $730.00
Appliances
Option1 GE Stainless Steel Appliance Package $920.00
Option2 Whirlpool Black/White Appliance Package $936.00
Option3 Whirlpool Stainless Steel Appliance Package $1,321.00
Countertops
Option1 Silestone Quartz Countertop (Blanco City, Grey Expo, Rosa Grey) $567.00
Option2 Stone Mark Grante (Amarello Ornamental, Coffee Brown, Moon Whites) $851.00
Kitcehn Cabinets
Option1 Kitchen Cabinet Upgrade, (Medium Oak) $505.00
Option2 Kitchen Cabinet Upgrade, (Cognac, Harvest, Java) $815.00
Bathroom Cabinets
Option1 Bathroom Cabinet Upgrade, (Medium Oak) $213.00
Option2 Bathroom Cabinet Upgrade, (Cognac, Harvest, Java) $283.00
Cabinet Hardware
Option1 Cabinet knob upgrade (Satin, Black) $32.00
Option2 Cabinet handles upgrade (Satin, Bronze, Chrome) $43.00
Bamboo Flooring
Option1 Bamboo Mediium Wood Flooring 5"x39" (Café, Natural) $577.00
Option2 Bamboo Dark Wood Flooring 5"x39" (Brazilian Cherry, Tigerwood) $950.00
Carpet
Option1 Carpet Color Upgrade (Red River, Hanus Bay, Gateway) $254.00
Option2 Carpet Color Upgrade (Cathedral Rock, Route 66, Rincon Mountain") $411.00
Master bath Solid Surface Shower
Option1 Solid Surface Shower w/Seat (Crystal Cream, Crystal White) $2,567.00
Option2 Solid Surface Shower w/Seat (Grey Glass, Ivory Glass, Caramel Glass) $2,863.00
Second bath Solid Surface Shower
Option1 Solid Surface Shower (Crystal Cream, Crystal White) $1,903.00
Option2 Solid Surface Shower (Grey Glass, Ivory Glass, Caramel Glass) $2,224.00
TOWNHOME OPTIONS
Hamilton Crossings Options

PRODUCT
DESCRIPTION
62
DETAILED TOWNHOME ESTIMATE
Townhome - 4 Unit
Permits & Fees 7362 SF $1.45 $10,653
Building Permit 7362 SF $0.60 $4,417
Building Plan Review Fee 7362 SF $0.30 $2,209
Stormwater Plan Review 4 EA $71.50 $286
Stormwater Inspection 4 EA $214.00 $856
Plumbing Permit 44 EA $5.00 $220
Site Plan Submittal 4 EA $10.00 $115
Water Conncetion Fee 4 EA $75.00 $300
Water Tap 4 EA $250.00 $1,000
Sewer Tap 1 EA $750.00 $750
Natural Gas Connection Fee 4 EA $75.00 $300
Natural Gas Tap 1 EA $200.00 $200
Earthwork & Foundation 7362 SF $5.26 $38,718
Survey 4 EA $2,000.00 $8,000
Finish Excavation 4030 SF $1.05 $4,232
8" x 16" Footing 506 LF $17.54 $8,875
Gravel 4030 SF $0.98 $3,949
Vapor Barrier 4030 SF $0.24 $967
8" Post-Tension Slab 4030 SF $3.15 $12,695
Framing 7362 SF $10.48 $77,170
.5"x1' Anchor Bolts @ 32" O.C. 356 LF $1.21 $431
2x6 @ 24" O.C. 1754 LF $9.86 $17,294
2x6 Metal Termite Shield 356 LF $0.78 $278
Subfloor 3534 SF $2.45 $8,658
7/16" OSB Sheathing Ext. Wall 6190 SF $2.24 $13,866
House Wrap 6190 SF $0.61 $3,776
Floor TJI Joists @ 24" O.C. 3534 SF $3.97 $14,030
Roof Truss 54' 4/12 @ 24" O.C. 4515 SF $2.54 $11,468
Radiant Barrier 4515 SF $1.55 $6,998
Drip Edge 422 LF $0.88 $371
Exterior Finishes 7362 SF $11.17 $82,251
Door - Entry 4 EA $231.37 $925
Door - Deck 4 EA $825.44 $3,302
Door - (Garage to House) 4 EA $121.16 $485
Garage Door (16'x7') 2 EA $484.12 $968
Garage Door (8'x7') 2 EA $273.80 $548
Exterior Drywall 204 SF $0.61 $124
48"x48" 8 EA $288.35 $2,307
36"x48" 10 EA $370.29 $3,703
36"x72" 2 EA $410.50 $821
24"x24" 16 EA $320.90 $5,134
24"x18" 4 EA $297.85 $1,191
4" O.G. Gutters 172 LF $3.34 $574
Downspouts 108 LF $2.16 $234
Brick Veneer 950 SF $11.60 $11,020
Stone Veneer 600 SF $12.82 $7,692
Lap Siding 4640 SF $4.95 $22,968
425,118$
Description

Cal Poly SLO
RCMC 2014 - 4 year
PRODUCT
DESCRIPTION
63
Paint and Primer SF $0.23 $0
Fascia 340 LF $1.73 $588
Metal Roofing 4515 SF $1.90 $8,579
Roof Felt 4515 SF $2.17 $9,783
Flashing 340 LF $3.84 $1,305
Mechanical 7362 SF $2.03 $14,931
Natural Gas Piping 274 LF $2.11 $578
Thermostat control 4 EA $91.98 $368
Ducts 670 LF $1.93 $1,293
Heat Pump/Air Handler 4 EA $1,777.39 $7,110
Whole Home Dehumidifier 1 EA $1,308.07 $1,308
Registers 24 EA $10.54 $253
Return Air Grille 8 EA $11.88 $95
Radon Fan/Actvie System 4 EA $981.45 $3,926
Electrical 7362 SF $3.11 $22,909
Wire 7837 LF $0.87 $6,818
Ceiling Fan 10 EA $61.43 $614
Bathroom Exhaust Fan w/ light 8 EA $105.02 $840
Switch - Light w/plate 76 EA $19.62 $1,491
GFI Outlet 52 EA $26.42 $1,374
Standard Duplex Outlet 120 EA $14.32 $1,718
AFCI Outlet 70 EA $41.29 $2,891
Smoke Detectors 22 EA $8.83 $194
Carbon Monoxide Alarm 4 EA $35.14 $141
Porch Light 4 EA $21.19 $85
Can Lights 122 EA $38.59 $4,708
Fluorescent Garage Lights 6 EA $23.40 $140
Phone Outlet 8 EA $3.46 $28
TV Outlet 18 EA $3.49 $63
Ethernet Outlet 18 EA $6.53 $118
220V outlet 12 EA $26.98 $324
Outlet - Garage Door 4 EA $26.98 $108
Circuit Breaker Box 4 EA $190.06 $760
Garage Door Opener 4 EA $110.84 $443
Door Bell 4 EA $12.56 $50
Plumbing 7362 SF $7.77 $57,184
Bathroom Faucet 4 EA $65.73 $263
Toilet 12 EA $201.00 $2,412
Hot Water Heater 4 EA $882.12 $3,528
Kitchen Sink/Faucet 4 EA $225.21 $901
Powder Room Pedastal 4 EA $123.91 $496
Second Bath Sink/Faucet 4 EA $136.93 $548
Master Bath Sink/Faucet 8 EA $136.93 $1,095
Exterior Water Spigot 4 EA $12.55 $50
Bathtub/Shower 2 EA $863.80 $1,728
Bathtub/Shower Faucet 2 EA $37.14 $74
Shower Stall Kit (Master) 4 EA $334.24 $1,337
Shower Stall kit (3') 2 EA $448.04 $896
Shower Faucet 6 EA $33.47 $201
1/2" PEX water line piping 5850 LF $6.83 $39,956
PEX Manifold 32 Port 4 EA $382.24 $1,529
1/2" Water Line 140 LF $5.57 $780
CPVC Fire Sprinkler Pipe 584 LF $1.69 $987
Recessed 1/2" Fire Sprinkler 64 EA $5.90 $378
Ice Maker Outlet 1 EA $26.00 $26
Insulation 7362 SF $1.16 $8,535
R-19 Insulation 10202 SF $0.72 $7,345
R-38 Insulation (Blown-In) 1830 SF $0.65 $1,190
Interior Finishes 7362 SF $10.21 $75,193
1/2" Drywall 12358 SF $0.54 $6,673
5/8" Fire Resistant Drywall 11026 SF $0.63 $6,946
Greenboard 628 SF $0.68 $427
Baseboard 1834 LF $1.08 $1,985
Door - Interior (Pre Hung) 18 EA $185.95 $3,347
Closet Door (Bi Fold) 6 EA $248.00 $1,488
Pocket Door 14 EA $138.67 $1,941
Closet Shelf 18 EA $36.51 $657
Stairs 302 SF $49.14 $14,840
Paint and Primer 22322 SF $0.19 $4,241
Paint Doors 46 EA $3.36 $155
Paint Baseboard 1834 LF $0.58 $1,064
Base Cabinets 68 LF $52.43 $3,565
Upper Cabinets 42 LF $54.56 $2,292
Bath Cabinets (Base) 36 LF $59.04 $2,125
Countertop (Granite) 172 SF $46.06 $7,922
Medicine Cabinet 8 EA $32.09 $257
Mirror 16 EA $20.26 $324
Toilet Paper Holder 12 EA $4.86 $58
Towel Rack 8 EA $10.34 $83
Carpet 2206 SF $1.96 $4,324
Carpet Padding 2206 SF $0.84 $1,853
Flooring (Bamboo) 2764 SF $2.42 $6,689
Bamboo Flr. Urethane Adhesive 262 SF $1.05 $276
Final Clean 4 EA $415.00 $1,660
Appliances 7362 SF $1.50 $11,047
Microwave/Hood 4 EA $187.66 $751
Refrigerator 4 EA $483.12 $1,932
Dishwasher 4 EA $367.29 $1,469
Range/Oven 4 EA $455.72 $1,823
Washer 4 EA $489.82 $1,959
Dryer 4 EA $675.15 $2,701
Dryer Vent 4 EA $11.37 $45
Garbage Disposal 4 EA $91.65 $367
Landscaping 7362 SF $3.60 $26,527
Driveway 960 SF $15.29 $14,678
Sod (including installation) 2700 SF $0.56 $1,512
PVC DWV 1 1/4" 340 LF $5.84 $1,986
Sprinklers 24 EA $9.38 $225
Composite Deck 893 SF $9.10 $8,126

PRODUCT
DESCRIPTION
64
One Bedroom / One Bath Two Bedroom / Two Bath
APARTMENTS - FLOOR PLANS
Floor Plan 1A - 690 sf - $870/mo Floor Plan 2A - 950 sf - $1000/mo
Floor Plan 1B - 750sf - $900/mo Floor Plan 2B - 1000 sf - $1100/mo
Floor Plan 1C - 750 sf - $930/mo Floor Plan 2C - 935 sf - $1050/mo
Bedroom
Studio
Bedroom
Bedroom
Bedroom
1
Bedroom
1
Bedroom
1
Master
Bedroom
Master
Bedroom
Master
Bedroom
WIC
WIC
WIC
WIC
WIC
Laundry
Laundry
Laundry
Laundry
Laundry
Laundry
Bath
Bath
Bath
Bath
Bath
Kitchen
Kitchen
Kitchen
Kitchen
Kitchen
Kitchen
Patio Patio
Patio
Master
Bath
Master
Bath
Living /
Dining
Living /
Dining
Living /
Dining
Living /
DiningLiving /
Dining
Living /
Dining
Bath

Cal Poly SLO
RCMC 2014 - 4 year
PRODUCT
DESCRIPTION
65
Three Bedroom / Two Bath
Highlights - All Units
-Accessibility to open space
-Washer/Dryer included
-Patio option available for
at least one option of each
number of bedrooms
Floor Plan 3A - 1380 sf - $1200/mo
Floor Plan 3B - 1500 sf - $1300/mo
Floor Plan 3C - 1500 sf - $1370/mo
Bedroom
1
Bedroom
1
Bedroom
1
Bedroom
2
Bedroom
2
Bedroom
2
Master
Bedroom
Master
Bedroom
Master
Bedroom
WIC
WIC
WIC
Laundry
Laundry
LaundryStorage
Bath
Bath
Bath
Kitchen
Kitchen
Kitchen
Pantry
Patio
Patio
Master
Bath
Master
Bath
Master
Bath
Living /
Dining
Living /
Dining
Living /
Dining

PRODUCT
DESCRIPTION
66
APARTMENT BUILDING LAYOUT
Strategic Interchangeability
The apartments were strategically designed so that when grouped together with similar unit types, they
all form 120’x25’ modules.These 120’x25’ modules are then combined to form apartment “blocks”.
These blocks create a sense of uniformity and unification of design throughout the site, while making the
estimation and planning processes easier. Rather than building a multitude of individual buildings to achieve
diversity, these interchangeable blocks can be distributed and still remain easily quantifiable.With adding
this element of simplicity, the commutable nature of the 120’ modules with one another gives each building
great potential for diversity when placed throughout the site.
1 Bedroom Unit
30’x25’
2 Bedroom Unit
40’x25’
3 Bedroom Unit
60’x25’
120’
120’
120’
120’

Cal Poly SLO
RCMC 2014 - 4 year
PRODUCT
DESCRIPTION
67
APARTMENT “BLOCKS”
The Apartment “Block” Defined
Each 3 story apartment block
combines several 120’ modules into
a cohesive building.Two of the 120’
sections are bisected by a circulation
space (shown in grey in the diagram),
with circulation towers on either
side.These modules are placed with
discretion to take environmental
factors into consideration. Units with
patios are placed on southern and
eastern facades, while northern and
southern facades are more closed.The
rear half of the first floor is reserved
for parking (seen in black in the
diagram to the right).
These blocks can then be combined
throughout the site to form
larger structures. Due to the
interchangeability of the blocks,
the buildings maintain diversity in
elevation as well as diversity in unit
type.
The options shown in the next few
pages are not the only options. If
future conditions call for different
types of units, the blocks can be
modified using the interchangeability
to meet the future needs of the site
and client.
First Floor Plan
Second Floor Plan
Third Floor Plan
Circulation
Circulation
Circulation
Parking
Residences
Residences
Residences
Residences
Residences

PRODUCT
DESCRIPTION
68
Block A Elevation
Block A First Floor Plan
Block A Second and Third Floor Plan
Circulation Hallway
Circulation HallwayConnection to next block
Connection to next block
Parking in Rear
Mail
APARTMENT BLOCK A - IN DEPTH

Cal Poly SLO
RCMC 2014 - 4 year
PRODUCT
DESCRIPTION
69
Apartment A Detailed Estimate
This is an example of one of the detailed estimates we used to comprise our unit rates.
Permits & Fees 17550 SF $1.58 $27,706
Building Permit 20170 SF $0.60 $12,102
Building Plan Review Fee 20170 SF $0.30 $6,051
Stormwater Plan Review 1 EA $243.00 $243
Stormwater Inspection 10800 SF $0.10 $1,080
Site Plan Submittal 18 EA $10.00 $255
Plumbing Permit (Water) 84 EA $2.50 $210
Plumbing Permit (Sewer) 108 EA $5.00 $540
Water Connection Fee 18 EA $75.00 $1,350
Water Tap 1 EA $3,650.00 $3,650
Sewer Tap 1 EA $750.00 $750
Natural Gas Connection Fee 18 EA $75.00 $1,350
Natural Gas Tap 1 EA $125.00 $125
Earthwork & Foundation 17550 SF $4.03 $70,747
Excavation 7480 SF $0.52 $3,890
16" x 24" Footing 620 LF $35.08 $21,750
Gravel 7480 SF $0.98 $7,330
Vapor Barrier 7480 SF $0.09 $673
2' x 2' x 10' Concrete Column 7 EA $3,110.00 $21,770
8" Post-Tension Slab 7480 SF $2.05 $15,334
Framing 17550 SF $13.02 $228,526
1/2" x 12" Anchor Bolts @ 32" O.C. 620 LF $1.21 $750
2x6 @ 24" O.C. Exterior Wall 840 LF $9.86 $8,282
2x6 @ 24" O.C. Interior Wall 1508 LF $9.86 $14,869
2x6 Metal Termite Shield 620 LF $0.78 $484
7/16" OSB Sheathing Exterior Wall 8330 SF $2.24 $18,659
Building Wrap 7031 SF $0.61 $4,289
W10x22 Steel Beam 125 LF $27.35 $3,419
2x4 @ 16" O.C. Interior Wall 902 LF $8.45 $7,622
Floor TJI Joists @ 24" O.C. 14476 SF $3.97 $57,470
Subfloor 14476 SF $2.45 $35,466
TPO Roofing 7375 SF $4.95 $36,506
Roof TJI Joists 7375 SF $3.97 $29,279
Radiant Barrier 7375 SF $1.55 $11,431
Exterior Finishes 17550 SF $9.73 $170,810
Door - Complex Entrance (Double) 1 EA $825.00 $825
Door - Complex Entrance (Single) 0 EA $715.00 $0
Door - Balcony 4 EA $825.44 $3,302
Exterior Drywall 3078 SF $0.63 $1,939
36"x48" Window 28 EA $370.29 $10,368
60"x48" 8 EA $567.29 $4,538
24"x36" 8 EA $347.29 $2,778
30"x48" 4 EA $355.85 $1,423
Brick Veneer 2770 SF $12.25 $33,933
Vertical Lap Siding Panel 0 SF $15.50 $0
Fibrous Cement Board Panel 5150 SF $15.25 $78,538
Balcony Railing 64 LF $40.00 $2,560
TPO 7375 SF $4.15 $30,606
Roof Drains 4 EA $109.50 $438
Drainage Piping 140 LF $6.14 $860
Mechanical 17550 SF $2.21 $38,812
Natural Gas Piping 650 LF $2.11 $1,372
Thermostat control 18 EA $91.98 $1,656
Ducts 1950 LF $1.93 $3,764
Heat Pump/Air Handler 18 EA $1,415.91 $25,486
Registers 41 EA $10.54 $432
Return Air Grille 18 EA $11.88 $214
Radon Fan/Actvie System 6 EA $981.45 $5,889
Elevator 0 EA $77,000.00 $0
Electrical 17550 SF $3.23 $56,763
Wire 20850 LF $0.87 $18,140
Bathroom Exhaust Fan w/ light 24 EA $105.02 $2,520
Switch - Light w/plate 116 EA $19.62 $2,276
GFI Outlet 178 EA $26.42 $4,703
Standard Duplex Outlet 118 EA $14.32 $1,690
AFCI Outlet 176 EA $41.29 $7,267
Smoke Detectors 42 EA $8.83 $371
Carbon Monoxide Alarm 21 EA $35.14 $738
Can Lights 333 EA $38.59 $12,850
Fluorescent Garage Lights 10 EA $23.40 $234
Phone Outlet 36 EA $3.46 $124
TV Outlet 66 EA $3.49 $230
Ethernet Outlet 66 EA $6.53 $431
220V outlet 36 EA $26.98 $971
Circuit Breaker Panel (Recessed) 21 EA $190.06 $3,991
Door Bell 18 EA $12.56 $226
Plumbing 17550 SF $11.32 $198,690
Toilet 24 EA $201.00 $4,824
Hot Water Heater 18 EA $554.39 $9,979
Kitchen Sink/Faucet 18 EA $225.21 $4,054
Second Bath Sink/Faucet 6 EA $136.93 $822
Master Bath Sink/Faucet 36 EA $136.93 $4,929
Exterior Water Spigot 4 EA $12.55 $50
Bathtub/Shower 24 EA $863.80 $20,731
Bathtub/Shower Faucet 24 EA $37.14 $891
1/2" PEX Insulated water piping 21085 LF $6.83 $144,011
PEX Manifold 32 Port 18 EA $382.24 $6,880
CPVC Fire Sprinkler Pipe 626 LF $1.69 $1,058
Recessed 1/2" Fire Sprinkler 78 EA $5.90 $460
Insulation 17550 SF $4.03 $70,759
R-19 Insulation 25961 SF $0.72 $18,692
R-18 Insulation 7375 SF $0.81 $5,974
Rigid Foam Board (Roof) 7375 SF $6.25 $46,094
Interior Finishes 17550 SF $13.74 $241,035
1/2" Drywall 8118 SF $0.54 $4,384
5/8" Fire Resistant Drywall 36330 SF $0.63 $22,888
Greenboard 2880 SF $0.68 $1,958
Baseboard 3250 LF $1.08 $3,518
Door - Interior Unit Doors 40 EA $185.95 $7,438
Door - Apartment Front 18 EA $530.00 $9,540
Door - Stairwell 3 EA $825.00 $2,475
Closet Door (Bi Fold) 40 EA $248.00 $9,920
Closet Door (Single Fold) 18 EA $205.00 $3,690
Closet Shelf 65 EA $36.51 $2,373
Stairs 318 SF $49.14 $15,627
Paint and Primer 44448 SF $0.19 $8,445
Paint Doors 119 EA $3.36 $400
Paint Baseboard 3250 LF $0.58 $1,885
Base Cabinets 558 LF $52.43 $29,256
Upper Cabinets 276 LF $54.56 $15,059
Bath Cabinets (Base) 112 LF $59.04 $6,612
Countertop (Granite) 1106 SF $46.06 $50,942
Medicine Cabinet 36 EA $32.09 $1,155
Mirror 6 EA $20.26 $122
Toilet Paper Holder 24 EA $4.86 $117
Towel Rack 24 EA $10.34 $248
Flooring (Bamboo) 9944 SF $2.42 $24,064
Bamboo Floor Urethane Adhesive 1608 SF $1.05 $1,692
Short Carpet 3510 SF $1.28 $4,493
Carpet 2298 SF $1.96 $4,504
Carpet Padding 2298 SF $0.84 $1,930
Final Clean 18 EA $350.00 $6,300
Appliances 17550 SF $2.67 $46,819
Microwave/Hood 18 EA $187.66 $3,378
Refrigerator 18 EA $458.57 $8,254
Dishwasher 18 EA $367.29 $6,611
Range/Oven 18 EA $455.72 $8,203
Stacked Washer/Dryer 18 EA $1,028.81 $18,519
Dryer Vent 18 EA $11.37 $205
Garbage Disposal 18 EA $91.65 $1,650
Landscaping 17550 SF $0.21 $3,638
Sod (including installation) 1200 SF $0.56 $672
PVC DWV 1 1/4" 450 LF $5.84 $2,628
Sprinklers 36 EA $9.38 $338
Description
Apartment - A 1,154,305$

PRODUCT
DESCRIPTION
70
APARTMENT BLOCKS - SUMMARIZED
1B
2C 2B 2C
1B 1B 1B
Apartment Block A
We have compiled unit rates for each floorplan (A-E).To determine the total cost of each building, the
cost to construct the floor plans that comprise it (Blocks A-E) added together. It is important to note that
the pricing of elevators was not included in these costs. In the event an elevator is included in a building,
each one will cost $77,000. This cost has been included where necessary in the pro-forma.
Elevation
Floor Plan (Floors 2-3)
Elevation
Apartment Block B
17550 SF
Description Total
Permit & Fees $1.58 /SF $27,706
Framing $13.02 /SF $228,526
Plumbing $11.32 /SF $198,690
Total $65.78 /SF $1,154,502
Apartment - A
Unit Rate
16200 SF
Description Total
Permit & Fees $1.45 /SF $23,533
Framing $12.24 /SF $198,324
Plumbing $10.19 /SF $165,094
Total $61.25 /SF $992,295
Apartment - B
Unit Rate
3A 3A
2A2A 2A

Cal Poly SLO
RCMC 2014 - 4 year
PRODUCT
DESCRIPTION
71
Apartment Block C
Apartment Block D
17130 SF
Description Total
Permit & Fees $1.50 /SF $25,695
Framing $12.42 /SF $212,833
Plumbing $10.76 /SF $184,270
Total $62.95 /SF $1,078,412
Apartment - C
Unit Rate
17130 SF
Description Total
Permit & Fees $1.48 /SF $25,289
Framing $12.22 /SF $209,263
Plumbing $10.59 /SF $181,360
Total $61.94 /SF $1,060,984
Apartment - D
Unit Rate
Elevation
Elevation
3B
1A
1A
2C 2C 2C
1C
1A
1C
1A
1A
1A
3B
APARTMENT BLOCKS SUMMARIZED

2014-2015 NAHB Final Proposal (Compressed)

2014-2015 NAHB Final Proposal (Compressed)

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