2017 RCMC - FINAL - UNF

University of North Florida 1 2017 RCMC Four Year Program
WB
Osprey
Builders
Four-Year Program 2017 RCMC

WB
Osprey
BuildersTable of Contents
Introduction 3 - 7
Market Analysis 8 - 25
Product Design 26 - 41
Site Design 42 - 49
Estimate 50 - 61
Schedule 62 - 67
Site Management 68 - 70
Sales and Marketing 71 - 79
Risk Analysis 80 – 88
Sustainability 89—96
Closing Statement 97

WB
Osprey
BuildersTeam
Our team developed a proposal that shows how
we can help you “Swoop to Success!”
WB
Walkers Bluff

WB
Osprey
BuildersTeam Members
Tracy Thompson
Construction Management
Bryce Gordon
David Ewing
James Prohaska
Anna O’Meara
Madison Baker

WB
Osprey
Builders
Executive Summary
Walkers Bluff is a 197 Unit development located in Decatur, GA, a suburb just outside of Atlanta.
Decatur hosts the feel of a suburb, while still retaining proximity to the urban core of Atlanta. De-
catur is home to many parks and recreational facilities as well as Emory University and Hospital.
The area is expanding as more people want to stay close to the city without sacrificing a tradition-
al style of living.
The Walkers Bluff development is comprised of 100 Stacked Flats, 40 Townhomes units and 57
single family homes. The project includes 5 single family plans and 2 townhome plans as well as 1
stacked flat concept. Walkers Bluff development boasts walkability from a dog park across the
street to a boardwalk the runs through the back ends of the property that connects to Mason Mill
park. The development will also have upgraded amenities center feature a pool and other facili-
ties for residents to take advantage of.
Osprey Builders will acquire the land on February 1st 2017 for $45,800,000 and start developing
the land immediately. Assuming our market projections hold true, Walkers Bluff will be fully
built and sold by the end of the 2nd quarter of 2020. We have broken down construction into 5 Dif-
ferent phases to minimize cost and mitigate risk. Phase 1A will begin 22 single family lots and
Phase 1B all of our townhome units. Phase 2-5 will be the remaining single family homes. Phase
1B will be in development concurrently with other single family phases.
The Walkers Bluff development is a for-sale development that requires a total investment equity
of $83.5 million with a peak equity contribution of $54 million in the 3rd quarter of the 2nd year.
The projects breaks even in the 2nd quarter of 3rd year. The development will sell its last home in
the 2nd quarter of 2020 where the project will net $27 million and achieve an Internal Rate of Re-
turn of 18.69%.
Osprey Builders is confident that Walkers Bluff is a highly profitable venture with minimal risk
and recommends moving forward with a February 2, 2017 closing date.
Sincerely,
Tracy Thompson
Project Director—Land Acquisition
Osprey Builders
1 UNF Drive
Jacksonville, FL 3224
December 15, 2016
Dear Osprey Builders Executive Panel,

WB
Osprey
BuildersTeam Members

WB
Osprey
BuildersProject Overview
Site
 Metro Atlanta, Dekalb County, City of Decatur
 32.5 Acres
 $45,800,00 Land Cost
Units
 57 Single-Detached
 40 Townhomes
 100 Stacked Flats
Time Frame
 Project Start Date February 2, 2017
 Project Duration of 3 Yrs. 11 Mo.
 Complete Construction October 06, 2020
 Final Sale Projected January 2021
Total Investment—Cash Deal
 Max Total Equity $56,524,636
 Percent Profit of $27,038,714
 IRR of 18.69%

WB
Osprey
BuildersMarket Analysis
Table of Contents
Site, Zoning, and Soils
Attractions
Employment
Transportation
Methodology and CMA
Population Growth and Age
Education and Income
Race, Summary, and Buyers
Target Market
Townhome and Single Family Competition
Competition and SWOT
Summary

WB
Osprey
BuildersSite, Zoning, and Soils
The project site is located in DeKalb County, Georgia, roughly ten miles northeast
of Downtown Atlanta and falls within the city of Decatur. Decatur’s proximity to
Atlanta makes this an exciting opportunity for Osprey Builders as the population
grows and changes with that of Atlanta.
Zoning
According to Dekalb County Code of Ordinances, the site lies within Divisions 14 and 16. These
divisions are RM-100, which is Multifamily Residential.
Multifamily Residential District Regulations
To provide for the development of multifamily neighborhoods within the county at a density of
twelve units per acre where so designated on the comprehensive plan.
To provide for infill development in multifamily neighborhoods having density of twelve
dwelling units per acre in a manner compatible with existing development.
To assure that the users and structures authorized in the Multifamily Residential District are
those uses and structures designed to serve the housing, recreational, educational, religious, and
social needs of the neighborhood.
Soils
Based on the completed subsurface exploration, the United Environmental Services did not
find adverse geotechnical considerations that would affect the construction of the proposed
residential structures on shallow foundations.
Geotechnical considerations found that approximately 3 to 12 feet of soft loose existing fill
soils with trace to some organics below grade in thirteen boring locations. Depending on final
design grades, these materials should be stabilized with heavy duty geogrid or geotextiles
and re-compacted per the Geotechnical Engineer’s recommendations at the time of
construction. The organic laden fills should be removed and replaced with structural fill.

WB
Osprey
BuildersAttractions
The attractions around Dekalb bring a wide variety of residents and visitors to
the area. Located on the outskirts of Metro Atlanta, Dekalb provides quick
access to commuting arteries I-85 and I-285 which allow residents quick trips to
downtown Atlanta and all that it holds.
Georgia Aquarium
The Georgia Aquarium the largest aquarium in the
Western Hemisphere. This phenomenal facility is an
enjoyable and educational experience for guests of
all ages. The aquarium is noteworthy destination for
tourists, but also a perfect weekend destination
located within short drive of Decatur.
World of Coca-Cola
Located next door to the Georgia Aquarium in
downtown Atlanta, the World of Coca– Cola is
another great, nearby attraction. Everyone enjoys
an ice-cold Coke! The World of Coca-Cola is a
museum experience which provides guests the
history of the world’s favorite drink as well as the
opportunity to taste soda from all over the globe.
Stone Mountain
Located East of Decatur, Stone Mountain is a great
outdoor destination. With activities such as camp-
ing, boating, fishing and hiking, it is a perfect spot
for a day trip or a nearby weekend getaway. Wheth-
er you want to kick a soccer ball in the field, hike
the mountain to watch the sunrise, or sit back and
watch the laser light show and fireworks, there is
something for everyone.

WB
Osprey
BuildersAttractions
Arts and Sciences
Centennial Olympic Park
High Museum of Art
Fernbank Museum of Natural History
Atlanta History Center
Fox Theatre
Jimmy Carter Library and Museum
Center for Disease Control
Food and Restaurants
Your Dekalb Farmers Market
The Varsity
Café Lily
Holeman & Finch
Neighborhood Eats
Good Nutrition Toco Hills
South City Kitchen
Recreation
CNN Center
College Football Hall of Fame
Six Flags
The Shops Buckhead Atlanta
Midtown
Atlanta Zoo

WB
Osprey
BuildersAttractions
Sports
Decatur is located around some of the best professional and college sports
teams in the country and has a wide variety of sporting events to choose
from.
Professional
Atlanta Thrashers Hockey Team
Atlanta Hawks Basketball Team
Atlanta Falcons Football Team
Atlanta Braves Baseball Team
College Sports
Georgia Tech University
Colleges
Georgia Tech
University of Georgia
Emory University
Georgia State University
K-12 Schools
Briar Vista Elementary
Druid Hills Middle
Druid Hills High School
Paideia K-12
Education

WB
Osprey
BuildersEmployment
One of the strongest draws to this location is the proximity to Emory University
and Emory Hospital, who are some of the top employers for the city.
Currently the unemployment rate is at 6.8%, with a future employment growth
rate of 1.77% and a 10 year projected growth of 36%.
The projected growth of the area is tied to the current construction project that
is expanding Emory University Hospital. The new J-Wing will expand the
hospital by 450,000 square-feet and the hospitals CEO Bryce Gartland says it
will “create more than 500 new jobs for nursing staff,
radiology and surgical technicians, and many other
hospital staff.”
Top Employers in Decatur
1.) DeKalb County Municipality
2.) Emory University Healthcare
3.) Decatur Board of Education
Population by Occupation in Decatur
Occupation Employment
Management, Business, Finance 24.98%
Sales, Office, Administrative Support 16.63%
Education, Library 13.93%
Engineering, Computer, Science 9.35%
Arts, Media, Sports, Entertainment 7.85%

WB
Osprey
BuildersTransportation
Attractions Distance
Time
I-285 5.2 miles 11 min
Freedom Parkway 6.2 miles 18 min
Walkers Bluff conveniently located close
to major commuting byways which
reduces resident commutes to work.
Residents of Walkers Bluff are more
likely to drive to work rather than take
public transportation. 50% of the
households have 1 vehicle available
while households without any vehicles
only make up 7.5% of the population in
the CMA.
In North Druid Hills, about 7% of the residents have a commute time of less
than 10 minutes, 33% travel for 10-19 minutes to work, and 30% of the popu-
lation travels 20-29 minutes.
Future residents of Walkers Bluff are close to many of the major roadways
that can easily bring them to work. This will attract many hard-working
business professionals looking for a home that suits all of their lifestyle
needs.
Not Rush Hour

WB
Osprey
BuildersMethodology and CMA
Methodology
To gather the data for our analysis on DeKalb, we
used Gale Cengage Library Database as well as
census findings.
Population Prediction
The population of DeKalb county is predicted to increase from the 691,891 that
inhabited this county in 2010, to about 764,028 in 2021. This is an increase of
10.43% within eleven years.
Current DeKalb County Statistics
Population 764,871
Median Age 34
Male Population 47.5%
Female Population 52.5%
Median Household Income $50,799
GA Median Household Income $47,829
Competitive Market Area
We defined the CMA to be the entire county of
DeKalb, Georgia and more specifically North
Druid Hills. Given the significant variation
between counties in the Greater Atlanta Area,
focusing on DeKalb and North Druid Hills allows
us to determine the most specific competition and
target audience for this development.

WB
Osprey
BuildersPopulation Growth and Age
These graphs represent the population growth estimate and age distribution
in our CMA. The population will steadily increase because of the new jobs
coming to the area and its proximity to the dense metropolitan Atlanta. This
data shows that the most common and likely buyer in this area is between 24
and 35 years old.

WB
Osprey
BuildersEducation and Income
Per the data listed here, most of the individuals over the age of 18 in our
area are well educated and have a larger income on average than the rest of
Dekalb County. These results indicate that some of the highest and most
stable earners in the CMA will be most apt to find a product of interest in
Walkers Bluff.

WB
Osprey
BuildersRace, Summary, and Buyers
Race
As the pie charts show,
North Druid Hills is a
diverse section of
DeKalb but majority of
its population is white.
Summary
North Druid Hills and the surrounding neighborhoods that makeup Dekalb
County offer a multitude of squares and plazas filled with vibrant shops, eateries,
and entertainment to fit a variety of interests and lifestyles. It's prime location
affords residents quick and easy access to I-85 and other convenient byways. Such
proximity allows residents convenient access to Metro Atlanta while retaining the
local charm of neighborhood living.
Identification of Likely Buyers
Suburban Style
Booming With Confidence
Thriving Boomers
Young City Solos
Mosaic USA is a household-based
consumer lifestyle segmentation by
Experian Marketing Services that reveals
customer preferences. Mosaic USA enables
marketers with ability to anticipate the
behavior, attitudes, and preferences of
their customers and approach them in the
most effective measure. We used this
resource to figure our target audience.

WB
Osprey
BuildersTarget Market
Young City Solos
Young City Solos contain younger and middle-aged singles living in city
neighborhoods. More than 90 percent are unmarried. Most are in their 30’s
and 40’s who are childless, part of a demographic trend of delaying
marriage while living alone or cohabitating with a partner. While economic
insecurity is one reason some singles avoid marriage and having children,
these young professionals report above-average incomes topping $74,000 a
year, and they seem to be thoroughly enjoying their unattached status.
Demographic Traits
Age of Owners: 25 - 40
Average Income: $50,000 - $74,000
Presence of Children: None
Suburban Style
Suburban Style is filled with ethnically-mixed, middle-aged couples and
families with children enjoying upscale lifestyles. Concentrated in suburban
neighborhoods, these households are in the middle childrearing phase of their
lives, coping with growing families, mid-level careers and monthly mortgage
payments. They're happy to be bringing up their children in these middle-
ring suburbs known for quiet streets and short commutes to in-town jobs.
Demographic Traits
Age of Owners: 50—65
Average Income: $50,000 - $75,000
Age of Children 13-18

WB
Osprey
BuildersTarget Market
Booming with Confidence contain married couples in their peak earning
years and approaching retirement. Many of the households have dual
incomes and few children, allowing them to afford fashionable homes on
small, manicured yards in city and suburban neighborhoods. Having made a
conscious effort to distance themselves from the noise and chaos of the urban
core, they've retreated to the quiet and predominantly white homogeneity of
desirable neighborhoods only a short commute from their jobs.
Demographic Traits
Average Income: $100,000—$124,000
Presence of Children: Moved Out
Thriving Boomers
Thriving Boomers feature empty-nesting couples in their 50s and 60s who long
ago fled the cities for quiet towns and upper middle-class resort communities.
Most of the households contain childless couples who've lived at the same
address for over a decade and are now beginning to contemplate their
retirement. Others are more recent arrivals who've left large homes in bedroom
suburbs to downsize to more manageable houses and condos. While some of
their peers have migrated to active retirement communities, these folks are
content to live in their mixed-age neighborhoods, not to mention their mixed-
aged households: one-quarter has an aged parent or young adult living at home.
Demographic Traits
Average Income: $50,000 - $74,000
Age of Children Moved Out

WB
Osprey
BuildersTownhome Competition
Taylor Morrison - Townsend at Toco Hills
Townsend at Toco Hills is a smaller community
with 26 luxury townhomes. This community offers
four different floor plans to choose from which
include a gourmet kitchen, spacious master suites
and private decks. Townsend at Toco Hills is the
closest community to our site approximately 3
minutes or 0.7 miles from our site.
John Weiland Homes - The Mews at North Decatur
The Mews at North Decatur is roughly seven acres
consisting of 81 townhomes. The Mews if very close
to Emory University and Decatur Square. With easy
access to I-85 the Mews is in a perfect location. The
Mews offers gourmet kitchens, open floor plans
and an array of options to personalize every home.
The Mews at North Decatur is 2.1 miles,
approximately 5 minutes from our site.
Plans SF Price $/SF Stories Beds Baths Garage
Morgan II 2213 $ 454,900.00 $ 205.56 3 3 3.5 2
Avery II 2213 $ 454,900.00 $ 205.56 3 3 3.5 2
Arlington 2213 $ 454,900.00 $ 205.56 3 3 3.5 2
Bedford II 2213 $ 454,900.00 $ 205.56 3 3 3.5 2
Brunswick 12 2,500 $ 494,900.00 $ 197.96 3 4 3.5 2
Brunswick 8 2,500 $ 493,040.00 $ 197.22 3 3 3.5 2
Brunswick 9 2,500 $ 502,702.00 $ 201.08 3 3 3.5 2

WB
Osprey
BuildersTownhome Competition
CalAtlantic - Towns at Druid Hills
Roughly 8 acres in size, the Towns at Druid Hills is a Cal Atlantic community
with 65 luxury townhomes. Located on the outskirts of Atlanta in Druid Hills,
the Towns feature a gated community with a pool and amenity center. With
convenient access to I-85, this community is in a great spot for commuters who
want to get away from the craziness of Atlanta. The Towns is located 1.1 miles
northwest, approximately 5 minutes from our community.
Payton 2,677 $ 474,900.00 $ 177.40 3 3 3.5 2
Brookdale 2,715 $ 481,900.00 $ 177.50 3 3 3.5 2
Berkeley 2,817 $ 497,900.00 $ 176.75 3 4 3.5 2
Oakleigh 2,898 $ 499,900.00 $ 172.50 3 3 3.5 2
Bristol 2,870 $ 502,900.00 $ 175.23 3 3 3.5 2
Newport 2,960 $ 507,900.00 $ 171.59 3 3 3.5 2
Biltmore 3,011 $ 516,900.00 $ 171.67 2 4 3.5 2
Sheffield 3,053 $ 520,900.00 $ 170.62 2 4 3.5 2
Woodshire 3,072 $ 521,900.00 $ 169.89 3 3 3.5 2
Briarcliff 3,122 $ 524,900.00 $ 168.13 3 3 3.5 2

WB
Osprey
BuildersSingle Family Competition
John Weiland Homes—Atwater
The main living area is bright views from the cook’s kitchen
with island and into the sunny breakfast area and inviting
family room with a fireplace. Across from the first floor study
you’ll find the perfect place for a lounge area. On the top floor,
the rear facing owner’s suite provides plenty of space for rest
and relaxation with a spa bath.
The Providence Group—Highpointe at Vinings
Highpointe at Vinings is in a desirable location
offering quick access to Paces Ferry Road, I-285, I-75 and
downtown Atlanta, plus it is just a short drive to great
shopping and dining at Vinings Jubilee, Cumberland Mall
and Galleria Mall. Highpointe at Vinings is a gated
community featuring upscale single family homes.
The Randell 2,675 $ 722,715.00 $ 270.17 4 3 33
The Thatcher 2,725 $ 710,365.00 $ 260.68 5 4 33
The Randall 2,675 $ 700,240.00 $ 261.77 4 3 33
The Wallace 3,225 $ 719,990.00 $ 223.25 4 3.5 22
The Calder 2,675 $ 691,990.00 $ 258.69 4 3.5 22
The Peyton 2,904 $ 580,900.00 $ 200.03 3 4 3 2
The Cabot 3,367 $ 567,900.00 $ 168.67 2 4 3.5 2
The Ansley 3,489 $ 558,900.00 $ 160.19 2 4 3.5 2
The Montgomery 3,417 $ 549,900.00 $ 160.93 2 5 4 2
The Laurel 3,007 $ 507,900.00 $ 168.91 2 4 3.5 2
The Donovon 2,837 $ 506,900.00 $ 178.67 2 4 3.5 2

WB
Osprey
Builders
Opportunities
 Demand for single family homes far
surpasses the supply in Decatur
 Our prices beat our competitors
 We are offering products that do not
have much competition in Decatur,
if received well demand could be
exponential
Strengths
 Community features significant
walkability and green space
compared to competitors
 Knowledge and hardworking staff
 Comprehensive business plan
Threats
 The market conditions shift in an
unfavorable direction
 Construction cost rise and at
unexpected rate
 Skilled labor shortage
 Possible transportation delays
Weaknesses
 Some local realtors go unreached
 Subcontractors could mismanage
their labor
Competition and SWOT
Competition Price Comparison

WB
Osprey
BuildersMarket Analysis Summary
Amenities and Detractors
Some local amenities of North Druid Hills are the day and night time attractions for
all age groups and all walks of life. It is close to I-85 as well as other major
roadways and shopping centers. This region also has beautiful hills, an enjoyable
climate, and growing employment opportunities. One major detractor could be
transportation delays in Atlanta due to traffic.
Demand
In our analysis of the population in North Druid Hills, Osprey Builders finds that
the market is in need of affordable, quality
townhomes that appeal to young professionals,
small families, as well as couples who are
downsizing and are now empty-nesters. The single
family homes attract the suburban families as well
as aging couples.
Key Competitors and Current Projects in Region
On our trip to Atlanta, we got to take a first-hand look at the area. We were able to
visit other, upcoming development sites and found that Townsend at Toco Hills,
The Mews at North Decatur, and Towns at Druid Hills were are largest
competition for townhomes. Our immediate competition for single family homes
include Atwater by John Weiland Hoes and Highpointe by the Providence group.
Current Sales Quantity and Future Trends
With a new home inventory of 771 homes, the sales averaged at 107 homes a month
in DeKalb. With our comprehensive analysis of the market we have predicted that
as the population increases in the area the inventory of new homes per capita will
decrease. This trend will make our community very desirable in our coming sale
years.

WB
Osprey
BuildersProduct Design
Table of Contents
The Piedmont
The Peachtree
The Centennial
The Williamsburg
The Sweetwater
The Woodruff
The Hillcrest
The Glenlake

WB
Osprey
BuildersMulti Family
1 2
3
3
3
3
3
3
2 1
First Floor
Centennial (2 units per building)
Peachtree (2 units per building)
Piedmont (10 units per building)

WB
Osprey
BuildersMulti Family
Second Floor
Third Floor

WB
Osprey
BuildersThe Piedmont
Stacked Flats—One Story— 1,121 SF
2 Bedroom and 2 Bathroom
Target Audience
Young City Solos
Thriving Boomers
The Piedmont is our smallest and most affordable floor plan. At 1,121 square
feet, this 2 bedroom 2 bathroom suite allows for the best of a simple lifestyle.
With 10 stacked flats in each building, this product type brings a long stretch of
inventory. The open kitchen that looks into the family room and the porch
makes great use of a decent sized space. This stacked flat also features a walk-
in shower in the master bathroom as well as plenty of storage space.

WB
Osprey
BuildersThe Peachtree
Multifamily Townhomes—Two Story— 1,372 SF
2 Bedroom and 2.5 Bathroom
Target Audience
Young City Solos
Thriving Boomers
This 2 story interior townhome unit is the mid-sized multi family unit at
1,372 square feet. With 2 bedrooms and 2.5 bathrooms, this interior
townhome unit has a completely open first floor as well as a half bath
for guests. The master suite is very spacious and has two huge walk in
closets. This perfectly laid out townhome utilizes every inch of available
space.
Second FloorFirst Floor

WB
Osprey
BuildersThe Centennial
Multifamily Townhomes—Two Story— 1,458 SF
Target Audience
Young City Solos
Thriving Boomers
The Centennial is our most desirable townhome offered with 1,458 square
feet, 3 bedrooms and 2.5 bathrooms. This exterior townhome unit features
a very similar, yet larger plan than the Peachtree. With more space and an
extra bedroom, this unit is perfect for anyone looking to buy in the area,
but wants low maintenance yard care. The Centennial is our largest
townhome unit as it is spacious and the abundance of windows throughout
keeps it well lit.
Second FloorFirst Floor

WB
Osprey
BuildersThe Williamsburg
Single family—Two Story—2,554 SF
First Floor Second Floor

WB
Osprey
BuildersThe Williamsburg
Additional Attachments
This home is the best of an open concept home, while still having areas
that are more private. The home has 4 bedrooms and 3 bathrooms. The
open concept kitchen, living, and dining area is perfect for entertaining
and for family time. The owner’s retreat is just that, a retreat. With its
spacious bedroom, a well organized bathroom with a double sink vanity,
walk-in shower, tub, and water closet as well as a large walk-in closet, you
will not want to leave this gorgeous retreat. The extra bedrooms are
spacious and have bi-fold closets with lots of room for storage. The extra
bedrooms are also in close proximity to the extra bathrooms. The house
also features a study, a laundry room with a huge countertop, and a
garage.
3 Car Garage
Covered or Screened Porch
Dining Cabinets
Extended Covered Porch
Extended Screen Porch
French Doors at Study
Fireplace in Family
Bedroom 5
Retreat/Loft
Tray Ceiling in Owner’s Retreat
Target Audience
Suburban Style
Booming with Confidence

WB
Osprey
BuildersThe Sweetwater
Single family—One Story—2,636 SF

WB
Osprey
BuildersThe Sweetwater
Butlers Pantry Basement
This 3 bedroom and 3.5 bathroom home makes great use of all of its spacious
2,636 square feet. The open concept kitchen and living area with a breakfast
nook is great for entertaining and casual family time; the home also has a
dining room for larger gatherings and more formal events. The owner’s suite
features an expansive bedroom, his and her closets; and a spacious bathroom
with a tub, standup shower, and separate water closet. The extra bedrooms
have their own bathrooms and roomy closets. The home also features a
mudroom, a laundry room, a covered patio, and a beautiful porch.
Target Audience
Suburban Style

WB
Osprey
BuildersThe Woodruff
First Floor Second Floor Basement
(Option)

WB
Osprey
BuildersThe Woodruff
This spacious two story home has 4 bedrooms and 3 bathrooms. The
home features an open concept kitchen, dining, and family area that is
perfect for entertaining guests as well as for family time. The owner’s
retreat has an expansive bedroom, a spacious bathroom that features a
water closet, a walk-in shower, a tub, and a double sink vanity, and a
large walking closet with lots of storage space. The home has 3 spacious
extra bedrooms that are in close proximity to the extra bathrooms. The
home also has a retreat area that could be used in many different ways.
It could easily serve as a large office, TV room, play area, and other
endless options. The upper story also features an open area that look
down onto the family area, giving the house an airy open feel. The
home also has a study, garage, and a laundry room.
Basement
3 Car Garage
Covered Porch
Screen Porch
Fireplace in Family Room
Bedroom 5 with Bath
Media Room
Super-shower
Target Audience
Suburban Style

WB
Osprey
BuildersThe Hillcrest
First Floor Second Floor Basement
(Option)

WB
Osprey
BuildersThe Hillcrest
The Hillcrest is a beautiful design with 3,116 square feet. This plan is a 4
bedroom 3.5 bathroom and includes an optional bonus room which
comes with a bonus half bath. With an open kitchen that features a large
island overseeing the family room and dining room, this house is perfect
for getting together with family and friends. Your owners retreat is
downstairs and includes a spacious walk-in closet with plenty of
shelving for two people. When you get home you can enjoy the luxury of
relaxing in your large corner tub in the owner’s bath. This house also
features an upstairs retreat that looks over the railing to the family room,
a study and a 3 car tandem garage.
Covered Porch
Extended Owners Retreat
Screen Porch
Tray Ceiling at Study
Fireplace at Porch
Super Shower
Fireplace at Family Room
Bonus Room
Bonus Half Bath
Media Room
Basement
Target Audience
Suburban Style

WB
Osprey
BuildersThe Glenlake
First Floor Second Floor

WB
Osprey
BuildersThe Glenlake
Circular Staircase
3 Car Garage
Screened Porch
Extended Porch
The Glenlake is our largest floorplan with 3,320 SF. This gorgeously laid
out home features 5 bedrooms and 4 bathrooms. This home has an open
concept kitchen and living area, with a breakfast nook that looks out on
to the patio. This area is perfect for spending time with family and
guests, and entertaining can go from indoors to outdoors in a breeze.
Included beside the kitchen is a dining room. The downstairs guest
bedroom allows for an ideal location for guests but can also work as a
study. The owner’s suite has a spacious bedroom with a tray ceiling. The
owner’s bathroom features a water closet, two vanities, a walk-in shower
and a tub, as well as a huge walk-in closet with lots of space for storage.
The extra bedrooms are all very well sized. The home also features a
mudroom, garage, a covered porch and a laundry room.
Target Audience
Suburban Style

WB
Osprey
BuildersSite Design
Table of Contents
Site Plan Overview
Site Utilization
Phasing Plan
Development Standards
Site Management
Site Design Summary

WB
Osprey
BuildersSite Plan Overview
Walkers Bluff is located in the prized Atlanta suburb of Decatur and boasts direct access to Ma-
son Mill Dog Park as well as an elevated boardwalk that leads to the adjacent Mason Mill Recre-
ation Center with 2 playgrounds, picnic areas, a dog park, tennis center, recreation center and
nature trails. Walkers Bluff offers homebuyers convenient access to commuting arteries includ-
ing I-85 and I-285, as well as a Marta Bus Stop within walking distance. In addition to all of the
existing local amenities that this lovely Decatur neighborhood has to offer, Ospreys Builders
plans to revitalize the community aquatic center as well as provide a new community garden
for residents. Onsite improvements and amenities will compliment the newly built, elevated
walkway connecting Mason Mill Dog Park with the adjacent Mason Mill Recreation Center. By
maintaining the natural flow of this unique site and inviting residents to access a variety of
outdoor amenities, Osprey Builders hopes to provide homebuyers every opportunity to live
their life outdoors and on foot; Walkers Bluff is defined by Walkability.

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Osprey
BuildersSite Utilization
Walkers Bluff consists of 100 luxury flats, 40 townhomes and 57 single-family homes. This lay-
out promotes walkability and a strong sense of community in a large city where privacy and
individuality are uncommon in this price range. In order to provide a level of privacy and to
control development costs, the proposed site design utilizes the existing topography and natu-
ral flow of the land to create a unique living environment.
Osprey Builders takes great pride in offering quality products that are both attractive and feasi-
ble. The proposed infill development is comprised of 3 separate product types, aquatic center
renovations, a community garden and detention ponds spread across the site. Zoning regula-
tions allow for 12 dwellings per acre and Osprey Builders is proposing an average of 6 dwell-
ings per acre over the 32.5 acre site.

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Osprey
BuildersPhasing Plan
The phasing of Walkers Bluff is designed to provide residents quick and easy access to natural amenities
on and around the property.
Phase 1A builds out the area nearest to the aquatic center in order to minimize construction traffic
around the largest on-site amenity. Starting concurrently with single family homes in Phase 1A, Phase
1B will consist of Townhomes and Stacked Flats. The ability to offer multiple product types in a single
community attracts a variety of buyers and will help capture many segments of the local market.
Phase 1B begins in the south end of the tract and grows northward, towards N. Druid Hills Rd.
Building from south to north in this parcel allows the first residents convenient access to the
Community Gardens and Aquatic Center while restricting construction traffic to the north entrance.
This growth maximizes safety and minimizes disturbance of everyone living and working at Walkers
Bluff.
Phase 2 brings single family homes to the most secluded corner of the property where home buyers
enjoy complete privacy and security without sacrificing convenience to the Dog Park and Aquatic
Center. The design of Phase 2 is influenced by existing utility setbacks and varying terrain, but flows
wistfully down to the elevated boardwalk and observation tower just south of the property.
Following Phase 2, Phases 3, 4 and 5 will be developed from south to north, towards N. Druid Hills Rd.,
in the same fashion as the multifamily units in Phase 1B. The phased development of Walkers Bluff is
driven by site logistics, and maximizing resident experience and furthering the financial goals of the
company.

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Osprey
BuildersDevelopment Standards
The proposed lots in Walkers Bluff fully uphold local ordinances and regulations regarding
setbacks, utilities, transportation, storm water and density needs. Osprey Builders maintains
a longstanding relationship with the Dekalb County Department of Planning and
Sustainability which ensures sound adherence to all necessary zoning demands. Costs
associated with these improvements are accounted for in the land development estimate
portion of this proposal.
In the sample above, some of the dimensions the drive lot design exhibit how each lot was
carefully laid out to meet the demands of RM-75 and RM-100 zoning requirements. In
addition to meeting lot setbacks, ROW and density stipulations, Walkers Bluff is designed to
responsibly collect, transport, retain and discharge storm water. The design standards that
dictate storm water management are derived from Storm Water Management Models
(SWMM’s) conducted for this site. Some of the tactics in place to manage storm water include
retention ponds across the site, the utilization of storm swales to redirect runoff, and the
control of storm water discharge to the MS4.

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Osprey
BuildersSite Management
When Osprey Builders breaks ground on the property, Georgia will have
adopted its new National Pollutant Discharge System, which aligns with the
EPA’s 2015 MSGP.
Throughout development, runoff prevention and pollution control will remain a
top priority. The 10 steps below are highlights of the Osprey Builders SWPPP
that will aid in getting an NPDES for this site:
Vegetation, Infiltration, and
Existing Trees
The site plan and land development strategy maintains
existing and calls for new infiltration-based features such as
rain gardens and bioswales. These areas will be designated
as off limits to avoid compaction. Also, where possible, we
will preserve any mature trees that we can. Doing this will
reduce the amount of stabilization need and reduce the amount of runoff during construction.
Stockpiling the Soil
All soil stockpiled on site will be secured from runoff. Depending on size, the technique will
change from tarps up to silt fences.
Protection from Run-On and
Runoff
Materials that could leach pollutants will be covered daily
during construction.
Waste Disposal Areas
Our waste will have separate disposal sites for hazardous materials, construction waste and
domestic waste.
Perimeter Controls on Downhill Lot Line
Perimeter controls such as sediment filter logs or silt fences around the downhill boundaries

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Osprey
Inlet Controls
Sufficient inlet controls will be implemented and maintained.
Inlet controls include sediment control logs, gravel barriers, and
sand or rock bags.
Concrete and Stucco Washout Basin
A leak-proof basin lined with plastic for washing out used concrete and stucco containers
will be on site to ensure nothing washes into the nearby environment, creek, or storm
drains.
Stabilized Exit Pad
An exit pad made of crushed rock spread over
geotextile fabric will be installed to minimize sediment
track-out from construction. If sediment track-out
occurs, it will be removed by the end of the day.
NOI and SWPPP on Site
A copy of our up-to-date SWPPP will always be on-site and easily accessible, including site
maps showing where each BMP is or will be installed.
Site Stabilization
Exposed portions of the site whenever construction work will stop for 14 or more days,
even if work is only temporarily stopped, will be stabilized.
Burnt Fork Creek
Along with all of these practices, considering we are in such
close proximity to Burnt Fork Creek, we will either keep a
50 foot natural buffer to the creek or construct an equivalent
alternative to ensure the absolute safety of the US water.

WB
Osprey
BuildersSite Design Summary
To craft the optimal infill site plan for Walkers Bluff, Osprey Builders plans to implement the
aforementioned land development strategies to create a walkable, livable and sustainable
community. The expansive trails and boardwalks connecting local points of interest make the
community walkable and therefore appealing to a existing and developing markets. Private
and spacious lots create a very livable space which sets this community apart from all others
in the area. Finally, Walkers Bluff is both environmentally and financially sustainable as this
community builds on existing topography, utilities, infrastructure and natural grades to
forge a timeless aesthetic that can grow with residents and their families. These fundamental
design goals solidify Walkers Bluff as the premier, new-construction neighborhood in Dekalb
County, GA.

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Osprey
BuildersEstimate
Table of Contents
Estimate
Land Development Estimate
Dwelling Construction Estimates
Options

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Osprey
BuildersLand Development Estimate

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Osprey
BuildersPiedmont Estimate
Energy Inspections $ 373.00
3rd Party Inspection $ 150.00
Water/Sewage Tap $ 1,811.93
Building Permit $ 979.00
Plumbing Permit $ 900.00
Electrical Permit $ 800.00
Fire Protection Permit $ 500.00
Framing Labor $ 6,370.25
Framing Material $ 6,907.50
Roof Trusses $ 2,670.90
Siding Labor $ 1,820.00
Siding Material $ 1,656.20
Siding Shake Labor -
Rebar $ 311.00
Slab Material $ 2,730.00
Slab Labor $ 1,866.00
Drive Labor $ 1,125.00
Drive Materials $ 1,050.00
Plumbing Labor/Materials $ 7,638.66
Tile Surrounds $ -
Rough/Finish Electrical $ 3,352.50
Structured Wiring Package $ 239.00
Light Fixture Package $ 895.30
Heating/HVAC Labor $ 2,600.72
Roofing Materials $ 1,379.29
Roofing Labor $ 626.53
Stone Turnkey -
Brick Material -
Brick Labor -
Exterior Doors $ 315.00
Exterior Door Labor $ 120.00
Door Hardware $ 287.10
Interior Trim Material $ 1,033.31
Mirrors $ 87.50
Specialty Hardware $ 48.00
Shelving $ 67.50
Interior Trim Labor $ 645.82
Garage Door(s) $ 1,052.13
Windows $ 457.65
Window Flashing $ 42.00
Insulation $ 1,257.95
Drywall Material $ 2,176.45
Drywall Labor $ 3,264.68
Painting $ 3,089.10
Flooring $ 4,025.00
Granite Countertops $ 2,500.00
Cabinets $ 2,625.00
Dishwasher $ 300.00
Microwave $ 200.00
Range $ 500.00
Disposer $ 60.00
Dumpsters $ 1,000.00
Cleaning $ 201.78
Re-clean $ 150.00
Clean Exterior $ 500.00
Pressure Washing $ 100.00
Landscaping $ 375.00
Irrigation $ 240.00
Total $ 75,473.75
Square Footage (AC) 1121
Garage SF 350
Covered Patio SF 64
Square Footage Under Roof 1535
Slab SF 1244
Price/SF $ 67.33

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Osprey
BuildersPeachtree Estimate
Total $ 83,552.32
Garage SF 287
Covered Patio SF 111
Slab SF 858
Price/SF $ 60.90
Rebar $ 214.50
Tile Surrounds $ -
Stone Turnkey -
Brick Material -
Brick Labor -
Mirrors $ 98.30
Shelving $ 72.50
Windows $ 915.30
Painting $ 3,483.90
Flooring $ 3,987.00
Cabinets $ 3,750.00
Dishwasher $ 300.00
Microwave $ 200.00
Range $ 500.00
Disposer $ 60.00
Cleaning $ 246.96
Re-clean $ 150.00
Irrigation $ 240.00

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Osprey
Builders
Centennial Estimate
Total $ 89,060.04
Garage SF 249
Slab SF 946
Price/SF $ 61.08
Rebar $ 236.50
Tile Surrounds $ -
Stone Turnkey -
Brick Material -
Brick Labor -
Mirrors $ 101.26
Shelving $ 75.00
Windows $ 2,135.70
Painting $ 3,584.70
Flooring $ 4,270.00
Cabinets $ 3,750.00
Dishwasher $ 300.00
Microwave $ 200.00
Range $ 500.00
Disposer $ 60.00
Cleaning $ 262.44
Re-clean $ 150.00
Irrigation $ 240.00

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Osprey
BuildersWilliamsburg Estimate
Total $ 135,097.24
Garage SF 479
Covered Patio SF 0
Slab SF 2260
Price/SF $ 52.90
Siding Shake Labor $ -
Rebar $ 565.00
Tile Surrounds $ 385.95
Light Fixture Package $ 1,058.35
Roofing Labor $ 1,237.96
Stone Turnkey $ 1,440.00
Brick Material $ -
Brick Labor $ -
Mirrors $ 129.33
Shelving $ 140.00
Interior Trim Labor $ 1,019.47
Windows $ 3,661.20
Painting $ 6,369.30
Flooring $ 8,938.66
Cabinets $ 5,250.00
Dishwasher $ 300.00
Microwave $ 200.00
Range $ 500.00
Disposer $ 60.00
Cleaning $ 459.72
Re-clean $ 150.00
Landscaping $ 1,750.00
Irrigation $ 1,100.00

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Osprey
Builders
Sweetwater Estimate
Total $ 143,346.90
Garage SF 529
Slab SF 3382
Price/SF $ 54.38
Siding Shake Labor $ 380.55
Rebar $ 845.50
Stone Turnkey $ -
Brick Material $ 1,269.67
Brick Labor $ 3,092.78
Mirrors $ 133.96
Shelving $ 143.75
Windows $ 3,203.55
Painting $ 6,646.50
Flooring $ 10,224.23
Cabinets $ 4,375.00
Dishwasher $ 300.00
Microwave $ 200.00
Range $ 500.00
Disposer $ 60.00
Cleaning $ 474.48
Re-clean $ 150.00

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Osprey
Builders
Woodruff Estimate
Total $ 147,925.28
Garage SF 453
Covered Patio SF 0
Slab SF 1946
Price/SF $ 51.36
Rebar $ 486.50
Brick Material $ -
Brick Labor $ -
Mirrors $ 144.11
Shelving $ 167.50
Windows $ 4,576.50
Painting $ 6,999.30
Cabinets $ 5,750.00
Dishwasher $ 300.00
Microwave $ 200.00
Range $ 500.00
Disposer $ 60.00
Cleaning $ 518.40
Re-clean $ 150.00

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Osprey
Builders
Hillcrest Estimate
Total $ 167,704.74
Garage SF 616
Covered Patio SF 0
Slab SF 2757
Price/SF $ 53.82
Siding Shake Labor $ -
Rebar $ 689.25
Brick Material $ -
Brick Labor $ -
Mirrors $ 128.63
Shelving $ 162.50
Windows $ 4,271.40
Painting $ 7,837.20
Cabinets $ 6,375.00
Dishwasher $ 300.00
Microwave $ 200.00
Range $ 500.00
Disposer $ 60.00
Cleaning $ 560.88
Re-clean $ 150.00

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Osprey
Builders
Glenlake Estimate
Total $ 174,244.40
Garage SF 481
Slab SF 2402
Price/SF $ 52.48
Rebar $ 600.50
Brick Material $ -
Brick Labor $ -
Exterior Doors $ 1,430.00
Mirrors $ 200.30
Shelving $ 283.75
Windows $ 3,508.65
Painting $ 7,982.10
Cabinets $ 6,500.00
Dishwasher $ 300.00
Microwave $ 200.00
Range $ 500.00
Disposer $ 60.00
Cleaning $ 597.60
Re-clean $ 150.00

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Osprey
BuildersOption Costs
The Glenlake Additional Attachments Option Cost Option Price
Circular Staircase $25,000.00 $32,500.00
3 Car Garage $15,000.00 $19,500.00
Screened Porch $5,500.00 $7,150.00
Extended Porch $7,500.00 $9,750.00
The Hillcrest Additional Attachments Option Cost Option Price
Covered Porch $7,500.00 $9,750.00
Extended Covered Porch $10,000.00 $13,000.00
Extended Owners Retreat $6,000.00 $7,800.00
Screen Porch $8,000.00 $10,400.00
Extended Screen Porch $7,000.00 $9,100.00
French Doors at Study $1,000.00 $1,300.00
Tray Ceilings at Study $1,100.00 $1,430.00
Fireplace at Porch $3,500.00 $4,550.00
Bonus Room $8,000.00 $10,400.00
Bonus Half Bath $5,500.00 $7,150.00
Media Room $12,500.00 $16,250.00
Basement $28,000.00 $36,400.00
The Woodruff Additional Attachments Option Cost Option Price
Basement $16,750.00 $21,775.00
3 Car Garage $15,000.00 $19,500.00
Covered Porch $7,750.00 $10,075.00
Screen Porch $5,000.00 $6,500.00
Fireplace in Family Room $4,500.00 $5,850.00
Bedroom 5 with Bath $11,000.00 $14,300.00
Media Room $10,500.00 $13,650.00
Super-Shower $6,000.00 $7,800.00
The Sweetwater Additional Attachments Option Cost Option Price
Butlers Pantry $3,500.00 $4,550.00
Basement $28,000.00 $36,400.00
The Williamsburg Additional Attachments Option Cost Option Price
3 Car Garage $15,000.00 $19,500.00
Covered or Screened Porch $6,000.00 $7,800.00
Dining Cabinets $8,000.00 $10,400.00
Extended Covered Porch $10,000.00 $13,000.00
Extended Screen Porch $7,000.00 $9,100.00
French Doors at Study $1,000.00 $1,300.00
Fireplace in Family $4,500.00 $5,850.00
Bedroom 5 $12,500.00 $16,250.00
Retreat/Loft $9,600.00 $12,480.00
Tray Ceiling in Owner's Retreat $1,200.00 $1,560.00

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Osprey
BuildersSchedule
Table of Contents
Multi Family Home
Single Family Home
Master Phase Schedule

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Osprey
Builders
Multi Family Homes

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Osprey
Builders
Single Family Homes

WB
Osprey
Builders
Master Phase Schedule

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Osprey
Table of Contents
Site Management

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Osprey
Site Management
Our Project Managers and Superintendents will be responsible for site management during
construction. They will ensure that daily activities run smoothly and efficiently.
Neighboring Properties Access
With two entrances off of North Druid Hills Road there should not be any issue with access to
neighboring properties or our properties.
Resident Access
Appropriate and convenient access will be available to all residents that move in during our
early phases. With the way our road layouts are, the entrance to their community will be one
of the first things constructed in order for builders to gain access. No temporary entrances will
need to be built.
Mitigating Disturbances
Osprey Builders’ goal is to not disturb our neighbors or residents who have already moved in.
To do so, construction hours will be limited so there are no disturbance early in the morning or
late in the evening. Deliveries will be scheduled appropriately as well as to not disturb our
residents.
Project Management Staffing
Osprey Builders only employs the most knowledgeable and qualified people to be a part of the
team. Our corporate structure and experience is crucial to the success of Walkers Bluff, as it
ensures quality and exemplary craftsmanship. The structure listed below allows a diverse
team to work well as a singular unit by creating a smooth chain of command.
The budget for this project accounts for ample staffing during all phases of development and
construction. Due to the phasing of Walkers Ridge, Osprey Builders recognizes that staffing
numbers will vary over the course of development and construction processes. Our adaptive
approach accounts for seasonal variations, market swings and labor availability. Our primary,
on-site staffing standards consist of two fulltime superintendents, two assistant
superintendents and a full time construction manager. These staffing needs are separate from
those off the sales office, which will operate individually from the field. The cost of field labor
and administrative assistance in the office is covered by the 8% fixed overhead in the project
budget.
CEO CFO
Sales Director Construction Manager
Sales Associates Marketing Director Superintendent Assistant Superintendent

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Osprey
Temporary Facilities
There will be a temporary trailer for the sales office until the sales office is built in one of the
model homes. For each phase there will be a temporary construction trailer on site.
Material Delivery
Materials will be delivered through the back access of the community and stored in
undeveloped phases. Deliveries will be limited to daytime hours once residents move and
will take routes that avoid passing by homes that have already had residents move into. A
designated laydown yard will be made for each phase.
Security
We will have one security guard contracted out to patrol the site at night. Fencing along the
perimeter of the site will also help to control possible trespassing.

WB
Osprey
BuildersSales and Marketing
Table of Contents
Marketing
Housing Market Analysis
Lot Premiums and Options
Staffing
Marketing Target Audience
Marketing

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Osprey
BuildersMarketing
Osprey Builders two main avenues for advertising will be internet based and through local
realtors. With most homebuyers, especially younger ones using the internet at some point in
their home buying search we want to ensure that our development stands out to them.
Website
With most home buyers starting out by searching on the
internet for a new home at some point, it is critical that our
product is seen by potential buyers as earlier in their
search. Osprey Builders will have a website dedicated to
the community with available floorplans, lots, price range
and contact information. We want to make it easy for
buyers to find the information they want without finding
too much that our product is eliminated before they come
see it in person or talk to a sales agent.
SEO
We plan on outsourcing a marketing firm to design our website and create a search engine
optimized platform. Within the Atlanta metro area there are many builders offering similar
products from their buyers point of view. We want to make sure that ours is one of the first
they see.
Social Media
We plan to maintain pages on multiple social media platforms to
inform followers of our current process and any specials we may
have. Our social media pages will allow followers to watch the
process of our development while gauging their interest. It also
allows for a low pressure means of contact should any of them be
interested in one of our products.
Signage
Signs will be placed around the entrances to our development with basic information as to
what we are building and the price ranges. This allows local residents and employees to see
know what is currently being built as our development is tucked away from the major roads.

WB
Osprey
BuildersMarketing
Mailings
A small portion of our budget will be allocated to mailings. This is to target a clientele that
does not actively use the internet or are local residents who are looking for an upgrade.
Billboards
To capture the market of local employees we plan to
have a billboard near Emory for employees to see on
their way to work. We will advertise what products
we are offering along with a commute time form our
site to Emory, which is where they are most likely
going. The billboard will be in the direction away
from the campus to better reach commuters who are
dreading along commute home and want a better
option.
Local Relators
We expect the majority of our sales to come from local realtors. We plan on establishing a
relationship with the local relaters with catered breakfast meetings which can allow us to
inform them of new developments within our community. We will also offer a $1000 bonus
to the realtor with the most home sales in our community at the end of each phase. Local
relators will receive 3% for closings .
Model Homes
The Hillcrest and The Williamsburg will serve as the two
floorplans we build. These models will feature the upgrades of
a patio and finished basement. Because we use the floorplans
as our models we expect to sell more of these floorplans and
have priced them accordingly. For our townhomes we will
build the entire unit first and have each of the 3 floorplans
serve as our models while having the rest available for sale.
Model units will be sold off at the end once all other units have been sold.

WB
Osprey
BuildersHousing Market Analysis
Competition
Local competition is offering credits for upgrades and/or discounts in closing cost when
using their partnered lender. Some have offered a free washer dyer and fridge as a closing
discount. Other competitors offer no incentives.
As an incentive to close on a home, Osprey Builders will offer $4,000 in closing cost to home
purchases that enter escrow before construction begins. Homes that have already started
construction will have a $2,000 discount off of closing cost applied them. This discount will
help encourage buyers to close in the home in our earlier stages of construction so that new
homes are filled immediately upon completion
Estimate Market Capture
We calculated that of the 107 average new homes sold a month in the Decatur area that we
can capture 10% of the market, averaging 10 homes sold a month. Of these 10 Homes we
project 4 of those will be single family homes and 6 will be townhomes and flats. With this
projection we expect to sell all homes (20) of phase 1 in 6 months. Phase 2 is expected to take
3 months to sell and phase 3, 4, and 5 to take 2 months each to sell out. Totaling 15 months to
sell all of our single family units. Our Townhome phase with 140 units selling at 6 a month is
expected to sell out in 22 months.
Optimize Cash Flow
With an initial contribution
of 45,800,000 to purchase the land
we max out our contribution at
56,524,636 before sales revenue
start to out pace the cost of devel-
opment and construction. With
our projected pace we break even
in the third quarter of 2019 end-
ing with an expected net profit of
27,038,714 in the third quarter of
2020.

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Osprey
BuildersLot Premiums and Options
Lot Premiums
Our premium lots will be sold at a slightly
higher price to reflect their higher desirability.
The townhomes and flats backing up to the
creek which gives a much more pleasant
backyard view will have a premium of $5,000.
Single Family Homes at the end of the cold-a-
sacs and corner lots will also reflect a premium
pricing as these lots are larger. Homes that are
consider waterfront with a backyard bordering
one of the retention ponds will also be sold at a
premium. We plan to sell these single family
premium lots for $10,000 extra.
Option Sales
Osprey Builders projects that 25% of homes will get options that comprise a 30% sales increase.
The Woodruff
Basement
3 Car Garage
Covered Porch
Screen Porch
Fireplace in Family Room
Bedroom 5 with Bath
Media Room
Super-Shower
The Glenlake
Circular Staircase
3 Car Garage
Screened Porch
Extended Porch
The Williamsburg
3 Car Garage
Covered or Screened Porch
Dining Cabinets
Fireplace in Family
Bedroom 5
Retreat/Loft
Tray Ceiling in Owner's Retreat
The Sweetwater
Butlers Pantry
Basement
The Hillcrest
Covered Porch
Extended Owners Retreat
Screen Porch
Tray Ceilings at Study
Fireplace at Porch
Bonus Room
Bonus Half Bath
Media Room
Basement

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Osprey
BuildersStaffing
Marketing Director
Responsible for keeping up to date marketing strategies along with managing current
marketing content which includes social media and online strategies. The will have a Master in
Residential Marketing certification. They will be paid a salary of $65,000.
Sales Director
Manage on-site sales and sales team along with working with marketing director to reach local
realtors. All sales associates will report to the sales director who will oversee each new hone
sale. Also responsible for coordinating with the buyer and the project manager. They will be a
required to have a certificate of Master Certified New Home Sales Professional. They will be
paid a salary of $55,000.
Sales Associates
Two Sales Associates will be directly involvement with the buyers in helping them choose and
design their new home. They are responsible for following u with leads and guiding the
buyers through the process of closing. Sales associates will be responsible for helping the
buyers through the design portion as well. They will be paid on a commission of 1.5% with a
$30,000 draw available.

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Osprey
Builders
Staffing
Electronic Advertising Upfront Cost Monthly Annual Project Total % of Budget
Website $5,000.00 $100.00 $1,200.00 $9,680.00 2.67%
SEO $5,000.00 $75.00 $900.00 $8,510.00 2.34%
Mobile Application $4,000.00 $30.00 $360.00 $5,404.00 1.49%
Real Estate Listings $150.00 $1,800.00 $7,020.00 1.93%
Targeted Ads $1,000.00 $250.00 $3,000.00 $11,700.00 3.22%
Video $3,000.00 $3,000.00 0.83%
Social Media $200.00 $2,400.00 $9,360.00 2.58%
Subtotal $18,000.00 $805.00 $9,660.00 $54,674.00 15.06%
Print Advertising
Print media
Magazines $400.00 $4,800.00 $18,720.00 5.15%
Newspapers $200.00 $2,400.00 $9,360.00 2.58%
Brochures $500.00 $1,950.00 $7,605.00 2.09%
Mailers $350.00 $4,200.00 $16,380.00 4.51%
Site signage $4,000.00 $250.00 $3,000.00 $40,000.00 11.01%
Subtotal $1,700.00 $16,350.00 $92,065.00 25.35%
Promotions
Events
Ground Breaking Ceremony $10,000.00 $10,000.00 2.75%
Opening Ceremony $5,000.00 $5,000.00 1.38%
Local Realtor Outreach $500.00 $6,000.00 $23,400.00 6.44%
Realtor Open Houses $3,500.00 $200.00 $2,400.00 $12,860.00 3.54%
Prospective Resident Open
Houses
$3,000.00 $200.00 $2,400.00 $12,360.00 3.40%
Gifts $350.00 $4,200.00 $16,380.00 4.51%
Subtotal $21,500.00 $1,250.00 $15,000.00 $80,000.00 22.03%
Sales Office
Temporary Trailer $2,000.00 $500.00 $6,000.00 $8,000.00 2.20%
Furnishings for Trailer $2,000.00 $2,000.00 0.55%
Samples $1,000.00 $250.00 $3,000.00 $12,700.00 3.50%
Computers/Tech $4,000.00 $100.00 $1,200.00 $8,680.00 2.39%
Other $2,000.00 $250.00 $3,000.00 $13,700.00 3.77%
Subtotal $350.00 $3,000.00 $22,380.00 6.16%
Model Homes
Furnishing $100,000.00 $100,000.00 27.54%
Utilities $300.00 $3,600.00 $14,040.00 3.87%
Subtotal $300.00 $3,600.00 $114,040.00 31.40%
Total Project $363,159.00 100.00%
Total Yearly Average $47,610.00
Total Monthly Average $4,405.00

WB
Osprey
Builders
Young City Solos
These are first or second time homebuyers who are
still new to the home buying process. They are most
likely to do most of their research online but still
need a realtor to help guide them through the
process. Our townhomes and stacked flats are going
to be most appealing to them.
Suburban Style
These are the buyers looking at single family
homes. They may still have kids in the house, or in
college and are looking for a home that can still
meet the needs of a family. It is likely that they
have gone through the home buying process a few
times and are more interested in building their
new home to fit their needs and style.
These are the empty nesters looking for a downsize or change of pace now that the kids are out
of the house. They are veterans of the home
buying process and are looking for something to
better fit their needs now. Townhomes offer a
smaller, low maintenance option for them.
Smaller single family homes are also desirable
for this group as some wish to still have a yard for the grandkids to play in.
Thriving Boomers
These are the double income couples with no kids
looking to still live in proximity to an urban core
while maintaining their upscale lifestyle.
Townhomes and stacked flats are most appealing
them as they are live an active lifestyle.
Demographic Traits
Age of Owners: 25 - 40
Average Income: $50,000 - $74,000
Presence of Children: None
Demographic Traits
Average Income: $50,000 - $75,000
Age of Children 13-18
Demographic Traits
Average Income: $100,000—$124,000
Presence of Children: Moved Out
Demographic Traits
Average Income: $50,000 - $74,000
Age of Children Moved Out
Marketing Target Audience

WB
Osprey
BuildersMarketing
Product
Osprey Builders is offering urban living with the quietness of a suburban home. The
townhomes and stacked flats offer a smaller, low maintenance option, while our single
family homes provide the yard that family’s desire
Price
Our townhomes are priced below our competitions while still offering the same level of
luxury. Our single family homes are deeply more affordable than surrounding homes. We
were able to do this because our square footage is much less and targeting a different buyer
than the competition
Place
The close proximity to downtown Atlanta and the heart of Decatur allows residents to
maintain an active lifestyle while still being able to retreat to a quiet home. Our single Family
offers working parents the ability to shorten their commute while still being able to raise
their family in a traditional suburban style neighborhood.
Promotion
With closing specials and low interest mortgages on our end, buyers won’t bear as large of a
front load coast when purchasing a new home and can spread it out over the years

WB
Osprey
BuildersFinancial and Risk Analysis
Table of Contents
Risk Analysis
Quality and Safety
Financial Summary
Proforma Methodology
Cash Flow
Expenses and IRR
Range of Outcomes

WB
Osprey
BuildersRisk Analysis
Risk Avoidance
Our team understands the importance of time and money when it comes to a development of
this scale. The proposal set before you has been carefully and meticulously planned and
reworked. Every aspect of this development has been evaluated and selected for its betterment
of Walkers Bluff. We have a conservative approach when addressing the financial feasibility of
this project. Several factors such as higher than anticipated absorptions, greater percentages of
options selected, and an increase of population in the area all could produce higher than
expected returns. We are confident the plans we have chosen will result in great prosperity;
however, due to the nature of the construction industry there is an element of risk.
Reputation Risk
The duty of providing and building an individual’s dream home is a great responsibility that
can be of risk. To mitigate risk we will conduct a preconstruction meeting as well as maintain
close contact with homeowners as their homes are being constructed to ensure their requests
and expectations will be met. We understand the importance that comes along when a
homebuyer signs a contract with our company as they are entrusting us with the responsibility
of building their matchless home. We have developed a detailed quality control plan, which
plays an important role to make sure we are meeting our expected quality standards. Ensuring
our customers leave satisfied is one of our top priorities, so once construction is complete the
homebuyers will have a quality guarantee and a survey to submit so our staff can evaluate the
process from the buyers prospective. In the construction industry, word-of-mouth as well as
customer satisfaction can make or break a sale. To enhance our team’s reputation, we will be
paying our subcontractors on time, hire the highest-quality subcontractors, and promote a
strong safety culture. This will allow the homebuyers of Walkers Bluff with the best possible
home-buying experience.
Economic Risk
The economy, on both a local and national level, plays a very important role in the success of
this project. Through very careful research, we can project where the economy will be in the
coming years; however, our projections are not guaranteed. The economy is expected to
continue to increase, but we are prepared for uncertain situations that may arise. Osprey
Builders have accounted for potential changes in inflation, loan structure, construction costs,
absorption rates, project timeline, and other costs involved with the project that could occur in
the marketplace. We will continuously analyze the current sales to allow our company to make
necessary changes to correspond with market trends. In the instance of a decline in the
economy, Osprey Builders will decrease product pricing in order to remain competitive with
other builders in the area until prices drop below 65% of our projection. If this occurs, we will
put a hold on construction until the economy rises again and our margins are back on track.

WB
Osprey
BuildersRisk Analysis
Our Safety Directive
 Complete OSHA Compliance policy
 Weekly Safety Meeting for employees and subcontractors
 Daily site clean ups – A messy space
isn’t a safe one
 All SDS’s will be stored on site for
OSHA compliance access
 Proper PPE is to be worn at all times by
any workers and visitors who step on a
site
 First Aid kits located at every site
Safety Risk
Osprey Builders works diligently to promote a safety culture within our company and on our
jobsites and are proud to hold an EMR safety rating of .49, which has continued to decrease
over the past 10 years. Having a low EMR rating also allows us to be able to hold a higher
bonding capacity. We will require superintendents to hold weekly safety meetings with
subcontractors and to always keep an eye out for any potential safety hazards or violations.
Subcontractors found to be in violation of our company safety plan will be issued a written
warning for the first offense and removed from the jobsite after the second violation. We can
minimize financial risk by keeping injuries to a minimum, avoiding regulatory fines, and
practicing superior jobsite safety.
Exit Strategies
In the instance that Osprey Builders sales expectations are not being met, and Walkers Bluff
looks to be financially unaffordable, we will consider implementing the following measures to
decrease financial losses.
Stop all current and future construction if our sales drop below 35% of our estimated values.
( Construction will continue again once the economy has begun to increase. )
Any remaining, undeveloped land will be become for sale and placed on the market
Decrease product prices to allow for lower than planned absorption rates.
( In turn, the marketing budget would be increased and discounts will be offered to sell any
remaining and finished product. )
Plans will be adjusted to accommodate to the current market to meet homebuyer’s needs

WB
Osprey
BuildersQuality and Safety
Quality Control
Osprey Builders are dedicated to ensure that every home is constructed to the best standards.
While we maintain a warranty on all of our homes, our goal is that our buyers never have to
make a claim. Our construction process will be monitored strictly to ensure that our homes are
built to the highest standard. From foundation cracks to mold and mildew, Osprey Builders
takes every possible step to ensure that an issue free product is delivered to our customers. One
of the draws of Walkers Bluff is a low maintenance lifestyle and home repairs are never low
maintenance. We want our customers to be happy with their home.
Safety
At Osprey Builders we are committed to the safety of our employees. From Project Managers to
Laborers Osprey Builders wants to make sure that everyone makes it home safe at the end of
the day. To ensure a safe worksite all of our Superintendents will be up to date in OSHA
regulations and hold at minimum an OSHA 30, with the goal that they have an OSHA 500. All
subcontractors will be required to have a superintendent with at least an OSHA 10. Project
managers and superintendents will monitor safety daily when on site to ensure that everyone is
participating in safe workplace habits.
To ensure we deliver a quality product
Osprey Builders takes the following steps
A dedicated Project Management team
Detailed review of construction drawings and documents to ensure everything is built to spec
Quality and competent subcontractors
Multiple walkthrough as the home is being built
Performance reviews
Regular Inspections

WB
Osprey
BuildersFinancial Summary
After a full financial analysis of the Walkers Bluff project, Osprey builders has developed a
recommended investment plan. Osprey Builders plans to purchase the land and develop it
all through in house financing. The land will be developed into 197 units of single family at-
tached and detached and sold in our projected phases. With our conservative assumptions
of sales and durations, we were able to calculate realistic return that still meets our inves-
tors’ expectations while minimizing risk.
We have outlined a brief summary of the profitability of Walkers Bluff below. There it de-
tails our investment, profit and Internal Rate of Return all adjusted for inflation and taxes.
Max Equity Invested $56,524,636 Total Revenue $115,998,695
Net Profit $27,038,714 Total Hard Cost $76,181,273
Equity Multiplier 1.48 Total Soft Cost $12,778,708
IRR 18.69% Net Profit $27,038,714
Land Purchase
$45,800,000
On-Site Improvement
$3,156,960
Direct Construction
$20,154,045
Options Cost
$6,770,268
Indirect Construction
$50,000
Model Upgrade
$300,000
Fees & Permits
$837,700
Fixed Overhead
$9,454,150
Association Dues
$73,320
Marketing / Advertising
$1,181,769
Warranty Reserve
Expense
$1,181,769
COST BREAKDOWN

WB
Osprey
BuildersProforma Methodology
1. Revenue and construction cost were imputed on a monthly bases but reported in our
proforma yearly
2. Cash flow is based off our projected schedules
3. Gross Profit is our revenue less cost
4. All assumptions and costs are as follows:
a. Land purchase is $45,800,000
b. Land development cost is $3,156,960, which includes roadway, utilities and
common area improvements
c. Hard cost of construction
d. Model homes are built at the beginning of phase 1 and are sold as the last type
of their respected floorplan
e. Overhead cost of 8%
f. Marketing and advertising cost of 1%
g. Initial HOA contributions
h. Insurance and Warranty expenses of 1.4%
Cash Flow Assumptions
1. Land purchase and Development begin on February 2017
2. Construction Begins on Phase 1 in March 2018
3. First sale is in July 2018. Models sell off January 2021
4. Construction cost inflation of 3.4% annually
5. Inflation rate of 1.6% annually
6. Sales price increases 3.4% annually
7. Corporate sales tax of 35% Federal, 6% State

WB
Osprey
Builders
Walkers Bluff
Osprey Builders
Total Total Total Total Total Grand
2017 2018 2019 2020 2021 Total
CASH FLOW REPORT:
Unit Sales: 105 92 197
Cumulative 105 197 197 197 197
Construction Starts:
Model Units 5 5
Production Units 64 114 178
Spec Units 14 14
Cumulative 83 197 197 197 197
Completions:
Model Units 5 5
Production Units 16 132 30 178
Spec Units 14 14
Cumulative 35 167 197 197 197
Closings:
Model Units 5 5
Production Units 16 116 46 178
Spec Units 14 14
Cumulative 16 146 197 197 197
Standing Inventory 14 21
Sold Not Started 27
Sold Not Closed 89 51
==== ======= ======== ======= ======= =======
Price Increase Factor 1 1.034 1.069 1.106 1.143 1.143
Cost Escalating Factor 1 1.035 1.071 1.109 1.148 1.148
Receipts:
Sales Revenue 27,475,480 -27,093,973 56,369,318 33,519,411 90,270,236
Premiums Revenue 41,150 345,362 139,061 525,573
Options Revenue 2,120,327 17,795,374 7,165,370 27,081,071
Model Upgrade Recovery 300,000 300,000
Less:
Closing Costs 323,023 1,855,162 2,178,186
------ ------------ ------------- ------------ ------------ ------------
Net Receipts 29,313,934 -10,808,400 63,973,749 33,519,411 115,998,695
Cash Flow

WB
Osprey
BuildersExpenses and IRR
Walkers Bluff
Osprey Builders
Total Total Total Total Total Grand Percentage
2017 2018 2019 2020 2021 Total
Disbursements:
Land Purchase 45,800,000 45,800,000 51.48%
On-Site Improvement 1,878,391 1,278,569 3,156,960 3.55%
Direct Construction 5,633,041 12,751,153 1,769,851 20,154,045 22.66%
Options Cost 1,924,543 4,261,488 584,236 6,770,268 7.61%
Indirect Construction 50,000 50,000 0.06%
Model Upgrade 300,000 300,000 0.34%
Fees & Permits 429,481 408,219 837,700 0.94%
Fixed Overhead 738,339 6,196,692 2,519,120 9,454,150 10.63%
Association Dues 7,880 59,520 5,920 73,320 0.08%
Marketing / Advertising 709,061 472,708 1,181,769 1.33%
Warranty Reserve Expense 92,292 774,586 314,890 1,181,769 1.33%
------------- ------------ ------------- ------------ ------------ -----------------
Net Disbursements 47,678,391 11,070,913 24,149,780 4,879,127 88,959,981
Cash Flow Before Loans -47,678,391 18,243,021 -34,958,180 59,094,622 33,519,411 28,220,483
====== ====== ====== ======= ======= =========
Walkers Bluff
Osprey Builders
Total Total Total Total Total Grand
2017 2018 2019 2020 2021 Total
INVESTMENT FLOW REPORT:
Developer:
Begin Equity Balance 47,678,391 44,032,336
Equity Contribution 47,678,391 8,846,244 56,524,636
Return of Equity 12,492,300 44,032,336 56,524,636
End Equity Balance 47,678,391 44,032,336
Profit Distribution 16,228,876 10,809,838 27,038,714
Net Cash Flow -47,678,391 3,646,055 60,261,212 10,809,838 27,038,714
Net Cash Balance -47,678,391 -44,032,336 16,228,876 27,038,714 27,038,714 27,038,714
Net Present Value 27,038,714 27,038,714
Equity Multiple 1.48 1.48
Internal Rate of Return 18.69% 18.69%

WB
Osprey
BuildersRange of Outcomes
Scenario 1 - Sell Slower
If conditions are not as favorable as projected our projected sales decrease from 10 units a
month to 8, it would trigger our Revenue to decrease as we would drop our prices slightly to
offset the duration setback and our total Cost to increase that comes with being out there long-
er than projected. We still feel we can make a substantial return on the investment, however
the duration would be about 3 quarters longer than planned and lower our IRR to approxi-
mately 15%
Scenario 2 - Sell Faster
If the conditions are favorable and sales pace goes higher than expected selling an average of
12 units a month this would drop our cost down and we would sell off all of our units about 3
quarters earlier than our projection. If market conditions are in this favorable condition we can
increase our sales price if needed but assume that the majority of buyers will opt of more up-
grades to their units, where our return is greater. This would put our IRR at about 21%

WB
Osprey
BuildersSustainability
Table of Contents
Sustainability
Basement
Homeowners Education
Summary

WB
Osprey
This development is a great opportunity to build a timeless product in a unique infill location in .
With an exceptionally knowledgeable team we were able to carefully design and create homes
achieving nearly 100 points over the gold level standard outlined by the NAHB green home
building guidelines. Osprey Builders will showcase the exceptional green building practices in
Walkers Bluff with the initiatives and practices outlined below. To ensure the sustainability of all
projects, Osprey Builders employs a full time NAHB Certified Green Professional on our team.
Mission Statement
Osprey Builders takes great pride in our
sustainability practices as we understand the
need to maintain and further a healthy
environment. Our goal is to minimize impact
on the earth at all phases of construction while
constructing high quality homes. To
accomplish this goal we use the most modern
building materials, practices and technologies
available.
Resource Efficiency
The average single-family home creates around 7,000 to 12,000 pounds of refuse during
construction, we will combat this waste by implementing our proven waste management plan.
This plan reduces the amount of landfill material hauled off the site saving money and caring for
our surroundings. While deconstructing the current apartment buildings we will save and reuse
or sell back any material possible. This includes: Rebar, concrete, bricks and other demolished
material. Our “reuse and recycle” approach allows the renewal of this community to be more
environmentally conscious and friendly. In addition, we routinely procure all materials that we
can from local sources, to reduce transportation distances and mitigate greenhouse gas
emissions. All materials are procured with the environment in mind; only using durable, long-
lifecycle materials and sustainable products.
Landscaping and Irrigation
To achieve sustainable landscaping in our community we plan to embed plants and trees that are
native to central Georgia. Hydrozoning is a sustainable practice that groups plants with similar
water requirement together, maximize irrigation efficiency and save water. Bio-swales and rain
gardens are scattered across the site plan to reduce the amount of pollution in the runoff water
and align our site with municipal Storm Water Management Program (SWMP)
We will use Hunter’s automatic irrigation smart controllers with rain sensors to help lower and
monitor all irrigation water usage. Community sprinklers will have a maximum flow rate of 1.2
inches per hour for turf/landscaping, along with drip irrigation where applicable. These
practices work well with the existing soil conditions and ensure maximum irrigation efficiency.

WB
Osprey
Builders
Sustainability
Energy Efficiency
With an average annual energy cost of $1,608 in the United States, energy efficiency is essential
and can save a homeowner upwards of 20% per year, or more. In order to craft energy efficient
homes, Osprey Builders constructs all homes to meet the standards of the NAHB –recognized ICC-700.
Some of the strategies in this code are detailed below.
Roofing
A “cool” roofing system, which consists of reflective shingles, is used to help lower energy cost
and comply with ENERGYSTAR standards.
Attic
Cathedralizing attics by using spray polyurethane and creating a tightly sealed and conditioned
attic space reduced energy lost to the environment. A radiant barrier with .05 or less emittance
as recommended by the NGBS and is standard in our building practices.
Insulation and Sealing
Sprayed polyurethane is used to insulate the walls and create a tight thermal and moisture bar-
rier throughout the home. The entirety of the envelope will be caulk sealed to limit infiltration.
A strong moisture barrier prevents water intrusion and mold growth.
Fenestration and Design
Windows are high-performance, double-pane construction with a Low-E coating. Windows and
doors have a U-Value of .30 and a SHGC of .25, per the ICC-700 and NFRC standards.
Wherever possible, lot layouts allow for homes to be orientated N/S to avoid as many possible
windows being place on the E/W orientation. Shade trees block unwanted heat transmission
into the house and provide shading in the summer. Osprey Builders design and building prac-
tices achieve an air leakage rate of less than .3 cfm per square foot.
Enhancing Fenestration Specifications
Climate Zones
U-Factor Windows
& Exterior Doors
SGGC Windows
and Exterior Doors
U-Factor Skylights
& TDDs
SHGC Skylights &
TDDs
1 0.40 0.25 0.25 0.28

WB
Osprey
Framing
Advanced framing techniques will be employed to reduce the amount of building material re-
quired. Locally sourced materials also contribute to the sustainability of framing construction.
Garage
Garages are a large source air pollution so it is extremely important to have up-to-date build-
ing practices for maintaining acceptable indoor air quality.
All doors in the garage adjacent to a conditioned space will be tightly sealed and gasketed cre-
ating a continuous air barrier separating the garage space from the conditioned space. In the
garage will be a wall exhaust fan vented to the outside.
Coatings and Adhesives
All coatings and adhesives have a low VOC to keep in adherence of the green building practic-
es set forth by the ICC-700. These practices ensure optimal health and comfort of residents.
Moisture Control
HVAC System
The Slab will have a 6-mil vapor retarder
Tiled surfaces in wet areas will have non-paper water resistant backerboards.
Materials will be protected by tarps and or raised platforms where necessary.
Our homes will come standard with Carrier high efficiency gas furnace.
With its 98.5 annual fuel utilization it qualifies for an Energy Star rating.
The sizing of the HVAC system will be calculated using the ACCA Manual J,
while the sizing of the duct system will be calculated with the Manual D.
All ductwork will be fully sealed to prevent leaking of air, and then insulated
with an R-3 insulation. All ductwork will also be within conditioned space.
When installation is finished a third party inspection will be used to
verify and check proper installation.
Cooling efficiency will be no less than 15 SEER with a customer option to go higher.
All bedrooms will come standard with High efficiency, ENERGY STAR rated ceiling fans.

WB
Osprey
Ease of use
Homes in Walkers Bluff are equipped with an EcoBee HomeKit. This device is programmable
and has AI that knows when people are home, and acts differently to each home’s specifica-
tions and the outside weather to help save energy and reduce the impact on the environment.
This technology utilizes a thermostat that is accessible via smart phone and can be operated
anywhere.
Lighting
At least 75% of all hard-wired lighting will qualify as high efficiency.
Wherever a recessed can is used it will be caulked and tightly sealed to limit any air leakage
between conditioned and unconditioned spaces.
Water Efficiency
Water efficiency is achieved by using high-efficiency fixtures and limiting flowrate. Tactics
implemented to improve water efficiency are outlined below.
Plumbing
The home will have a water filter installed to protect the whole building from sediment.
All plumbing fixtures will be water saving, being ENERGYSTAR or equivalent. This
include the dishwasher and washing machine
Showers will have no more combined flow rate of 1.6-2.5 gpm per valve, with a max of
two valves per shower compartment.
Faucets will have max flow rate of 1.5 gpm
Toilets will have an effective flush volume of 1.28 gallons or less
Our standard home will come with a tank-less gas water heater, with pipes insulated
with an R-Value or R-3.

WB
Osprey
BuildersBasement
Radon Resistance
DeKalb County is situated in a Radon Zone 1 according to the EPA’s official website. The
EPA suggests the following passive Radon-Resistant Construction Basics and Techniques to
provide a safe home Gravel: Use a 4-inch layer of clean, coarse gravel below the foundation.
Plastic Sheeting or Vapor Retarder
Place heavy duty plastic sheeting (6 mil. polyethylene) or a vapor
retarder on top of the gravel to prevent the soil gases from enter-
ing the house.
A Vent Pipe
Run a 3-inch to 4-inch solid PVC Schedule 40 pipe vertically
from the gravel layer through the house’s conditioned space and roof to safely vent radon
and other soil gases outside above the house.
Sealing and Caulking
Seal all openings, cracks, and crevices in the concrete founda-
tion floor (including the slab perimeter crack) and walls with
polyurethane caulk to prevent radon and other soil gases from
entering the home.
Junction Box
Install an electrical junction box in the attic in case an active system is needed. Osprey Build-
ers take a proactive approach to radon resistance by installing a passive radon mitigation
system also is environmentally friendly as it cuts the energy needed by an active system,
such as an exhaust fan.

WB
Osprey
BuildersHomeowners Education
A copy of the home manual will be provided
to all customers as proper maintenance will
lower the amount of utilities used and help
extend the life expectancy of the home.
Homeowners Manual
Narrative detailing the importance of maintenance and operation to keep a green-built
home green
Local green building program certificate
Warranty, operation, and maintenance instructions for equipment and appliances
Household recycling opportunities
Information on how to enroll in a program so that the home receives energy from a re-
newable energy provider
Explanation of the benefits of using compact fluorescent light bulbs in high-usage areas
A list of habits or actions to optimize water and energy use
Local public transportation options (if applicable)
Clearly labeled diagram showing safety valves and controls for major house systems.
A list of local service providers that focus on regularly 2 scheduled maintenance and
proper operation of equipment and the structure
List of Green Home Building Guidelines items included in the home
User-friendly maintenance checklist
Instructions for proper handling and disposal of hazardous materials
Information on organic pest control, fertilizers, de-icers, and cleaning products
Information about native or low-water landscape

WB
Osprey
BuildersSustainability Summary
Sustainability Promise
Osprey Builders strictly adheres to all aforementioned green building standards. By way
of comprehensive planning we are able to make the entire building process more
sustainable over the entire lifecycle of the home. With our considerations of the EPA,
NAHB NGBS and ICC-700; homes in Walkers Bluff are substantially more attractive
than any other product available in the area.
Marketing Sustainability
To educate the customers of the sustainability practices that we implement in Walkers
Bluff, model homes are equipped with all of the standards listed in this section.
Brochures are available to potential homebuyers explaining all of the steps taken to
achieve a sustainable community, as this affects buyers, their families and community
as a whole.

WB
Osprey
Builders
Thank you for taking the time to review our proposal
and providing valuable feedback. We understand the
hard work that goes into the evaluation process and
will take your input to heart in future endeavors, both
academically and professionally.
-University of North Florida NAHB RCMC Team 2017
WB
Walkers Bluff

2017 RCMC - FINAL - UNF

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