archeao1

THE HAMILTON
SPRINGS COMMUNITY
4-Year Residential Construction Management Competition
Pennsylvania College of Technology
1
2015 Four-Year Program
Residential Construction Management Competition

Executive Summary: Assumptions
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1. We are assuming that the site has already been re-zoned to accommodate all of
our building types.
2. We are assuming with the excavation permit process that there will be less than
30% of ground disruption because of sinkholes.
3. We are assuming that Hamilton Station will purchase all of Hamilton Springs
apartments.
4. We are assuming a NEPA eval was already done.
5. We are assuming that the original autocad file provided to us with the green
boundary line is our responsibility to develop within the boundary. To find how
much of the master plan is within the green boundary we drew the ¼ mile radi
us as shown on page 4 of the master plan and we developed a plan for that area.
6. We are assuming all waterlines that exist on-site are sufficient enough to handle
the new development.
7. We are assuming that the train station will start and complete on schedule.
8. Apartment design’s are subject to fit per unit depending on the size of the lot.

Michael J. Leventhal
Michelle Hejia Ni
Kyle Csorba
Lauren Barrett
Ryan Fry
Matthew Jurado
B.S.ResidentialConstruction
Technology & Management
King of Prussia, Pa
B.S. Building Science
& Sustainable Design:
Architectural Technology
Concentratation
Berwick, Pa
B.S.ResidentialConstruction
Hamilton, Nj
B.S. Civil Engineering
Technology
Mill Hall, Pa
B.S. Residential Construction
Nazareth, Pa
B.S. Accounting
San Antonio, Tx
ExecutiveSummary:ProjectDevelopmentTeam
4 5
Executive Summary: Project Development Team

Executive Summary: Management Structure
Executive Summary: Management Structure
Archaeo Construction will have a lead Senior Project
Manager for the project with a support staff of three Project
Managers. One P.M. will be responsible for the commercial
and mixed use building and another P.M will be responsible
for the residential structures. An additional P.M will be
responsible for all of the site work. Each P.M will be aided by
at least one superintendent, who will be responsible for a
maximum of 15 townhouses. A commercial superintendent
will be responsible for no more than 15 commercial or mixed
use units at a time. A site work P.M. will be responsible for no
more than 5 acres at a time. Additional superintendents will
be brought on at the senior P.M.’s discretion, depending on
the number of units under construction.
Senior Project Manager
The Senior Project Manager is responsible for overseeing
the entire jobsite. As Senior Project Manager, he will divide his time
between all jobsites and the corporate office. He will be the final
authority in the decision making process. The Project Managers will
report directly to the Senior Project Manager. The senior project
manager will also temporarily act as the liason and board member of
the property owners association.
Project Manager
The Project Managers will be assigned divisions. These
divisions consist of mixed-use and residential. There will be a lead
project manager for each division. The Project Managers will report
to the Senior Project Manager. Project Managers will be staffed
onsite daily. Project Managers will report daily to their office, which
will be located in the job trailer. Project managers will be responsible
for schedules, keeping track of costs as compared to the budgets,
and managing the Superintendent and the Project Engineer.
Superintendent
Superintendentsare responsible for overseeing all the
fieldwork on site. Superintendents will be in the field daily. They
will be responsible for ensuring quality, ensuring accuracy to the
drawings, and answering any questions subcontactors may have.
Superintendents will ensure the job is staying on schedule. The
Superintendent will be responsible for submitting a daily log of
the work performed to the Project Manager. The Superintendent
will be responsible for ensuring daily work logs are filled out by the
subcontractors.
Project Engineer
Project Engineerswill be responsible for the paperwork
associated with the jobsite, as well as the quality control reports.
They will also be responsible for the quality of certain phases in
the construction process. Project Engineers will be responsible for
phases, such as drywall, to help ensure the standard of quality is
being met. They will also be responsible for writing quality control
reports for the materials brought on site.
Archaeo Construction promotes a lifestyle of
efficiency, sustainability, and luxury. Archaeo
Construction strives to create the most efficient
designs, while offering unparalleled quality to
the customer. Archaeo Construction focuses on
building an innovative product at an affordable cost
to the client.
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Executive Summary: Quality Control
Executive Summary: Safety Management
Software & Technology
All Archaeo Construction employees will be given tablet devices. This
tablet device will serve multiple purposes, but it will play a great role
in the quality control process. Each tablet will have Bluebeam installed.
This software will allow the drawings and specifications to be viewed
in the field. With this software, the employees of Archaeo Construction
will be able to make markings on the drawings, to show where a
quality control issue exists. All subcontractors will be connected
to Bluebeam Studio and will be able to see these updates to the
drawings instantly.
Warranty
Archaeo Construction will offer a warranty with every unit sold. There
will be a 10 year warranty against structural defects. All mechanical
systems will have a 2 year warranty and will be the responsibility
of the subcontractor. Should the subcontractor be unavailable to
perform the warranty work, Archaeo Construction will have the
work performed. A 1 year warranty will cover the entire unit against
all material and workmanship defects. All manufacturer’s warranty
information will be turned over to the new owner upon purchase. All
warranties exclude natural disasters and sinkholes.
The Safety Planning Phase
The safety planning phase will start with planning for safety
internally within our company. All building designs will be
assessed to determine where safety equipment and materials will
be required. Archaeo Construction will appoint subcontractors,
who will be responsible for maintaining the safety equipment.
The Onsite Inspection Safety Phase
Archaeo Construction’s employees are focused on safety. If an
Archaeo Construction employee witnesses a safety violation,
the employee is responsible for alerting the workers in the
area of the hazard. Then, the employee is required to contact
the Superintendent at once to have the safety issue addressed
immediately.
The Safety Report Phase
The Superintendent will be responsible for filling out a report
two times per day, ensuring all safety devices are OSHA
compliant. Also, the subcontractor’s daily report will have a
section for reporting near misses and any injuries on the jobsite.
Subcontractors are required to report any near miss or injuries
to the Superintendent immediately. Superintendents will be
responsible for filing out safety violations for subcontractors and
the subcontractor’s employees who are observed committing
a safety violation. If more than 3 reports are on account for
a subcontractor in 1 year, the subcontractor will no longer
be allowed to work on the jobsite. If this occurs, another
subcontractor will be brought in to finish the work. The expenses
for the change will be billed to the violating subcontractor.
Archaeo Construction’s first priority is jobsite safety.
Our safety plan will be comprised of three parts, the
planning phase, the onsite inspection phase, and the
reports phase. In addition to this, the Superintendents
of Archaeo Construction are OSHA 30 certified. Each
subcontractor must have a minimum of an OSHA
30 certified foreman on the jobsite, if employees are
working.
Archaeo Construction strives to build a superior quality
product. Our quality control procedure is implemented,
beginning with the design. All of the products and building
methods chosen are to ensure a high quality end result.
Archaeo Construction will also choose subcontractors
based on their proven track record. Quality control reports
will be submitted weekly by the Project Engineers and
Superintendents. Various software will be used to ensure
quality.
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Table of Content
Table of Content
Executive Summary
Assumptions
Project Development Team
Management Structure
Quality Control
Safety Management
Market Analysis Pg.13
History of Lebanon, TN
Demogrphics
Area Attraction’s
SWOT Analysis
Competition
Site Development Pg.23
Site Description
Mixed-Use Lots
Residential Lots
Proposed Commercial
Landscaping
Earthwork
Stormwater Management
Utilities
Site Costs
Summary
Product Details Pg.39
Permitting
Overview
Design Description’s
Green Building & ADA Initiatives
POA Description
Construction Schedule’s Pg.77
Phasing Breakdown
Phase 1 Schedule
Phase 2 Schedule
Phase 3 Schedule
Phase 4 Schedule
Marketing & Sale’s Pg.85
Marketing Strategy
Sale’s Strategy
Financial Analysis Pg.91
Overview
Loan Flow Analysis
Cash Flow Analysis
Proffit & Loss Statement
Budget Analysis
Risk Analysis
Work Cited Pg.92

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Market Analysis
History of Lebannon, TN Pg.14
Demographics Pg.15
Area Attractions Pg.19
SWOT Analysis Pg.20
Competition Pg.21

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Market Analysis: History of Lebanon, TN
Market Analysis: Demographics
Tennessee’s history is deeply steeped in the culture and
traditions of Native American tribes such as the Cherokee and
the Yuchi. Even its name, Tennessee, hails from the Cherokee
word“Tanasi”, which means river. Tennessee was also one
of the most pivotal states in regard to the Civil War. Eastern
Tennesseans were Unionists, while Western Tennesseans
tended to be Confederates. Tennessee was home to such
battles as the Battle of Shiloh, the Battle of Lexington, and the
Battle for Fort Sanders just to name a few.
Tennessee’s geographical make-up varies greatly, from the
Mississippi River near Memphis to the Appalachian Mountains
that define most of the Eastern portion of the state. The lowest
point of Tennessee, the banks of the Mississippi River, is 178
feet above sea level, while the highest point, Clingmans Dome,
is 6643 feet above sea level.
On November 23rd, 1819 the city of Lebanon was
incorporated under the state of Tennessee. The name‘Lebanon’
is a biblical reference to the land of Cedars from the Book of
Isiah 2:13. Lebanon is located on the Cumberland Plateau and
sits only 528 feet above sea level. Lebanon’s current estimated
population is 28,408.
In 1954, the city of Lebanon instituted the use of zoning laws
for the first time. Lebanon began with 40 acres in 1801 and
grew to a town that encompassed 475 acres and 320 industrial
acres by 1972. According to the U.S. Census, the population of
Lebanon was 28,408 in 2013. One of the largest employers in
Lebanon is the Cracker Barrel restaurant chain. The restaurant
was founded in Lebanon in 1969. The home office of Cracker
Barrel is still located in Lebanon today.
Due to the uniqueness of this project in regards to it being a Form-Based
Code Transit Oriented Development, our market analysis was compiled from
in and around the Nashville area, in addition to Wilson County and the city of
Lebanon. We concluded that there was not one demographic large enough to
solely target, therefore we believe that targeting multiple demographics will
be necessary to make this project viable. We also feel this will help maximize
profits, while at the same time meet our un-wavering product quality
standards.
Approximately 10% of all homes in the Lebanon area are vacant. Of this
10%, only 18% of the properties are actually for sale. This is why we feel that
Lebanon is ready for an expansion that will bring hundreds of new units and
businesses to their community. Because this project is centered on the use of
the train to commute to Nashville, we will be targeting primarily those who
currently have a commute into Nashville to result in the quickest sales possible.
In order to establish a targetable income range for our units, we utilized
a financial calculation, known as, PITI. This is to establish whether or not a
potential buyer will qualify for a prime mortgage with 20% down. We strive for
our potential buyers to attain an optimal PITI for the sustainability aspect of
the development.
The state of Tennessee was initially known as the
Watauga Association, otherwise acknowledged
as the Republic of Watauga. On June 1st, 1796
Tennessee was admitted into the union. Aside from
the original thirteen states, Tennessee was the third
state to receive statehood.
Lebanon Area
Demographics:

• Population: 28,408
• Median Age: 36.3
• Median Income: $41,473
• Average Commute: 22.2 miles
• Area: 38.63 sq. miles
•AverageHomePrice(37087):$189,900
• Density per sq. mile: 735
• Average Price/Sqft: $89
• Housing Units: 11,030
• Persons per Household: 2.5
• Home Ownership Rate: 59.4%
• % of Renters: 40%
Nashville Area
Demographics:

• Population: 609,644
• Median Age: 36.3
• Median Income: $46,141
• Average Commute: 23.5 miles
• Area: 526 sq. miles
•AverageHomePrice(37087):$161,300
• Density per sq. mile: 1159
• Average Price/Sqft: $154
• Housing Units: 227,403
• Persons per Household: 2.7
• Home Ownership Rate: 65.8%
• % of Renters: 34.2%

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Nashville:According to the Nashville Area Chamber of Commerce, Nashville
employs just over 745,000 individuals. This is a considerate amount over Nashville’s
current estimated population of 612,000. Nashville’s largest industry is Healthcare. 21
Healthcare companies are headquarter out of Nashville in addition to the more than
350 that operate out of Nashville. A considerable number of employers rely on those
who commute to work. The average commute time of a Nashville employee is 25.8
minutes. The average mean hourly wage of a Nashville employee is $20.10 and the
average income is $41,810. In recent years, Nashville’s economy has bounced back
from being hit hard by the recession. In 2011, Nashville and its metropolitan area had
the highest amount of job growth among other large metropoliton areas within the
United States. Nashville’s recent job growth can be best attributed to Nashville and
Tennessee’s business friendly atmosphere. Companies, small and large, have begun
to migrate to Nashville because of this. Increased job growth amongst sectors such as
technology and education have begun to attract people in their 20’s and 30’s to the
Nashville metropolitan area.
Work Place Analysis:
Overview:We anticipate our largest group of clientele to be millenials. Millenials
encompass those who were born between 1980 and 1995. In recent years, Nashville
has become a hotspot for millenials. Recently, a housing research group, RealtyTrac,
rated Nashville among the top 10 cities for growth for those in their 20’s and early
30’s. Home ownership among this age group is below 40%, making them the largest
portion of the sector without a home. We also intend to market heavily towards
baby boomers. Baby boomers represent the highest amount of purchasing power
among all generations. According to elend.com, 63% of all homes purchased by
baby boomers were paid in cash. This shows this generation’s eagerness to invest in
the housing market.
Lebanon and Wilson County:
Both Lebanon and Wilson County boast
relatively low unemployment rates of
6.1% and 5% respectively. Lebanon’s
nearly 40.4% population increase since
2000 in addition to numerous business
friendly incentives have created
thousands of new jobs in fields such
as retail and management. Lebanon’s
largest employer, Cracker Barrel,
employs 820 employees. South-Tec, an
auto parts manufacturer, plans to spend
$23.6 million expanding their current
facility to accommodate 210 new jobs.
Our proposed development intends to
incorporate residential and commercial
spaces, creating the potential for
numerous additional jobs Lebanon’s
income distribution is evidence of the
markets diversification. The mixture
of retail and management positions
found in and around Lebanon create a
competitive job market for those of all
education levels.

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Market Analysis: Area Attraction’s
Lebanon City Town Square:
Lebanon’s town square is surrounded
by dozens of antique shops and small
restaurants. It acts as the cultural cen-
ter for Lebanon and its surrounding
area.
Premium Outlets Mall: Premium
Outlets Mall is less than three miles from
Lebanon’s Town Center. The Outlets Mall draw
nearly 2 million people a year to Lebanon with
its over 30 different stores. These stores range
from high-end luxury brands such as Coach
and Polo to more affordable retailers such as
American Eagle and Reebok.
Cedars of Lebanon State Park: 10 miles from downtown Leba-
non is Cedars of Lebanon state Park. The park sits on just over 900 acres
of land, including 117 campsites, 11 picnic shelters, and 8 miles hiking
trails make this the perfect location for outdoor enthusiasts.
Single Family Home Target Demographics: The single-family homes will have
a traditional family style layout to be most accommodating to families. We intend to
target the homes towards individuals and families with an income between $80,000 and
$110,000 a year.
Townhome Target Demographic: The Townhomes are the intermediate units
between the condominiums and the single family homes. We intend to target young,
married, couples, young families, and older empty nesters with an income range of
$55,000 to $80,000.
Condominium Target Demographic:Our condominiums offer the perfect mix of
refined taste and low maintenance. These units are ideal for busy professionals, young
couples, empty nesters, and retirees. The desired income ranges for these units is $45,000
to $70,000 a year.
Apartments: We plan to sell our apartment units to the owners of Hamilton Station. Our
exterior and façade are designed to be similar to that of Hamilton Station. In addition, the
close proximity of their properties will make it convenient for maintenance and upkeep.
We feel this will mitigate any possible competition between the two of us in order to
expedite and ease the overall building of the entire project.

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Market Analysis: Competition
Market Analysis: SWOT Analysis
Spence Creek: To the north of our development lies Spence Creek. Spence Creek is
a new development being built by Centex. Homes within the development range from
between $170,000 and $240,000. This makes them our closest competitor in terms
of price range. Our unique transit oriented development offers an edge over Spence
Creek. Spence Creek is a more traditional suburb in terms of lay-out. The develop-
ment is entirely made up of single family homes and residents will need to have a car
to commute. We also intend to have better ammenties, such as our recreational center
and commercial spaces.
Five Oaks Country Club and Development:
Five Oaks is the largest competitor within our market.
They lie less than a mile away, with homes valued between
$350,000-$1,000,000. Unlike Five Oaks, our development
offers a value proposition. We intend to offer more housing
at more affordable prices in comparison to Five Oaks. Due
to the close proximity of Five Oaks, we anticipate residents
of Five Oaks to be among frequent users of our commercial
spaces.
Goodall: Goodall Homes is a Tennessee based home
builder, having built thousands of homes since 1983.
Goodall has three developments within 10 miles of
our location. Like Spence Creek, these developments
are primarily single family homes. Homes range from
$209,000 to $275,000 between the developments. Also,
like Spence Creek, what they lack is amenities. The
train, shopping, and recreational facility at Hamilton
Springs far outweigh what is offered in any Goodall
development.

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Site Development
Site Description Pg.24
Mixed-Use Lots Pg.26
Residential Lots Pg.27
Proposed Commercial Pg.28
Landscaping Pg.30
Earthwork Pg.31
Stormwater Management Pg.32
Utilities Pg.33
Site Costs Pg.34
Summary Pg.36

24 25
Site Development: Site Description
The proposed area of interest is enclosed by large parcel owned by Horn
Springs Development Incorporated located 28.8 miles East of Nashville, Ten-
nessee. The parcel resides within the city limits of Lebanon and is comprised of
149 acres addressed at 3057 Lebanon Road. U.S. Route 70 borders the south-
ern end of the parcel while the CSX railroad runs along the northern limit of
the parcel.
Parcel ID: 057 00804 00003057 Size: 149 Acres
Physical Topography:
The topography consists of
rolling terrain with contours on the
west portion of the site reaching as high
as 660 but as low as 560 east of Ham-
ilton Station Boulevard. Most of the
site consists of rocky former pasture
for livestock. A spring runs off the site
in the southeast corner that eventually
turns and runs to the northeast end of
the overall parcel.
The Green Line represents original area of interest.
The Pink Line represents the additional area to be developed.
Site Development: Site Description
A series of apartment
complexes reside to the left of
the main boulevard. Additional
apartment complexes have been
constructed on the south end
of the buildings displayed in
the aerial image below. The area
of interest is comprised of 46.1
acres surrounding Hamilton
Station Boulevard. Site devel-
opment was originally limited
to land on the west side of the
main boulevard. In the interest
of maintaining consistency in
development with the existing
apartment complexes, the east
side of the boulevard included
in the design as well.
EXISTING INFRASTRUCTURE:

26 27
Site Development: Mixed-Use Lot’s
Site Development: Residential Lot’s
INDEX
Yellow: Townhomes- No Garage
Pink: Mixed-Use- Commercial
Units on Ground Floor
Light Green Hatch: Landscaping
Mixed-use lots are compacted into blocks surrounding the main boulevard des-
ignated for mid-rise residential apartments over commercial units on the ground floor.
Walkways cutting through these blocks open up into plazas and squares with detailed
landscaping to create an attractive walkable community. All aspects of the layout were
designed to provide an easy, walkable commute to the downtown commercial area and/or
train station.
Franklin
Street
Franklin Street runs
along the eastern side of the
site behind the mixed-use
lots. Parking is provided along
the entire span of the street.
The parking area is concealed
to residents but is also easily
accessible from the downtown
area.
Nine townhomes occu-
py the northeastern part of the
site. The townhomes are ar-
ranged into two rows that face a
center courtyard surrounded by
shrubbery for privacy. Addi-
tional parking for residents is
provided behind the townho-
mes.
INDEX:
Purple: Single-Family Lot
Blue: Condo Building Complex
Yellow: Townhomes-No Garage
Red: Townhomes-Detached Garage
Green: Townhomes-Attached Garage
Substitute Round-A-Bout
prior to site expansion
The west side of the site is mainly comprised
of townhomes and single-dwelling units. The town-
homes are laid out in a grid pattern to simplify
construction and provide the maximum amount
of dwelling units per block. Thirteen single-family
dwelling units, located on west end of the site, are
placed to promote future transition into the Walkable
Suburban Subdistrict. A round-a-bout will complete
the Cumberland Street until further expansion of the
site. The intended future road layout is shown in the
gray section of the image above.

Site Development: Proposed Commercial
28
29
Site Development: Proposed Commercial

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Site Development: Landscaping
Landscaping design had a significant impact on the overall site layout. To meet
the landscaping design requirements set forth by the Hamilton Springs Specific Plan,
the pedestrian throughways, commercial plazas and community areas are defined by
designated areas for grass and planters. Native trees, shrubs and plants were researched
and selected order to create an aesthetically appealing and environmentally design that
will enrich the natural landscape while minimizing cost.
Pinxterbloom Azalea
Tulip Poplar Tree
Blue Flag Iris
31
Site Development: Earthwork
Soil Conditions:
The soil located within the site boundary consists mainly of silty clay and limestone
rock fragments. Slab on grade foundations are recommended for construction in the geo-
technical report. Preliminary soil bearing capacity calculations of the soil have been con-
ducted for various foundation sizes based off the information provided in the provided
geotechnical report and a USDA NRCS Custom Soil Resource Report the area for interest
to ensure soil stability. The calculations excluding possible unstable rock conditions.
Obstructed Pervious Concrete Based on the condition of the existing soil,
we recommend that the DRC reevaluate permeable
asphalt requirement. The infiltration rate of the ex-
isting soil conditions are likely to inhibit the func-
tion of permeable asphalt pavement. Additionally,
the cost effectiveness of permeable concrete will be
offset by the need for more frequent maintenance
of the pavement. Neglecting to clear the obstructed
concrete pores will adversely affect the runoff rates
and ultimately act as impervious concrete. Grassy
areas and excess landscaping with native plant spe-
cies have been provided in the design to compen-
sate for the lack of permeable pavement.
Site Grading:
The existing topography of the site indicates a heavy change in elevation, specifically
from east to west. In order to promote a walkable community, road grades are kept beneath 6%
while pedestrian throughways to the train station were kept beneath 4% causing an imbalance
of cut and fill. In order to utilize excess cut, the community center square and commercial plaza
located on the northwest side of the boulevard square are raised up in locations where there
is a natural slope. The condo complex will also be raised up three feet higher in elevation than
the community center it faces and the northwest side of the commercial square will be one foot
higher than on the western side. The height differences will provide depth perception that will
create a more unique and interesting landscape. The provided geotechnical report indicated
that unstable soils encountered during construction will need to be undercut to stable soil and
replaced with fill. It is also stated that weathered rock will need to be removed prior to con-
struction. 30% of the excavation cost for site development will be added to the site development
budget to cover the uncertainty of soil conditions. This number calculated based on the number
of test pits located specifically within the site development boundary. The anticipated amount
access cut should sufficiently cover fill needed for soil stabilization. The remaining soil can be
stored in the location of future subdistricts in to provide fill for anticipated development. Grad-
ing of the site is intended to maintain natural drainage. Because the Village Center Subdistrict
requires heavy development, rain gardens have been placed low areas and irrigation systems in-
tended to utilize stormwater runoff are incorporated in the design to alleviate post development
conditions.

Site Development: Stormwater Management
32
Existing Drainage:
In its existing condition, the topographical map indicated three potential areas for run-
off: the southern end of the site, the northwest side of the site, and the northeast side of the site.
Because Phase 1 of the development provided drainage pipes at the southern drainage area, we
focused on running stormwater to the existing detention area.
Proposed Drainage:
In order to save money on operation costs, extra time was taken to ensure that roadway
designs lent themselves to stormwater pipes being gravity fed. This way, all water flowed to the
southern end of the site, and, ultimately, into a proposed detention pond. The water can store
up here and infiltrate on the way to flowing off site along the same stream path that was created
in Phase 1.
Irrigation System:
Because walkways with planter
boxes and various areas of landscaping
are so abundant across the proposed
development, an irrigation system
was provided. At times, the irrigation
system required that water be pumped
uphill. As a result, nine submersible
pumps were placed appropriately in
the site.
Site Development: Utilities
33
Utilities serving the site are laid out beneath the streets and the required
lengths of all different services lines are provided in the table below. To determine
the provider of the utilities needed, the Wilson County Government Website was
referenced.
website indicated water capacity of 12 MGD and a
consumption of 6.75 MGD. Therefore, 5.25 MGD
of water are available. Based on the site design, it is
expected that only 0.33 MGD will be used. Sewage
availability, determined similarly to water capacity, is
3.5 MGD. The site requires 0.20 MGD, which is well
within capacity.
One of the primary concerns pertaining to utility usage was water and sewage
availability from West Wilson Utility District the City of Lebanon. Lebanon’s

Site Development: Site Costs
34
Site Development: Site Costs
35
35

Site Development: Summary
36
37
HIGHLIGHT SUMMARY OF SITE DESIGN:
• Approximately 15 Dwelling Units per Acre
• Lots vary by type of dwelling unit which include:
- Apartment
- Condo
- Townhome with Detached Garage
- Townhome with Attached Garage
- Townhome without Garage
• Site features include
- communal building located in the center of the site
- proposed location for a community pool
- nature trail and a community garden in northwest area of site
- playground
• Designed for ease of expansion into proposed future subdistricts
• Streets are laid out in a simple grid form to maximize the number of dwelling units
• Walkable pedestrian design with attractive, landscaped commercial squares, plazas,
courtyards and throughways

38
39
Product Details
Permitting Pg.40
Overview Pg.42
Bedford Townhome Pg.44
Claiborne Townhome Pg.46
Madison Townhome Pg.48
Van Buren Townhome Pg.50
Apartment Description Pg.52
Rutherford Home Pg.56
Monroe Home Pg.59
Washington Home Pg.62
Trousdale Home Pg.65
Condiminium Description Pg.68
Mixed-Use/Commercial Description Pg.71
Green Building/ADA Initiatives Pg.73
POA Description Pg.74

40
Pre-Submittal Conference (Optional): Applicants can often avoid unexpected
problems and expense by discussing and reviewing plans with Lebanon Development
Services Department.
Application Submission: Applications Submission at the Department of Codes &
Building Safety.
Application & Plan Review: The application and plans circulate through the Devel-
opment Services Departments.
Code Plan Approval: Zoning, site plan, and building plan approval.
Fire Code Approval: Fire Marshal must review and approve the Fire Code Plan.
Public Works Approval: Public space plans for sidewalks, curbs, and ramps must be
approved.
Water Services Approval: Water and sewer availability and location approval.
Over 10K sq. ft. Grading Permit: Grading permits are necessary when grading
will disturb more than 10,000 square feet of the site.
Grading Pre-Submittal Conference (Optional): Applicants can often avoid
unexpected problems and expense by discussing and reviewing plans with Lebanon
Development Services Department.
Application Submission: Application for grading permit must be submitted to the
Stormwater management office.
Stormwater Sufficiency Review: Reviewing plans to insure that our stormwater
maintenance plan will occur as planned.
Stormwater Technical Review: Reviewing specifications for stormwater manage-
ment plan to insure our system can handle the site’s stormwater.
Plan Approval: Pre-construction meeting with stormwater, planning, codes, and
public works staff to approve final plans.
Erosion Control Approval: Approval of our erosion control measures on-site.
Construction Entrance Approval: Our construction entrances must be approved
that the cause the least amount of public disturbance.
Stormwater Site Inspection: The city does a current site inspection to insure that
all plans and specification will produce the outcome expected from our stormwater
management plan.
Product Details: Permitting
41
Grading Permit Issued: This permit will be is-
sued permitting use to disturb more than 10,000 sq.
ft. of the site.
Building Permit Issued: This permit will be
issued permitting use to start construction and ap-
proves all plans and specification.
Inspections: All items that are mentioned above will
have to be inspected upon completion.
Use & Occupancy Certificate Issued: This cer-
tificate is issued upon completion and inspection of each
phase.
Erosion Control Approval: Approval of our ero-
sion control measures on-site.
Construction Entrance Approval: Our con-
struction entrances must be approved that the cause
the least amount of public disturbance.
Stormwater Site Inspection: The city does a
current site inspection to insure that all plans and
specification will produce the outcome expected
from our stormwater management plan.
Pre-Submittal
Conference
(Optional)Application
Submission
Use & Occupancy
Certificate Issued
Inspections
Building Permit
Issued
Grading Permit
Issued
Stormwater Site
Inspection
Construction
Entrance
Approval
Erosion Control
Approval
Stormwater
Pre-Construction
Meeting
Plan
Review
Stormwater
Technical
Review
Stormwater
Sufficiency
Review
Application
Submission
Grading Pre-Sub-
mittal Conference
(Optional)
Over 10K sq ft
Grading Permit
Water Services
Approval
Public Works
Approval
Fire Code
Approval
Code Plan
Approval
Application
& Plan Review
Product Details: Permitting

42
Archaeo Construction is developing unique designs to target our vast market demo-
graphic. Embracing the social demand of homeowners, each dwelling has key features that en-
tice potential buyers. The dwellings will be fashioned to compliment the mixed unit structures
in the heart of the new transit oriented development.
The townhomes will be subsidized into four designs consisting of the Claiborne, Van
Buren, Bedford, and Madison. Each will feature a variety of attached and detached garage
designs as well as exterior finishes throughout the development. With the ability of recessing
or projecting the building structures as well as alternating rooflines, allows the homes to stand
alone in assemblage of multiple attached homes.
When engineering the dwellings, Archaeo Construction undertook the role as a home
owner, not a money hungry company, to design a home that we ourselves would purchase. We
wanted to emphasize the ideas of fire safety, insulation, and noise transfer and make sure they
exceed what code required. The features of the townhomes will supersede the competition in
the Lebanon area.
Dwelling Specification
• Energy Star Stainless Steel Kitchen Appliances
• Energy Star Washer and Dryer
• Tankless Waterheater
• Dual Flush Toilet
• Low Flow Fixtures
• Granite Counters
• Hardwood and Tile Flooring
• Solid Wood Cabinets
• Low E Windows
• Masonry Exterior Finishes
• Dual Zone Climate Control
Community Amenities
• Property Owners Association Membership
• Community Gardens
• Community Center
• Community Pool
• Walking Distance to Commercial and Local Business
• Close to Mass Transit and Music City Star Rail Line
Product Details: Overview
43
Estimating:
Archaeo Construction used national average prices in addition to location factors
to determine the price of our properties. Each style of dwelling was estimated based on
the quantity of materials needed and the labor required. After the entire dwelling was
estimated, we broke the numbers down into a price per square foot. Our final prices may
have a slight variation when the subcontractors present Archaeo Construction with their
bids. We will confirm our final prices after we have received all the bids from the sub-
contractors. Archaeo Construction plans to check the estimates as the first dwellings are
erected. Thereafter, Archaeo Construction plans to check the estimate with each phase of
construction and make adjustments accordingly.
Discounts:
Archaeo Construction’s research has determined the company will be able to bene-
fit significantly from various discounts. The volume of ordering for the Hamilton Springs
project will enable the company to obtain discounts on materials. We believe a 10% ma-
terials discount is a very conservative estimate of the discount we will be able to obtain.
We also believe subcontractors will be more flexible with their prices, since this project
will give them steady year round work.
Scheduling:
Archaeo Construction took into consideration many factors while creating a
schedule. Archaeo Construction has comprised a list of the working days that are re-
quired to complete each type of unit, is attached to our product descriptions. Archaeo
Construction’s marketing department also conducted market research to determine
market saturation. This research shows how fast the units can be erected to command the
optimum return from this development. This calculation was done for each type of dwell-
ing unit as well as the commercial locations.
Product Details: Overview

44
Product Details: Bedford Townhome
The Bedford is made for those who love to entertain. With the depth of the
entrance way leading into the dining room, it is any entertainer’s paradise. With the
living room tucked away to the side, it offers a break from the open concept of the
Bedford. Being just minutes from the night life in the rising city, it is a dream home
for young millennials.
Details:
• 1941 SqFt
• 3 Bedrooms
• 2.5 Bathroom
• Front Porch
• Dual Sinks
Features:
• 1 Car Garage
• Granite Countertops
• Crown Molding Throughout
• 1st Floor Laundry
• Open Kitchen With Pantry
• Arched Entrance to Dining
45
BEDROOM #2 BEDROOM #3
MASTER SUITE
Second Floor
First Floor
GARAGE
DINING ROOM
KITCHEN
LIVING ROOM
FOYER
Product Details: Bedford Townhome

46
Product Details: Claiborne Townhome
The Claiborne townhome incorporates a palatial entrance that leads into the
kitchen. The open concept is continued onto the second story with a spacious mas-
ter bedroom accompanied by a master bathroom. The Claiborne is located with in
close proximity of the up and coming Hamilton Springs’s business district.
Details:
• 1792 Sq Ft
• 3 Bedrooms
• 2.5 Bathroom
• Front Porch
• Patio Space
Features:
• 1 Car Garage
• Eat In Kitchen
• 2nd Floor Laundry
• Substantial Sized Living Room
47
GARAGE
DINING ROOM
KITCHEN
LIVING ROOM
FOYER
MASTER SUITE
BEDROOM #3 BEDROOM #2
First Floor
Second Floor
Product Details: Claiborne Townhome

48
Product Details: Madison Townhome
The Madison brings the homeowner the beauty of a historic home with the
efficiency of a modern home. The home features a regal living room featuring an
angled bay offset maximizing the amount of natural light. The architectural compo-
nent is continued into the master bedroom on the second story. The homes unique
features come at a fraction of a cost of local luxurious single family homes.
*42 Working Days (without trade overlap)
time frame includes attached garage. De-
tached garage option adds 1 Day to time-
line. If no garage time can be reduced by 3.5
days. $1163 more for detached. $4482.65
saved without garage. Base price factored
of attached garage. Weather and touch up
included.
Details:
• 1882 SqFt
• 2 Bedrooms
• 2.5 Bathroom
• Front Porch
• Bonus Room
Features:
• 1 Car Garage
• 5 Piece Bathroom
49
GARAGE
DINING ROOM
FORMAL
DINING
ROOM
FOYER LIVING ROOM
Second Floor
Product Details: Madison Townhome
GUEST
SUITE
KITCHEN
First Floor
MASTER SUITE

50
Product Details: Van Buren Townhome
Being located around the new upcoming transit oriented development in
Lebanon, the Van Buren townhome will be located within walking distance of the
business district. The home appeals to the physical and medical needs of some of the
homeowners. The Van Buren offers a flowing floor plan that offers seclusion be-
tween rooms.
tached garage option adds 1 Day to time
Details:
• 2080 SqFt
• 4 Bedrooms
• 2.5 Bathroom
• ADA Compliant
• Front Porch
• End Unit
Features:
• 1 Car Garage
• Ramps in Garage and Rear Patio
for easy accessibility
• 1st Floor Master Bedroom
• Piece 2nd Floor Bathroom
•Open Kitchen With Pantry
line. If no garage time can be reduced by 3.5days. $1163 more for detached. $4482.65 saved without
garage. Base price factored of attached garage. Weather and touch up included.
51
Product Details: Van Buren Townhome
BEDROOM #3
GARAGE
BEDROOM #2
MASTER SUITE
BEDROOM #4
KITCHEN
DINING
ROOM
LIVING ROOM
FOYER
Second Floor
First Floor

52
MASTER SUITE
LIVING ROOM
KITCHEN/DINING
Apartment Type: 1A
Product Details: 1 Bedroom Apartments
LIVING ROOM
MASTER SUITE
Apartment Type: 1B
KITCHEN
&
DINING
53
Apartment Type: 2AKITCHEN
&
DINING
MASTER SUITE
LIVING
ROOM BEDROOM #2
Apartment Type: 2B
BEDROOM #2
LIVING ROOM
BEDROOM #1
KITCHEN
DINING
LIVING ROOM
KITCHEN
BEDROOM #2
MASTER SUITE
Apartment Type: 2C

54
Product Details: Apartment Description
Archaeo Construction will erect a variety of apartments furnished for a
myriad of potential renters. Our inspiration for the designs are based on the
current social demands of Lebanon, Tennessee of equal opportunities for shared
renters. Our two and three bedroom apartments will supply equal size bedroom
designs for those who will be sharing rent.
Each apartment comes standard with washer and dryer already in the unit
for privacy and ease for the individuals. In addition, each renter will be provided
a walk out balcony to admire the surrounding nature in the distance as well as the
local architecture. Nearly all of the apartment designs are compliant with the de-
mands of the American Disability Act providing thirty-six inch doorways as well
as the appropriate turn around distances.
While planning on the building specifications for the dwellings, we took
into consideration the insulation value of the walls as well as noise transfer be-
tween units. These features in the apartments aid in the marketability of the units
and are competitive in the local market.
Apartment Details
• Full Kitchen with Dishwasher
• Tankless Waterheater
• Dual Flush Toilet
• Granite Counters
• Energy Star Appliances
• Hardwood and Tile Flooring
• Solid Wood Cabinets
• Low E Windows
• Elevators Access
Community Amenities
• Property Owners Association Membership
• Community Gardens
• Community Center
• Community Pool
• Walking Distance to Commercial and Local Business
• Close to Mass Transit and Music City Star Rail Line
• Directly off I-70
• Walking Trails
• On Street Parking
55
BEDROOM #3 KITCHEN LIVING
ROOM
BEDROOM #2
Apartment Type: 3A
LIVING
ROOM
BD.RM.#2
BD.RM.#3
Apartment Type: 3B
KITCHEN
FLEX SPACE
MASTER SUITE
First Floor Apartment Type: 3C
LIVING ROOM
BEDROOM #2
BEDROOM #3
Second Floor
KITCHEN
MASTER
SUITE MASTER
SUITE

56
Product Details: Rutherford Home Description
Having a master bedroom sitting on the first floor, the Rutherford maintains Archaeo
Construction’s mission to provide homes that are compliant with ADA regulations. Two
additional bedrooms are located on the second floor with a shared bathroom. The open
living room appeals to those who are focused on entertaining friends and family. The
Rutherford is an ideal living arrangement of those families who value the concept of a
transit oriented development, but wish to still own a single family home.
Details:
• 2,199 SqFt
• 3 Bedrooms
• 2.5 Bathroom
• Attached 2 Car Garage
• 5 Piece Master Bathroom
Features:
• Large Open First Floor
• Open Foyer
• Open Kitchen With Island
• Off Kitchen Dining Area
• Spacious Living Room
57
Second Floor
First Floor
Product Details: Rutherford Home Design
MASTER SUITE
KITCHEN
DINING ROOM
BEDROOM #3
BEDROOM #2
GARAGE
LIVING ROOM
FOYER

Product Details: Rutherford Home Render Product Details: Monroe Home Render
59
58

60
Product Details: Monroe Home Description
The Monroe has a split living space offering two bedrooms on the first floor and a
secluded master bedroom on the second story. The breakfast nook in the kitchen makes
it suitable for families that are keen of a fast pace lifestyle. Families with older children
will take advantage of the downstairs bedroom offering privacy for both parents and their
kids. With an open space centralized in the home allows flexibility to suit the homeown-
er’s character.
Details:
• 2,115 SqFt
• 3 Bedrooms
• 2 Bathroom
• Attached 2 Car Garage
Features:
• Open First Floor
• 2nd Floor Exclusive Master Bedroom
• Open Kitchen with Breakfast Nook
• Eat-At Kitchen Countertops
• Archways connecting first floor
61
Product Details: Monroe Home Design
MASTER SUITE
Second Floor
First Floor
FOYER
FLEX SPACE
DINING ROOM
GARAGE
KITCHEN
LIVING ROOM
BEDROOM #3
BEDROOM #2

62
Product Details: Washington Home Description
With the fast pace of the new development so close by, the single family Wash-
ington, allows the homeowners to have access to all the amenities of the development,
without being centralized in it. With its luxurious first floor free flowing with archways
between rooms, it is complimented with a three bedrooms on the second floor. The Wash-
ington is home where families will come for the experience, but stay to raise their family.
Details:
• 2,026 SqFt
• 3 Bedrooms
• 2.5 Bathroom
• Attached Garage
Features:
• Large First Floor
• Open Foyer
• Open Kitchen With Pantry and Island
• Eat-At Kitchen Countertops
*59 Working Days (without trade over-
lap) time frame includes attached garage.
Detached garage option adds 1 Day to
timeline. If no garage time can be reduced by 3.5days. $1163 more for detached. $4482.65 saved with-
out garage. Base price factored of attached garage. Weather and touch up included.
63
Product Details: Washington Home Design
First Floor
Second Floor
FOYER
GARAGE
LIVING ROOM
FORMAL DINING ROOM
DINING ROOM
KITCHEN
MASTER SUITE
BEDROOM #3
BEDROOM #2

Product Details: Trousdale Home Render
65
65
Product Details: Washington Home Render
64

66
Product Details: Trousdale Home Description
The Trousdale is the compliment of the Madison townhome with its historic feel
throughout the home. It encompasses the demand also of having an ADA compliant
home. With its secluded floor plan, it offers privacy throughout the home. The Trousdale
embraces three more bedrooms on the second story making it suitable for growing fami-
lies. The home allows the owner to capitalize all the square footage offered.
Details:
• 2,059 SqFt
• 4 Bedrooms
• 3.5 Bathroom
• Detached Garage
• 3 Individual
• 5 Piece Bathroom
Features:
• Large Bay Area Dining Room
• Grand Entrance
• Open Kitchen With Pantry and Island
• Large Granite Island
*60 Working Days (without trade over-
lap) time frame includes attached garage.
Detached garage option adds 1 Day to
timeline. If no garage time can be reduced by 3.5days. $1163 more for detached. $4482.65 saved with-
out garage. Base price factored of attached garage. Weather and touch up included.
67
Product Details: Trousdale Home Design
Second Floor
First Floor
MASTER SUITE
FOYER GARAGE
FORMAL DINING
ROOM
LIVING ROOM
KITCHEN
LAUNDRY/FLEX
ROOM
BEDROOM #4
BEDROOM #3BEDROOM #2

68
Product Details: Condiminium Description
Archaeo Construction will undergo developing
a condo complex for those who seek to live in a multi-
unit structure but wish to purchase their residency
rather than rent. The structure will be comprised of
similar 2 bedroom and 2 bath units throughout. This
will eliminate internal competition with the con-
do units, and will lead to uniform construction of
the building. There will be 32 condo units and will
be dispersed between four floors. The structure will
house an elevator to accommodate any tenants that
may have physical disabilities that are prohibited
from using the stairs. Each unit comes with a dining
area located off the kitchen. The kitchen offers a eat
at counter top which opens up into the living room.
Laundry services are provided inside each dwelling
eliminating the need for a community laundry area. A
master bedroom is provided with a master bath. This
provides the other bedroom with its own personal
bathroom as well.
69
Product Details: Condiminium Design

Product Details: Condiminium Render
70
71
Product Details: Mixed-Use Render

72
Archaeo Construction will complete the structure of the
commercial spaces, as well as the glass store fronts, fire separation
walls, entry doors, and the facade of the buildings. We will be con-
tracting Hawkins Design Construction for the erection and fit-out
of the commercial spaces. Each unit’s store front will be uniform
with the next, due to a form based code. This will help ensure neigh-
boring businesses do not infringe on the theme of the development.
Archaeo Construction has a master plan of the types of businesses
desired for the commercial spaces. We will offer various size spaces
to accomodate these different types of businesses. Hawkins Design
Construction will build all commercial spaces in the mixed use
building to suit the potential client. If a client is interested in pur-
chasing a commercial unit, they will be responsible for working with
Hawkins Design Construction for their individual unit(s). A packet
with the Hamilton Springs form based code will be provided at the
time of purchase. The owner of the property will be responsible to
make sure the property meets the code requirements. The Property
Owner’s Association at Hamilton Springs will ensure and enforce
this form based code is upheld.
Product Details: Commercial Spaces
73
Archaeo Construction is committed to building green and energy efficient struc-
tures, while maintaining the highest quality of craftsmanship on our projects. As ethical
contractors, we believe it is part of our mission to save and preserve the environment for
the benefit of future generations. Dwelling units on our site will achieve the “Gold” rating
of the National Green Building Standards. We have also included the following in all of
our units:
• Low flow shower head
• Low flow multi flush toilets
• L.E.D. light bulbs
o Longer life, reduce landfill
• Occupancy sensors on lights in
building
• Low-E windows
• Energy Star appliances
• Energy Star HVAC
• Programmable thermostats
o Such as Nest, a smart
thermo-control system
• Selaed ducts and insulated ducts
• Instant hot water heater or energy
efficient units
• National Green Building Standards
(NGBS), all units will obtain and exceed
a “Gold” rating
Archaeo Construction is also committed to ensuring that the development and site
plan is designed to be as environmentally friendly as possible, while maintaining the ut-
most comfort for our residents and visitors. Our community features the following initia-
tives:
• Recycling will be provided at the community center
o Provided through Green Monster
o www.greenmonstercurbside.com
o Curb side pick-up for residences
• Make use of material waste while building
• Sustainability managed forest wood products
• Intelligent sprinklers for landscaping
• Rain water collection irrigation
• Community gardens
• Sips will allow smaller sized heating and cooling
units
o Less energy consumption
• Sips for townhomes will provide a high R-value
and low sound transmission
• Low VOC paints
• Formaldehyde-free finishes
• Low-allergen materials
• Products with minimal off-gassing
o Low colatile organic compounds (VOCs)
• O & M packet, with educational info on staying
green
Product Details: Green Building/ADA Initiatives

74
• Obtain Federal Employee Identification Number for Hamilton Spring’s POA
o Sentry Management will file Articles of Incorporation and request the legal status for the
Hamilton Spring’s POA
o Sentry Management will obtain association insurance necessary for legal existence
• Provide access to CPAs specializing in area’s of association fund accounting
o Sentry Management will supply the proper legal team that know the specifics of POA tax
tion and law
• Community Set-Up
o Sentry Management will set-up the way the community will function as it regards the home
owners and the POA
• Act as liaison between Archaeo Construction and the homeowners regarding the Hamilton Spring’s
POA
o Sentry Management will formulate welcome packets for new homeowners, present an de
scribe the POA manual before every purchase
• Establish appropriate service contracts that include, first year and build-out budgets
o Sentry Management will assist in developing policies that align with the culture of Hamilton
Spring’s
• Create/draft Bylaws and Declaration of Covenants, Conditions and Restrictions
o The CC&R will describe in detail the obligation of the both, the POA and the homeowners
o The Bylaws will describe the mechanics of the POA’s decision making and management
Product Details: POA Description
Our initial proposal is to contact the Horn Spring’s
management team, who owns Hamilton Station
apartments on the adjoining property, to sell the
contract for the POA of Hamilton Spring’s. We will
propose that Hamilton Station absorb Hamilton
Spring’s POA, and join it with their Hamilton Sta-
tion maintenance department. We would suggest
with the contract, that Horn Spring’s hire an out
side POA development and management company to create and maintain Hamilton Spring’s POA. If
Horn Spring’s refuses the POA contract for Hamilton Spring’s, Archaeo Construction will contract a
POA development and management company to create and maintain the Hamilton Spring’s POA. If
Horn Spring’s refuses, Archaeo Construction will request that Hamilton Station maintenance depart-
ment join contract as a subcontractor of Hamilton Springs POA, and be responsible for site mainte-
nance. We will sell the Hamilton Spring’s
POA contract to Sentry Management, a full
service community association management
company that services the needs of home
owners from condominium communities to custom home development. Sentry Management provides
service levels that are unsurpassed. Sentry Management will provide a customized program for Hamil-
ton Spring’s POA that includes and extends beyond these elements:
75
Developer Responsibilities
o Prior to fifteen percent (15%) of homes being sold, Archaeo Construction will assume the
responsibility of planning and organizing the Hamilton Spring’s POA. This will include anything
deemed necessary by Sentry Management, in agreement with Archaeo Construction, along with
the documents that Archaeo Construction must provide at the turnover of the POA.
o Within three (3) months after fifteen percent (15%) of dwellings are sold, Archaeo Construc-
tion will hold elections for the homeowners to elect one-third of the board (2 of 5 board mem-
bers). At this time, Hamilton Spring’s Senior PM will also become the third board member and
remain a board member until the final POA turnover election.
o Within three (3) months after ninety percent (90%) of dwellings are sold, Archaeo Construc-
tion will hold elections for the homeowners to elect two (2) more board members, and Hamilton
Spring’s senior PM will remain as the fifth (5) board member.
o Once Archaeo Construction owns five percent (5%) or less of the dwelling units, the senior PM
will step down as a board member, and the current board will hold an election for the homeown-
ers to elect the final of five (5) board members.
o Within seventy-five (75) days after the final board member is elected, the POA turnover must
occur and Archaeo Construction must give notice of the date it will occur sixty (60) days prior to
that date.
o At this time Archeao Construction, along with Sentry Management, must provide the new
board with the records listed below:
o Association Funds
o Meeting Minute’s
o Original Declaration & Bylaws
o Community Plans & Specifications
o Insurance Policies
o Service Contracts & Warranties
Homeowner Incentives
Once a dwelling unit is purchased and under contract, between Archaeo Construction
and the homeowner, the homeowner is eligible to fill out the proper information to run for a
board member position. As an incentive to purchase our home and run for a board member
position, Archaeo Construction will offer a fifteen percent (15%) discount of the sale price, if the
homeowner is elected as one of the first five board members.
Product Details: POA Description

76
77
Construction Schedule
Phasing Breakdown Pg.78
Phase #1 Schedule Pg.79

78
Construction Schedule: Phasing Breakdown
The phases of construction begin with the area nearest the transit station and move
south. Residents living in the village center before the completion of construction should
never have to walk through construction to get to the commuter station. The site is de-
signed so that the majority of dwelling units do not directly front a street. The phasing
is in an order that will never allow an occupied home to face construction. The order of
phasing also is meant to provide a reasonable ratio of commercial to residential lots at any
point during construction.
79
Construction Schedule: Phase #1 Schedule
PHASE 1:
Introduce Commercial Business to Hamilton Springs;
Build up dwelling units to begin achieve higher
population density
• 31 residential lots under construction
• 15 mixed-use commercial lots under construction

80
PHASE 2:
Build up Commercial and Begin forming a more unified community that will
attract home buyers
• 19 residential lots
• 35 mixed-Use commercial lots
• Condo complex built-32 condos, Parking in back
• Community Center built with open space to the south, Parking in back
81
PHASE 3:
Increase density, Add Commercial with population growth
• 38 townhomes constructed
• Open space between lots 138 and 139 intended for a playground
• 8 commercial lots constructed

82
PHASE 4: Moving Forward
• 9 Single-Family homes constructed
• Proposed dirt walkway following the natural
terrain cleared out
• Proposed community garden built in open
space
83

84
85
Marketing & Sales
Marketing Strategy Pg.86
Sale’s Strategy Pg.88

86
Advertising:
Due to the importance of U.S. Route 70 being one of the major east–west thorough-
fares in the nation, our development is seen by tens of thousands of people every week. For
our advertising strategy, we want to target those who may have a vested interest in moving
to the Nashville area, in lieu of those who are just passersby. We intend to heavily target the
neighborhoods of Nashville and the surrounding areas with our target incomes to achieve our
desired goals. In addition to targeted advertising strategies, we also intend on utilizing blan-
keting strategies such as radio and social media.
Historic Edgefield – Historic Edgefield has a median income of just over $50k
a year. The cost of living index indicates that it is 10% more expensive than the
national average and 17% more expensive then the Tennessee average cost of
living.
East End – East end is in the upper spectrum of our target income,
with median incomes just north of $66k. As with Historic Edgefield, the cost
of living in East End is10% more expensive than the national average and 17%
more expensive then the Tennessee average cost of living.
Germantown – The Germantown section of Nashville is very close demo
graphically to that of the Lebanon area. Average home prices here are around
$205,000, making this the optimum target market for our townhomes. Cost of
living remains relatively low in this area in comparison to Nashville, but is still
higher than the Lebanon area.
West Meade – West Meade is 15 miles outside of Nashville. Residents
of West Meade are used to a commute, therefore making our development ideal
for residents. With median incomes in the area ranging from $55,000 to $60,000,
these are ideal buyers for our townhomes and condos.
Smyrna – Smyrna is 24 miles South-East of Nashville and 15 miles
South- west of Lebanon. Smyrna’s median income, $54,000, is within the
perfect target range for our apartments, condos, and townhomes. Our
developments utilization of U.S. Route 70 and the railway systems, makes Lebanon and ideal
transition for residents of Smyrna.
These are just a few of the optimum neighborhoods in which we can use a targeted
marketing strategy to attract buyers. Proper use of advertising mediums within these confined
areas will ensure that we garner prime attention towards our development over the four year
phasing plan of our development.
Sale’s & Marketing: Marketing Strategy
87
Sale’s & Marketing: Marketing Strategy
Digital Marketing:
Digital marketing and advertising is crucial in today’s day and age because nearly
80% of the United States logs onto the internet or a mobile application daily. Digital mar-
keting will play an integral part of our advertising strategy. We intend to advertise on plat-
forms such as Pandora, Facebook, and other social media sites such as Twitter and poten-
tially Instagram.
Banner ads, such as google adsense, tend to be less effective than visual and audio
ads. We highly recommend against paying for such advertising due to the low click-per-im-
pression rates. Programs such as adblock and spamblocker have enabled people to com-
pletely block out the ads while we still pay.
Pandora – Pandora is an internet radio app that allows users to
customize their experience. The app incorporates trackers and cookies to
specifically target products towards users. In our case, Pandora would only target those who
have recently been looking for home in or around the Nashville area. This hypertargeting
that Pandora utilizes ensures that we will only reach the customers we truly intend to target.
The overall low cost of impressions per 1000 makes it an easy advertising avenue to consis-
tently market on. Pandora possesses a high percentage of college educated users, which is
perfect for us considering that most of our homes and units fall within the average college
graduates salary.
Social Media Presence – Maintaining a social media presence
will be crucial in the development and post development phases of our
site. Before construction begins, we will establish a Facebook, Twitter, and
an Instagram. More than 85% of our primary target demographic,
millennials, use one of these social networking sites on a daily basis. Our
sales force will be able to post updates about the development and events
through social media. Renderings of future units as well as virtual walk
throughs will give potential buyers an idea of what it’s like to live in our
development. In addition, we can post important updates, such as road closures due to con-
struction or events at the community center on our social media outlets. After site comple-
tion is finished, we will turnover the management of the social media outlets to the POA.
Physical Advertising:
Billboards & Railway Station– Due to the importance of U.S. Route 70, the use
of billboards to advertise our site is a no brainer. Several billboards are available for rent
near our site and on the outskirts of Nashville. The use of these billboards would generate
thousands of exposure points for our development. Between Lebanon and Nashville there
are several stops. Placement of advertisements at all stops will allow frequent train users to
in vision the possibility of a shorter commute. We will demonstrate the main advantage of
our development being that they will not have to drive and find parking to catch the train.
Well placed ads, such as a large billboard or a poster in an open field, will catch the atten-
tion bored travelers and commuters alike.

88
Selling Strategy:
Sales: We intend on using out-of-house brokers and real estate agents to sell our
properties. A predetermined space will be allocated on our lot for an office where per-
spective buyers and agents can come to learn more and receive information on our de-
velopment while it is being constructed. Reliant Reality is a Nashville based realtor with
several offices around Tennessee, including one in Lebanon. They also carry in-depth
experience in selling townhomes and condos, which are the majority of our dwellings.
This is why we intend to contract exclusively with Reliant at a fixed 3.3% commission on
all sales. In addition to commission, Archaeo construction will develop a tiered incen-
tive program to promote sales.
Sale’s & Marketing: Sale’s Strategy
89
As previously stated, we intend to use a regional realtor to sell these homes as
quick as possible. In the first phase of building, we plan on establishing our model
homes and units for perspective buyers. We will devote a portion of our townho-
mes and condos, near the rail station, to offer walkthroughs to potential buyers.
The walkthroughs will allow the future homeowners to have a feel of where they
can potentially live for the coming years of their lives and understand the quality
of Archaeo Construction. Due to the limited availability of single family homes, we
have no intentions of displaying a model single family home.
We expect to incorporate an on-site sales office to attract those using the
train, in addition to those travelling on U.S. Route 70. Our sales office will be
staffed by one individual 8-4 Monday through Friday and 10-4 on Saturdays, with
special availability for qualified perspective buyers. The train station will play a
large factor in our on-site sales initiative. We intend for our site work to begin just
before or shortly after the initial construction of the new rail station stop. At the
railway station, we will post brochures and other literature in relation to the future
development. We will establish and maintain a culture of sales education and train-
ing in order to efficiently sell our homes. Our sales force will promote the percep-
tion of ability to inspire a confidence and evoke a purchase decision from potential
buyers.
One of the main centerpieces of our development will be our community
center. The community center will be available for use towards the end of the sec-
ond phase. This selling point will feature a pool, amphitheater, gym, and a host of
other recreational facilities. The membership costs of this facility will be compen-
sated through the POA fees.
Sale’s & Marketing: Sale’s Strategy

90
91
Financial Analysis
Overview Pg.93
Financial Breakdown Pg.94
Consolidation Pg.98
Optimistic Pro Forma Pg.100
Conservative Pro Forma Pg.102

92
93
Financial Analysis: Overview
Due to the uniqueness of this project, we have decided to take an alternate approach
to displaying the financial position of our proposal. Tract-Pie has enabled us to take an
innovative approach at preparing our pro forma statements. We have split them into two
separate sections. The first section consists of the single-family homes, townhomes, and
condos. The second section consists of our apartments and commercial properties. At the
end, there will be a consolidation of all pro forma statements for the sake of ease and con-
sistency.
We have decided to split the statements because of our joint intentions to sell the
19 total mixed-use apartment buildings to Hamilton Station. Hamilton station has more
than adequate facilities at the ready to maintain and manage the new buildings within our
development. This also eliminates any direct competition that Hamilton Station may have
posed. We have also made this split for intra-company comparison reasons. The PM in
charge of residential construction performance will be associated with the first section of
pro forma statements, while the PM in charge of commercial development will be associat-
ed with the second section of pro forma statements. This ensures that if goals are not being
met, we can deal with them accordingly.
Our corporate structure as an S Corporation will act as a flow through entity, pass-
ing all profits to our owners/shareholders. Our project is large enough to earn potential
breaks for several years to come on our Tennessee State F&E taxes. Further due diligence
and consultation will need to be done with the State of Tennessee to confirm we would
qualify for such breaks.
Financing:
- $22,000,000 Borrowed
- 7% Annual Interest Rate
- 5% Fees
- 4 Year Repayment Period
We have decided its best not to undertake this project with a partner. Our long held
reputation of quality developments and successful business would enable us to pull a large
construction loan with relatively low leverage. In order to complete our project, we intend
to borrow $22,000,000. This will cover less than half of all construction and site develop-
ment costs, but our cash flows farther into the project will be significant enough to keep
construction going at the same pace consistently. We will receive this loan in a lump sum at
a 7% annual interest rate with a one time 5% administration, closing, and maintenance fee
attached. The loan agreement is set at 4 years, although we expect for the loans to be repaid
in full before it reaches full term. A pre-determined amount of the construction loan will
be set aside for interest payments.

94
Sale’s & Marketing: Financial Breakdown
Section 1
• 172 Dwellings
• $31,650,000 Generated Sales
• $21,031,989 Cost of Sales
• 25.19% Profit
Section 1 financials include 172 dwelling units. These dwelling range from 1,792 sqft to
2,199 sqft at the high end. Total revenues generated from sales will garner $31,650,000. Total cost
of sales is $21,031,989 and after loan repayment and consideration of interest we will retain a
profit margin of 25.19%. The $14,500,000 of the loan allocated to this section of the development
will be repaid in full by September of 2019. 40 months after first breaking ground. On this por-
tion of the loan, our lender can expect to earn 19.78% or $679,530 back on their investment. In
the end, from this portion of the project we stand to make $7,997,933 if everything goes accord-
ingly.
95
Financial Analysis: Financial Breakdown

969696
Section 2 of the financials will include 369 dwellings and commercial spaces. These
spaces range from 616 sqft up to 2609 sqft. Total sales generated from sales will garner
$36,695,525. Total cost of sales $22,915,505 and after loan repayment and consideration of
interest we will retain a profit margin of 37.21%. This portion of the project has higher ag-
gregate construction costs but because a large portion of the site work costs were allocated to
section 1 financials, only $7,500,000 of the loan was appropriated to this portion of the proj-
ect. The consolidation at the end will ensure that where the site work and additional fees are
appropriated won’t matter. This portion of the loan will be repaid by February of 2020 or the
45 month of the planned construction phase. This portion will garner a return rate of 14.39%
or $416,737.
Section 2
• 369 Dwellings
• $36,695,525 Generated Sales
• $22,915,505 Cost of Sales
• 37.21% Profit
97

98
Financial Analysis: Consolidation
Finance Quick Reference
• Average of 135 closings per year
• Average price $190,000
• 569 total closings
• Project duration 4 years
• Profit $7,997,933
• IRR 25.19%
99
Financial Analysis: Consolidation

Financial Analysis: Optimistic Pro Forma
100
In our optimistic pro forma, we increased our selling points by 10% and in-
cluded the FTA TOD grant. Overall, this is a very unlikely scenario. As we build our
units, we may be able to adjust the price if there is high demand for our products.
Supply and demand play a key factor in achieving the goals in this pro forma. As a
result of the increased sales prices and the grant we see an increase of total revenue
The FTA is appropriating $19.98
million in grants for Transit Oriented
Developments. Minimum request able
grants begin at $250,000 and go up to
$2 million. Due to the size of our proj-
ect, we anticipate that we will receive
the full, $2 million in our optimistic pro
forma statement. Under section 5309 of
Title 49, we qualify for fixed guide way
capital investment grants. All necessary
paper work and documents for the need
EPA NEPA
101
Financial Analysis: Optimistic Pro Forma
Federal Transit Administration Pilot TOD Grant:

Financial Analysis: Conservative Pro Forma
102
In our conservative pro forma, we anticipated a 15% lower selling point on
all unit types and a 10% decrease in sales. This decreased our overall revenues by
$8,838,387 and decreased our profit margins to 22.20% or $13,233,071. We would
face scenario such as this if we found out that our price points are too high or the
market slows down. We feel that this scenario is very unlikely and our most likely
scenario is accurate to our market.
103
Financial Analysis: Conservative Pro Forma

104
105
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