2017 rcmc - final - unf

University of North Florida 1 2017 RCMC Four Year Program

WB Osprey Builders

Four-Year Program 2017 RCMC


WB Osprey Builders

Table 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


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Team

Our team developed a proposal that shows how

we can help you “Swoop to Success!”

WB Walkers Bluff


WB Osprey Builders

Team Members

Tracy Thompson Construction Management

Bryce Gordon Construction Management

David Ewing Construction Management

James Prohaska Construction Management

Anna O’Meara Construction Management

Madison Baker Construction Management


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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,


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Team Members


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Project 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%


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Market 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


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Site, 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.


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Attractions

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.


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Attractions

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


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Attractions

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


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Employment

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%


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Transportation

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


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Methodology 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.


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Population 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.


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Education 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.


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Race, 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.


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Target 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


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Target 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


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Townhome 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


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Townhome 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


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Single 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 3 3

The Thatcher 2,725 $ 710,365.00 $ 260.68 5 4 3 3

The Randall 2,675 $ 700,240.00 $ 261.77 4 3 3 3

The Wallace 3,225 $ 719,990.00 $ 223.25 4 3.5 2 2

The Calder 2,675 $ 691,990.00 $ 258.69 4 3.5 2 2


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


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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


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Market 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.


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Product Design

Table of Contents

The Piedmont

The Peachtree

The Centennial

The Williamsburg

The Sweetwater

The Woodruff

The Hillcrest

The Glenlake


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Multi 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)


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Multi Family

Second Floor

Third Floor


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The 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.


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The 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 Floor First Floor


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The 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 Floor First Floor


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The Williamsburg Single family—Two Story—2,554 SF


First Floor Second Floor


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The 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


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The Sweetwater

Single family—One Story—2,636 SF



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The 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



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The Woodruff

Single family—Two Story—2,880 SF


First Floor Second Floor Basement (Option)


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The 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



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The Hillcrest



First Floor Second Floor Basement (Option)


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The 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


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The Glenlake



First Floor Second Floor


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The 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


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Site Design

Table of Contents

Site Plan Overview

Site Utilization

Phasing Plan

Development Standards

Site Management

Site Design Summary


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Site 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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Site 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.


WB Osprey Builders

Phasing 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.


WB Osprey Builders

Development 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.


WB Osprey Builders

Site 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


WB Osprey Builders

Site Management

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 Builders

Site 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.


WB Osprey Builders

Estimate

Table of Contents

Estimate

Land Development Estimate

Dwelling Construction Estimates

Options


WB Osprey Builders



WB Osprey Builders

Piedmont 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


WB Osprey Builders

Peachtree 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


WB 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


WB Osprey Builders

Williamsburg 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


WB 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






WB 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






WB 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






WB 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






WB Osprey Builders

Option 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


WB Osprey Builders

Schedule

Table of Contents

Multi Family Home

Single Family Home

Master Phase Schedule


WB Osprey Builders

Multi Family Homes


WB Osprey Builders

Single Family Homes


WB Osprey Builders

Master Phase Schedule


WB Osprey Builders

Site Management

Table of Contents

Site Management


WB Osprey Builders

Site Management 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


WB Osprey Builders

Site Management

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 Builders

Sales and Marketing

Table of Contents

Marketing

Housing Market Analysis

Lot Premiums and Options

Staffing

Marketing Target Audience

Marketing


WB Osprey Builders

Marketing 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 Builders

Marketing

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 Builders

Housing 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.


WB Osprey Builders

Lot 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


WB Osprey Builders

Staffing

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.


WB 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.

Booming with Confidence 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 Age of Owners: 50—65

Average Income: $50,000 - $75,000

Age of Children 13-18


Average Income: $100,000—$124,000

Presence of Children: Moved Out


Average Income: $50,000 - $74,000

Age of Children Moved Out

Marketing Target Audience


WB Osprey Builders

Marketing

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 Builders

Financial 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 Builders

Risk 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 Builders

Risk 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 Builders

Quality 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 Builders

Financial 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 Builders

Proforma 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 Builders

Expenses 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 Builders

Range 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 Builders

Sustainability

Table of Contents

Sustainability

Basement

Homeowners Education

Summary


WB Osprey Builders

Sustainability

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 Builders

Sustainability

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 Builders

Sustainability

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 Builders

Basement

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 Builders

Homeowners 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 Builders

Sustainability 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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