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  • Published on: 7th September 2019
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Project Plan for Murfreesboro Town Home


Group #1

(Richard Bundy, Naif Basudan, Will Daniel)

  Executive Summary: D and B Contracting service proposes a project plan to design, and construct 64 Town homes in city of Murfreesboro. With the growing enrollment at the University combined with the growing economy this plan would generate substantial profit for both D and B Contracting and Farrer Properties. The total cost of the project is $17,937,139 and it will take eight months to construct.

  Project Description:

2.1. Project Scope:

2.1.1. Design and build townhomes for renters market in provided acreage. Design is for the maximum amount of townhomes on given acreage to allow maximum profit for our client, Farrer Properties. Project to be carried out by D&B Contracting Services. Project has deadline of June 1st, 2017. Project to be conducted solely by D&B Contracting Services with standard business practices. Project to be conducted abiding by all standard codes and regulations in city of Murfreesboro and state of Tennessee. Project requirements to be fully supplied by resources from D&B Contracting Services. Farrer Properties to sponsor project with D&B Contracting Services to assign project manager and team. Initial risk: Current resources in D&B Contracting Services may be insufficient to finish project by deadline. Townhome design to be completed by November 1st, 2016. Required approvals and permits to be completed by December 1st, 2016. Townhome building to start by January 1st, 2017. Costs for design development and building estimated to be $18 million for 64 townhomes. Project to be managed by Richard Bundy, project manager, with overall responsibility assigned to D&B Contracting Service’s senior executive.

2.1.2. Work Breakdown Structure and Index:

Town Home WBS

     1.0 Contractual agreement and permits

                               1.1 Contract with Owner

                                       1.2 Submit Plans to City, County, etc.

for review and approval

1.3 Acquire Permits including electrical, building                                                                1.4 Determine brick color and mortar from Client

  2.0 Site Work                                                                                                 

2.1 Hire Civil Engineer to Evaluate lot grade for codes

2.2 Have crew grade lot and clear off debris

                              │                                                                                     3.0 Foundation work

    3.1 Survey out location on lot

    3.2 Hire out excavator to prep for footings

  3.2.1 Inspection

    3.3 Material for foundation delivered

    3.4 Lay foundation

    3.5 Grade crawlspace areas and install stone


         4.0 Construction  

   4.1 Delivery of building Packages

   4.2 Temporary power Installed to site

   4.3 Frame structures and weatherproof outer walls

   4.4 Install Roofing and Flashing

   4.5 Install Doors and Windows

   4.6 Inspection


        5.0 Sub-contracts phase 2

    5.1 Electrical Rough-in wire home as per plans

    5.1.1 Inspection

    5.2 Plumbing

5. 2.1Rough-in plumbing,  

 5.2.2 Connect to city, water, & sewer

 5.2.3 Inspection

5.3 HVAC

5.3.1 Rough-in

5.3.2 Inspection

5.4 AV Contractor  

5.4.1 Rough-in

5.4.2 Inspection   

5.5 Masonry Contractor

5.5.1 Install brick veneer



6.0 Interior Finishes

6.1 Insulation Contractor

6.2 Sheet Rock Contractor

6.2.1 Hang & Finish Boards

  6.3 Finish Carpenter

6.3.1 Install Interior Doors, Trim Windows,

6.3.2 Add Baseboard

  6.4 Paint Contractor

6. 4.1Prime and Paint Interior

  6.5 Cabinet Contractor

6.5.1 Install Cabinets

6.5.2 Set Countertops

6.6 Floor Coverings

6.6.1 Carpet

6.6.2 Vinyl     

6.6.3 6.6.3Marble, etc.

6.7 Electrical

6.7.1 Trim Out

6.7.2 Set Light Fixtures

6.7.3 Outside Lighting

6.7.4 Inspection

6.8 Plumbing

6.8.1 Set Fixtures

6.8.2 Water Heaters

6.8.3 Inspection

6.9 HVAC

6.9.1 Set Units

6.9.2 Install Thermostats

6.9.3 Inspection

   7.0 AV Contractor

 7.0.1 Security System       

  7.0.2 AV Wiring


   7.1 Finish Carpenter

 7.1.1 Install Interior Hardware

   7.2 Glass & Shower Contractor


 8.0 Exterior Completion

    8.l Do Final Grading

8.2 Form and Pour Sidewalks

                      Steps and Driveways

8.3 Complete Exterior Painting

8.4 Landscape


9.0 Call for Certificate of Occupancy

2.2. Project Deliverables

2.2.1. Site 4.5-acre lot for sixty-four townhomes to be built. Landscaping and irrigation will be installed in accordance to local codes. Standard profile curb and precast concrete wheel stops, and 30’ double fixture light poles and bases.

2.2.2. Mechanical/Electrical Each town home is self-sufficient with its own air condition and electrical wiring in compliance with the local and state codes  

2.2.3. Operational 64 townhomes

2 units per townhome

2 bedrooms per unit

  1 ½ bathrooms per unit

2.3. Constraints and Assumptions

2.3.1. Constraints Site is approximately 4.5 acres in size and driveway requirements have caused less room for landscaping. Labor market in the area become more demanding, leaving availability for labor harder to come by. Local municipalities must approve construction storm water management plan. Weather is the only possible delay that has been estimated into the schedule. Site signage must meet Murfreesboro standards. Electrical and plumbing systems must meet the LEED Silver standards for efficiency. Ceiling space is limited and does not allow for being vaulted. Flow rates for domestic water have minimum size requirements of 1-1/2” for any pressurized pipe. Based on region, temperatures and weather do not allow for cost efficient HVAC systems.

2.3.2. Assumptions Standard 40-hour workweek has been assumed. Weather delays have been assumed to meet deadline and projections. Subcontractor market in area is good enough to competitively bid on this project. Free access to site during the duration of project. Deliveries of materials will be scheduled and delivered on time. Subcontractors will provide capable employees to complete their contracted tasks. Local officials will help prepare surrounding for traffic detours to lessen congestion and increase speed of deliveries. Townhomes will be constructed to project plans and specifications without any major changes.

2.4. Potential Risks and Categories

2.4.1. Technical Material availability is limited due to unexpected circumstances. Site design overburdens storm water management system. Issue with acquiring required permits for building Increase materials price due to availability of raw materials Townhomes components installed incorrectly Townhomes components do not pass inspection qualifications Murfreesboro required city codes and permit costs increase after estimate

2.4.2. Project Management Subcontractors default due to financial stress and cannot faithfully execute the subcontract Project manager is underqualified at completely overseeing the project activities Project management team is bogged down with employees and becomes redundant Errors and/or omissions in base schedule and/or estimate causing expensive change orders Labor strikes from unionized contractors Health and Safety of on-site subcontractors and their crews during the construction phase Owner change in project scope during or after project scope completion

2.4.3. Organizational Upper management support team fails to address project team needs Financial distress within Charlie Farrer of Farrer Properties causing project default Project management support staff underdeveloped, leaving project management team to become overburdened with work Project team members at any level disagree or are not satisfied with one another causing less effective results

2.4.4. External Weather, vandalism, and burglary at project site causing key shutdown, loss of materials, rework, etc. Subcontractors employees becoming sick, injured, or any other reason that could delay work Local organizations resist the project from proceeding as planned

2.5. Integrated Project Reviews

2.5.1. Project Metrics Construction Metrics Weekly jobsite coordination meetings to be conducted on the first day of the work week to review the following: Current project schedule vs. projected schedule Critical path Items Long lead item procurement Safety and health updates of all employees Potential variable and change items Coordinate scope between trades Bi-weekly outlook Daily progress reports to be submitted by on-site subcontractors and vendors detailing their crew size, hours worked, work performed, location of work performed, coordination issues, and work to be completed for the week. Subcontractor pay applications will be withheld if this information is not kept up-to-date Monthly executive meetings detailing overall project progress, schedule and cost management, milestone dates, issues and concerns, potential changes, and major coordination items. Superintendent to complete daily logs of resources used as allocated by the estimate. Report should include over-usage

vs. under-usage and cost impact. It should also address any needs not specifically addressed in the general conditions estimate. Design Metrics Test, balance and third-party commissioning agent to test mechanical equipment and system at the 95% of the project to ensure that system is operating to design requirements Structural engineering to conduct field-testing at predetermined milestone dates during the construction of the building structure to analyze structural integrity of building. Civil engineer to perform field-testing of all site components to ensure they meet specification requirements.

 3.0. Key Resource Requirements

3.1. Stakeholder Listing

3.1.1. Charlie Farrer, Farrer Properties - Client

3.1.2. D&B Contracting Services -    Performing Organization

3.1.3. Charlie Farrer, Farrer Properties -   Sponsor

3.1.4. Dr. Will Daniel, D&B Contracting Services -    Executive Management

3.1.5. Dillon Yanavich, D&B Contracting Services -   SPO Director

3.1.6. Richard Bundy, D&B Contracting Services -   Project Lead

3.1.7. Dr. Ellie Goulding, D&B Contracting Services -   Project Architect

3.1.8. Dr. Naif Basudan, Farrer Properties -   Client Contact

3.1.9. Steve Austin, D&B Contracting Services -    Project Superintendent

3.2. Team Structure

3.2.1. Organizational Roles & Responsibility Dillon Yanavich Special Projects Office Director Reporting Office to MTSU for Modern Build Contractual authority Financial controller & monitoring Client liaison Business development Richard Bundy

Project manager

Subcontractor & vendor manager

Schedule coordination

Resource management

Conflict resolution

Estimate management

Accounting functions

Submittal management

Requests for Information management

Owner deliverables

Safety plan

Buyout Dr. Ellie Goulding

Lead Architect

Code compliance

Lead design

Building information model

Systems analysis

Site design

Building design

LEED compliance

MEP coordination

Specification creation

Material selection

Color schema Dr. Naif Basudan

Client contact

Mediator between 2 parties Steve Austin      Project superintendent      Daily project supervision       Safety coordinator

Subcontractor/vendor management

Potential change items


Project delivery

Testing coordination

Temporary facilities management

Site management and security


3.3. Personnel/Skills

3.3.1. Personnel Project Manager Architect Construction Manager Human Resources Contractors

3.4. Materials / Components / Parts

3.4.1. Concrete

3.4.2. Wood

3.4.3. Carpeting/Flooring

3.4.4. Insulation

3.4.5. Bath fixtures

3.4.6. Cabinets

3.4.7. Doors

3.4.8. Appliances

3.4.9. Exterior/Interior finish

3.4.10. Foundation/Piers/Flatwork

3.4.11. Lighting fixtures

3.4.12. Paint interior/exterior

3.4.13. Plumbing fixtures

3.4.14. Plumbing rough-in and connection

3.4.15. HVAC

3.4.16. Windows

3.4.17. Wiring

3.5. Subcontractors & Vendors

3.5.1. Sunset Civil Constructors

3.5.2. BGM Site Utility LLC

3.5.3. Wofford Electrical

3.5.4. Titan Mechanical

3.5.5. Rogers Group Paving

3.5.6. Baker Concrete Construction

3.5.7. Buenos Vista Landscaping

3.5.8. Terminix Termite Control

3.5.9. Waste Management

3.5.10. Rio Grande Fencing

3.5.11. Rick White Masonry

3.5.12. Cage Drywall

3.5.13. Alpha Insulation and Waterproofing

3.5.14. Superior Roofing Systems

3.5.15. Alexander Glass and Metals

3.5.16. B.F. Goodrich Doors and Hardware

3.5.17. Stanley Access Technologies

3.5.18. All Commercial Flooring

3.5.19. State Painting and Wall coverings

3.5.20. BR McMillan Specialties

3.5.21. Firetech Fireproofing

3.5.22. Cab-Con Casework and Millwork

3.5.23. All-State Fire Protection

3.5.24. Caterpillar Machinery

3.5.25. Tate Erosion Control & SWPPP

3.5.26. Port-A-Jon Site Services

4.0. Budgeted Costs

4.1. Non-Recurring  

4.1.1. General Conditions Project Manager $185,000 Architect $500,000 Construction Manager $48,000 Human Resources $24,000 Contractors $1,100,000 Tools & Equipment $100,000 Safety Equipment $30,000 Subtotal $1,987,000

4.1.2. Cost of Work Site Excavation & Grading $8,000 Electrician $213,120 Plumber $800,000 Landscaping $100,000 Termite Treatment $83,200 Masonry $480,000 Paint Interior/Exterior $352,000 Roofing $352,000 Carpenter $192,000 HVAC Installation $486,400 Exterior Siding $768,000 Flooring $480,000 Drywall $872,393 Kitchen $2,262,560 Insulation $51,200 AV Install $19,200 Subtotal $15,454,019

4.1.3. Permits, Fees, & Taxes Building Permit $58,112 Contingency $85,000 Fee $262,000 Subtotal $405,112

4.2. Recurring

4.2.1. Insurance Premiums per Year $60,288

4.2.2. ADT Security per Year (all townhomes) $30,720 Subtotal $91,008

4.3. Total Project Costs:       $17,937,139

  Project Schedule

5.1. Project Master Schedule

WBS Code

Task Name


Start Date

Finish Date


Townhome design

 10 days




Obtain surveyed land and client

7 days




Revise plans, acquire permits, and finalize with client

20 days



Civil engineer and site contractor prep land for foundation work

20 days



Foundation and subflooring

40 days



Framing of homes

28 days



Electrical, plumbing, HVAC, and AV

30 days



Finish carpenters

10 days



Final dirt/concrete work

10 days



Final inspections

5 days



5.2. Major Milestone Dates

5.2.1. Deliverables

Townhome design completed


Required approvals and permits acquired


Townhome building starts


Rough-in completion


Project completion



Risk Reduction  

Early Inspections with City  


Mechanical Equipment Procurement  


5.3. Constraints and Assumptions

5.3.1. Constraints Traffic delays in area during school semester will delay shipments Overly aggressive lag times for material procurement

5.3.2. Assumptions Standard 40-hour workweek has been assumed. Weather delays have been assumed to meet Farrer standards. Deliveries will be arrive on time as scheduled.

  Supporting Plans

6.1. Risk Management Plan

6.1.1. Risk Identification Project management team will convene early in the design phase to discuss potential project risks and develop a risk mitigation plan. The plan should include the following resources available to the project team through Modern Build’s Risk Management Office (RMO): Project team will utilize Subcontractor Management System (SMS) in the preconstruction phases of this project in order to collect information from subcontractors in regards to their financial health. This information will be considered when selecting subcontractors and vendors to contract with. Subcontractors at Risk of Default (SRDs) will be entered into a subcontractor bonding program through the subcontractors’ bonding agent or entered into Modern Build’s Sub Guard program. The purpose of this project is to mitigate

the risk of subcontractor default or failure to faithfully execute the subcontracted work. Other potential risk items: Errors and omissions in Scope of Work packages Errors and omissions in Estimate and Schedule data entry Unresponsiveness from subcontractors/vendors post award Subcontractors/vendor that do not have or participate in a regular safety program. Subcontractors/vendors currently in litigation with other general contractors. Subcontractors/vendors who participate in labor agreements with local unions. Project team will bring in Modern Build Risk Management Office for initial risk review meeting for consultation purposes. Risk Management Office to distribute and integrate risk identification software to project team members for use throughout project. Capabilities of software include: Identifying subcontractors under financial stress Planning risk events Planning availability of resources during potential risk events Projecting possible cost scenarios for different risk events. Risk review will be held on jobsite during weekly subcontractor meetings with Superintendent. A summation of these weekly meetings will be review at monthly project team meetings.

6.1.2. Risk Management Project Manager - Responsibilities Project manager to establish baseline risk plan with Risk Management office. Plan should include responses to the following: Identifying subcontractors under financial stress Planning risk events Planning availability of resources during potential risk events Projecting possible cost scenarios for different risk events. Errors and omissions in Scope of Work packages Errors and omissions in Estimate and Schedule data entry Unresponsiveness from subcontractors/vendors post-award Subcontractors/vendor that do not have or participate in a regular safety program. Subcontractors/vendors currently in litigation with other general contractors. Subcontractors/vendors who participate in labor agreements with local unions. Establish risk documentation guidelines for all project personnel. Establish communication protocol in case of a risk event occurrence. Identifying risks plan and management with owner/University team prior to commencement of work. Developing risk response plan for identified risk events Project Superintendent – Responsibilities Conducting weekly subcontractor meetings to discuss project schedule, safety, potential change items, and potential risk events Coordinating project risk plan with project manager. Distributing project risk plan to subcontractors and vendor management team In the case of a risk event, project team to communicate with executive management team and ownership/university team. Project management team to distribute risk event documentation to executive & university team.

6.1.3. Risk Budget Risk budget will be allocated in the project contingency if unquantifiable. Quantifiable risks include subcontractor bonds, subcontractor Sub Guard, etc. Budget for subcontractor/vendor bonding and Sub Guard included in the project General Conditions In the occurrence of a risk event, contingency shall only be used to rectify the event to project standard quality.

6.1.4. Risk Analysis Occurrence of a project shall be documented and include the following information:

Time & date

Subcontractors involved

Description of event

Recommended response

Potential impact At the conclusion of the project, all risk event documents shall be filed into the Lessons Learned program in the Risk Management Office.

6.2. Cost Management Plan

6.2.1. At the conclusion of cost management meetings, project management team will decide which subcontractors/merchants to use.

6.2.2. Subcontractors will submit any project costs on the 1st and 15th of every month. Any payments should be notarized originals.

6.2.3. Project manager will verify and approve any billed costs from subcontractors before accounting personnel will send out any payments.

6.2.4. Contractors shall submit application for payments before the 24th of every month.

6.2.5. Sponsor(s) will accept or decline all applications for payment by the end of the month.  Any approved applications will allow funds to be distributed within 10 business days.

6.2.6. After being verified, monthly invoices will be used to determine current cost total compared to estimated total at given point through accounting.

6.2.7. Once project is complete, management teams shall submit summaries of all costs and submitted to project lead for review

6.3. Subcontractor/Merchant Management Plan

6.3.1. All subcontractors/merchants will partake in D&B Contracting Services subcontractor/merchant management system.

6.3.2. Subcontractors shall fully familiarize themselves with any details regarding project prior to starting.

6.4. Quality Plan

6.4.1. Quality standards for townhouse building in each area of work will be analyzed and determined by the project manager in order to ensure excellence in quality.

6.4.2. Standards should meet or exceed industry standards in terms of ethics, craftsmanship, and assurances.

6.4.3. Project plans, specifications, and outlines should be predetermined in order to adhere to the specific assurances determined by quality standards.

6.4.4 Work and craftsmanship will be assessed by quality assurance in order to ensure standards are upheld and adhered to as part of the quality plan.

6.4.5. Should the quality assurance team deem any work to be deficient in terms of predetermined quality standards, the subcontractor agrees to replace materials at their own expense per the contract agreement.

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