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									Transmittal Letter

From JD Construction Management

      1234 Password Dr., San Antonio, TX 78220

 To Mr. John Strybos

      Project Coordinator, City of Laredo, P.O. Box 999, Laredo, TX

Date August 13, 2007



Dear Mr. Strybos,

Please accept the accompanying project management plan entitled “Old Milwaukee

Construction Management Plan.”


This plan details how JD Construction Management will oversee the development of the

Old Milwaukee subdivision to provide high quality, affordable residential housing and its

associated infrastructure to meet the growing needs of the City of Laredo.


We look forward to working with the City to help provide this much- needed

development.


Sincerely,


David Wagner and Jason Grewe

JD Construction Management



Jason Grewe and David Wagner
Summary




Jason Grewe and David Wagner
Table of Contents

Transmittal Letter
Dear Mr. Strybos,
SummaryTable of Contents
Table of Contents
Introduction
Project Description
Housing Costs
Project Cost
Project Schedule
Housing Construction Resources
Project Resources
Value Engineering
Team Qualifications
Management Approach
Management Resources
References
Detailed Project Schedule and Resources
Project Cost Details
Topographic Map
Technical Information
Resumes




Jason Grewe and David Wagner
Introduction




Jason Grewe and David Wagner
Project Description

JD Construction Management will be overseeing the construction of 140 small (1120-

1232 square-foot) homes in Colonia Old Milwaukee. This subdivision covers over 200

acres and features large lots with plenty of open areas. Only the area immediately around

each house is to be cleared so little of the natural landscape will be disturbed by

construction, preserving the rugged Laredo scenery for families to enjoy while

minimizing both site preparation costs and the costs associated with providing the

drainage necessary for this neighborhood. In addition, busy residents should be pleased

with the maintenance savings, both in time and irrigation water afforded by this layout.

Also, a number of alternatives are proposed in the value engineering section of this

report.


To complete this intense project on time and within budget, JD Construction

Management will assign its best managers to oversee what will become a very busy and

fairly large worksite for a year.




Jason Grewe and David Wagner
Housing Costs

This project requires the construction of a total of 139 houses of four different designs.




Jason Grewe and David Wagner
Project Cost

Estimated project costs derive from the 2006 National Construction Estimator and are

adjusted as indicated below.


$7,300,185.49 Total Unadjusted Infrastructure

-219,005.56     -3% Location

+0.00           +0% Inflation 1)

+12,418,820.00 Total Adjusted Houses

—-

$19,499,999.93 Total Adjusted Project

+1,364,999.99 7% Design

+208,650.00     1% Mobilization

+842,946.00     4% Program Management

—-

$21,916,595.92 Total Project Cost


JD Construction Management provides the best service for the City’s construction dollar.


1) Construction inflation has been flat since the estimation numbers were collected in

2006; see appendix.




Jason Grewe and David Wagner
Housing Construction Schedule




Jason Grewe and David Wagner
Project Schedule

Each stage requires the appropriate materials, labor, and equipment as detailed elsewhere.


      Stage        Duration        Dates

1 Clear            15 weeks 9/3/07-12/17/07

2 Trench           26 weeks 9/10/07-3/10/08

3 Utility Lines    24 weeks 9/17/07-3/3/08

4 Grade            31 weeks 9/24/07-4/28/08

5 Pave             27 weeks 10/1/07-4/07/08

6 Connect Utilities 18 weeks 10/8/07-2/11/08

7 Build Homes      47 weeks 10/8/07-9/1/08


JD Construction Management will deliver your project on time.




Jason Grewe and David Wagner
Housing Construction Resources




Jason Grewe and David Wagner
Project Resources

The equipment needed by each crew is provided by the contracted construction company.

     Dates         Duration Qty Craft Code                         Crew
                                             1 laborer, 2 truck drivers, 2 tractor
9/3/07-12/17/07 15 wk      2    C2
                                             operators
9/17/07-1/21/08    18 wk   2    C5           2 laborers, 1 truck driver, 1 tractor operator
9/17/07-10/1/07    2 wk    1    C8           1 laborer, 1 carpenter
10/8/07-10/25/07   1 wk    1    CL           1 laborer
9/17/07-3/31/08    28 wk   2    E1           2 electricians, 2 laborers, 1 tractor operator
9/17/07-4/28/08    32 wk   1    E4           1 electrician, 1 laborer
9/17/07-3/31/08    28 wk   2    M1           1 bricklayer, 1 bricklayer’s tender
10/1/07-3/24/08    25 wk   12   P5           3 laborers, 1 tractor operator, 1 truck driver
10/8/07-2/11/08    18 wk   1    P6           1 laborer, 1 plumber
10/1/07-1/28/08    17 wk   2    P8           1 laborer, 1 cement mason
10/1/07-4/07/08    27 wk   4    P9           1 carpenter, 1 laborer, 1 cement mason
9/10/07-3/10/08    26 wk   24   S5           5 laborers, 1 crane operator, 1 truck driver
9/10/07-2/25/07    24 wk   3    S1           l laborer, 1 tractor operator
9/24/07-4/28/08    31 wk   1    T0           1 tractor operator
9/17/07-3/17/08    26 wk   6    U1           1 plumber, 2 laborers, 1 tractor operator

JD Construction Management handles the details. All you need to do is take the credit.




Jason Grewe and David Wagner
Value Engineering

Value engineering considers alternatives to the current, common, generic, standard

specifications to find better means of meeting project requirements. Besides considering

less common engineering options, value engineering analysis may be done to optimize

less common criteria. For example, rather than plotting a residential road in such a wa y as

to minimize the cost of building the road as is commonly done, the road may be routed to

maximize property values, perhaps by avoiding large, valuable trees and by providing

more lots with better views. Depending on the terrain, the cost increase may not be as

great as expected since a more scenic route may involve less drainage and earthwork

costs by skirting hills and valleys rather than cutting and filling straight through them.

This kind of give-and-take is common in value engineering analysis and the process

results in choosing the best design for each project.


Although we did not reevaluate the street routing proposed for this project at this time, JD

Construction Management is prepared to do so if the City would like to consider this. We

did identify some other significant opportunities for value engineering and outline these

below.


Decentralized Wastewater Treatment


The relatively sparse population density and somewhat hilly terrain of the Old Milwaukee

subdivision, along with the location of existing wastewater collection lines combine to




Jason Grewe and David Wagner
raise the cost of installing conventional wastewater collection lines to over $14,000 per

house. This totals over $2 million, almost 10% of cost of the entire project.


The majority of this cost is for digging fairly deep trenches in many places to ensure

adequate wastewater flow, and the usual alternative of installing lift stations would only

increase costs further for the 140 families living here. Although individual septic systems

would cost less than one- fifth of wastewater collection ($2500/house), these are assumed

to be unsuitable for this development.


A decentralized wastewater treatment system could be engineered specifically for this

subdivision, at a cost of $5,140 for each house including the professional wastewater

engineering design fee. This would be a 65% cost savings over the proposed conventional

wastewater collection, and has the added benefit of providing recycled water for

irrigation. Although it would be up to the wastewater engineers to determine the best

configuration, one possibility would be to collocate treatment units along the edges of the

right-of-way with the utility sheds being built for every four houses. The recycled water

produced by these treatment units could be set up to irrigate the adjacent curb area and

create a tree- line boulevard to greatly enhance the character of the entire neighborhood.


JD Construction Management will coordinate the work needed to build Old Milwaukee

into a safe, clean neighborhood.


Road Width


Another neighborhood enhancement is to reconsider the roadway width. The standard

Laredo 30’ residential street width is intended to allow for on-street parking in more


Jason Grewe and David Wagner
densely-populated subdivisions than this one. In Old Milwaukee, this code-specified

width provides space for parking over 1000 vehicles on the streets, more than seven in

front of each and every house. A less expensive and more practical means to provide on-

street parking is to narrow the street and pave only 40’ of parallel parking space adjacent

to the street in front of each house. This provides space for at least two vehicles in

addition to the three that can be parked on the driveway and apron at each house.


In addition to a safer street due to the traffic-calming effect of a narrower roadway, street

paving costs will be cut by one-third, or almost three-quarters of a million dollars.

Though this savings will be offset by $170,000 for paving and curbing the parking

spaces, the net savings is over $500,000, more than $4000 for each house, and residents

are likely to find the arrangement more pleasing than living on a 30’ wide racetrack.


The resulting increase in curb area would be particularly attractive if it is lush, green, and

planted with trees irrigated by recycled water as discussed above, and JD Construction

Management will fit all these pieces together.


Reduced Home Setback


To improve the cohesion of the community and its street life, homes in this neighborhood

may be placed closer to the street than the standard 50’ setback. Doing so reduces

infrastructure costs, both by minimizing the amount of site work necessary to build each

house and by reducing the need for additional drainage provisions in the subdivision as a

whole.




Jason Grewe and David Wagner
The cost savings here are more modest than other value-engineering analyses presented

here, $100,000 in total to reduce the setback to 40’, but when combined with the

additional planting strip area on the curb as suggested above, may result in a more

pleasing homesite layout. This is a case where the preferences of the future residents of

Old Milwaukee should be considered. Will they prefer to maintain a larger front yard or

would they rather be more engaged in the neighborhood?


The City represents the interests of its citizens, and JD Construction Management will be

pleased to manage the construction of a neighborhood where people will enjoy raising

their families.


Other Opportunities


JD Construction Management always finds better ways to provide the best value to our

customers and the City of Laredo will get the maximum service from every dollar

entrusted to our management team.




Jason Grewe and David Wagner
Team Qualifications

To complete this project in one year as scheduled, a team of four people will be dedicated

to managing this project full time. JD Construction Management employs the most

reliable managers, assigning only those with at least ten years construction management

experience to lead highly-qualified teams of professionals.


      Antonio López will lead the team managing the Old Milwaukee development. Mr.

       López’s unique and wide-ranging South Texas leadership experience managing

       complex and lengthy logistics operations will enable him to see the project

       through to its inevitably successful conclusion.


      José de Urrea is similarly qualified, with the vast experience needed to manage

       the day-to-day infrastructure operations.


      Sidney Sherman and Edward Burleson’s combined expertise in personnel

       management will keep the work coordinated and flowing smoothly throughout

       construction.


JD Construction Management looks forward to providing the City of Laredo with the best

leadership team to manage construction of the Old Milwaukee subdivision.




Jason Grewe and David Wagner
Management Approach

JD Construction Management provides the maximum service for every dollar entrusted to

our experienced management team. We assign the best combination of resources to meet

the needs of our customers within the constraints of the project. We practice the arcane

art of “Management by Competence,” an ancient method of hiring qualified people and

assigning them to jobs they can do well. JD Construction management applies the same

high standards to all of its subcontractors to deliver the quality work you expect.


JD Construction Management is competent.




Jason Grewe and David Wagner
Management Resources
JD Construction Management uses the most effective management tools to coordinate

project work. We adopt the technology appropriate for each job and communicate with

all interested parties in the manner they prefer. Our teams prefer to prevent problems

from occurring, but when they happen, inform everyone involved promptly to solve them

quickly and remain in control of the project.



JD Construction Management will marshal the resources you need for the job.




Jason Grewe and David Wagner
Conclusion




Jason Grewe and David Wagner
References




Jason Grewe and David Wagner
Detailed Project Schedule and Resources
The equipment needed by each crew is provided by the contracted construction company.


     Dates       Duration Qty Craft Code                          Crew

                                             1 laborer, 2 truck drivers, 2 tractor
9/3/07-12/17/07 15 wk      2    C2
                                             operators

9/17/07-1/21/08 18 wk      2    C5           2 laborers, 1 truck driver, 1 tractor operator

9/17/07-10/1/07 2 wk       1    C8           1 laborer, 1 carpenter

10/8/07-10/25/07 1 wk      1    CL           1 laborer

9/17/07-3/31/08 28 wk      2    E1           2 electricians, 2 laborers, 1 tractor operator

9/17/07-4/28/08 32 wk      1    E4           1 electrician, 1 laborer

9/17/07-3/31/08 28 wk      2    M1           1 bricklayer, 1 bricklayer’s tender

10/1/07-3/24/08 25 wk      12 P5             3 laborers, 1 tractor operator, 1 truck driver

10/8/07-2/11/08 18 wk      1    P6           1 laborer, 1 plumber

10/1/07-1/28/08 17 wk      2    P8           1 laborer, 1 cement mason

10/1/07-4/07/08 27 wk      4    P9           1 carpenter, 1 laborer, 1 cement mason

9/10/07-3/10/08 26 wk      24 S5             5 laborers, 1 crane operator, 1 truck driver

9/10/07-2/25/07 24 wk      3    S1           l laborer, 1 tractor operator

9/24/07-4/28/08 31 wk      1    T0           1 tractor operator

9/17/07-3/17/08 26 wk      6    U1           1 plumber, 2 laborers, 1 tractor operator


JD Construction Management handles the details. All you need to do is take the credit.



Jason Grewe and David Wagner
Project Cost Details




Jason Grewe and David Wagner
Topographic Map




Jason Grewe and David Wagner
Technical Information




Jason Grewe and David Wagner
Resumes




Jason Grewe and David Wagner

								
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