Fairview Manner and Collingbrook Estates

Fairview Manor and Collingbrook Estates are a 100.4-acre, high-end, single-family development being constructed in five phases with 81 one-acre and two-acre estate residential home sites. 32.97 acres was developed as part of the Fairview Manor subdivision and contains 28 estate residences, all of which are sold. Gross revenues will exceed $19.0+ million when all sales are recorded.

Simultaneously with the Waste Water Pumping Station (WWPS) construction, the raw land component of Fairview Manor was under active development and well behind the committed financial and marketing delivery schedules. Major hurdles were encountered that required Stephen Gunn to revise both the approved plans and specifications. This produced $725,000 in cost reductions and savings, which included the replacement and augmentation of site development personnel. These measures achieved the following savings in time and money for the developer:

Stephen Gunn required the previously approved Tree Conversation Plan, or TCP-II plans, to complete four major revisions for Phase 1, 2, and 3. This resulted in $365,583 in cost reductions, which included the elimination of $211,500 in off-site tree banking mitigation and modification to both plant material schedules and woodland conservation fencing.
The Storm Drain and Paving plans were amended to reduce costs for the 2,996 L.Ft. of bio-swales, the 20 driveway access culvert systems, the elimination of 3,700 L.Ft. of the standard county underdrain systems, and the elimination of the triple 60-inch wetland crossing culvert system, which included concrete head and wing wall structures that were “temporary” and subject to removal when permanent access to the Waste Water Pumping Station (WWPS) was constructed from Phase 2.
Stephen Gunn re-negotiated the development contracts and substituted the site grading contractor, the storm drain contractor, the paving contractor, the site sediment control and landscaping contractor, and the dirt broker. All of this reduced costs and condense the development schedules for Caruso Homes, the developer.

The remaining 67.43 acres known as Collingbrook Estates is currently under site development in three phases. When complete it will contain 53 one-acre and two-acre estate home sites. It is estimated that sales revenues will exceed $37+ million over the next two years based upon current sales pricing. Gunn managed the cost analyses of the next two phases, selected the most qualified contractors and began site development work. During this process, he documented the following opportunities which, if followed, will produce substantial cost reductions and development savings for Caruso Homes in the range of $700,000-$800,000.

He recommended:

The developer perform geotechnical soils tests to determine the necessity of constructing underdrains directly beneath the paving sections on both sides of all proposed road systems and to request a plan amendment to delete these county standard improvements. If granted, a $207,000 cost savings could be generated.
That if the successful program of construction used in Phase 1 is followed, the 6,117 L.Ft. of Phase 2 and 3 bio-swales would generate cost savings in the range of $153,000.
That implementation of the amended TCP-II revisions using Phase 1 means and methods should produce cost reductions in the range of $210,000 to $250,000.
That the substitution of High Density Polyethylene Pipe (HDPE) driveway culverts for Reinforced Concrete Pipe (RCP) will generate cost savings in the range of $40,000-$50,000.
That revision to ganging utility crossings and utilizing the standard street light budgets will generate an additional cost reduction of $125,000.

Fairview Manor

Included within the Fairview Manor section is the $2.4 million, 150,000 Gallons Per Day (GPD) Waste Water Pumping Station (WWPS). Construction began January 2015 and languished for seven months. Construction was further held up by adverse weather and the inability to construct a temporary access road and stream crossing in compliance with the ACORE/MDE permitted and controlled wetlands with year-round flowing streams. Access for these improvements was further restricted from March 1st through June 15th for the annual fish migration and spawning, which added three and one-half months to the development schedule.

Stephen Gunn was brought in to assume project management for this CIP program and charged with getting this critical project back onto a reliable delivery schedule.
The controlling governmental agencies required the WWPS facility to be completed, operational, and accepted by WSSC before the 81 platted lots owned by Caruso Homes were able to request water and sewer services for their proposed estate residences.
The adjacent streams and wetlands generated a high-water table to six feet below the existing grades. This required an adjustment to both means and methods in how the facility could be constructed.
Pile driven sheet steel was installed to a depth of 26' below present grades to allow for the WWPS to be excavated and reinforced for safety.
To maintain control of the constant inflow of water, a well-pointing system was constructed with a stand alone power generator. This included a 500-gallon fuel tank and pump system, a six-inch suction and discharge hydraulic pump system connected to hundreds of well points, and drain lines through a perimeter manifold system. These ran for five months on a 24/7 schedule through the fall and winter.
The Waste Water Pumping Station and its infrastructure were accepted by WSSC and released for service on April 14, 2016.