“We don’t have one at-bat to get this project right; we have one swing at the plate.”
It was this mindset, as boldly stated by Layton Executive Vice President Randy Patterson, that set the tone for the entire Layton team as they embarked on what would be a massive undertaking: a 660,000 SF, multi-phase student housing project at Vanderbilt University.
While Patterson’s words were meant specifically for Layton’s endeavor at Vanderbilt, this all-or-nothing approach (and it’s always all) is the presiding sentiment of the Layton team in Nashville and beyond.
Layton’s team at Vanderbilt
Enhancing the Student Experience: Vanderbilt’s Residential Reinvention
Vanderbilt’s desired scope was extensive. This new housing complex would replace four existing dormitories that had exhausted their lifespan. Here’s what Layton was tasked with:
- Demolish four existing buildings on an active campus and along West End Avenue, a main thoroughfare.
- Build three residential colleges, including a 20-story residential tower, in their place.
- Revitalize the West End Row with 12 acres of site improvements.
- Upgrade crucial campus infrastructure, including storm water, sanitary, electrical, and hot/chilled water systems.
- Complete additional campus upgrades to improve the overall community atmosphere.
This would be a marquee project for Layton, Vanderbilt, and the city of Nashville, and though the Layton team faced several challenges, nothing was going to stop them from knocking it out of the park with that lone swing of the bat. In their minds, they had to win the project, and they had to nail the execution. They did both.
First Thing’s First: Bring Down the Budget
When preconstruction commenced in 2017, the first major and perhaps most critical step was clear: reduce the budget.
The initial budget for all four student residences had been set in 2014 by a previous contractor and even back then, was higher than Vanderbilt had planned for. By the time Layton got involved a few years later, rising costs and increased market competition drove that pricing even higher, and the budgets were now wildly out of control. Still, the need for more student housing remained, and diverting funds from other campus priorities to appease cost escalation wasn’t an option.
Rendering courtesy of HASTINGS Architecture
On top of this, Vanderbilt had some other non-negotiables Layton would need to adhere to as the team analyzed costs. No changes were to be made to the total bed count (1,000), overall programming and design, or the original completion dates.
With all stipulations on the table, Layton would need to be equal parts scrupulous and innovative during the budget assembly process.
Enter: Target Value Design (TVD).
Power of Preconstruction and Target Value Design
To nail down costs on the first two buildings (Nicholas C Zeppos and Rothschild), Layton participated in extensive design charrettes—sometimes sitting with the design team for six hours—and led countless TVD meetings with the architect and Vanderbilt to analyze scope, set target values, and reduce costs item by item. In total, Layton analyzed 1,090 items.
This exhaustive process revealed an opportunity for significant savings on the exterior masonry. And to Layton’s advantage, it heavily involved concrete—one of our specialties.
“We took lessons learned from previous buildings on campus with the masonry and overall aesthetic and looked to simplify it,” explains Sean Farrell, Layton Construction Manager. He adds, “But when you look at the finished product, there’s nothing simple about it. So we took those lessons learned and honed in on the specific design patterns, and we applied some really strong case studies—working with the manufacturers, vendors, and trade partners who all stepped up to help bring costs down.”
Opportunities for increased cost efficiency extended beyond the masonry. By refining processes, optimizing trade partner schedules, and collaborating closely with the design team, Layton successfully reduced project expenses on Zeppos and Rothchild step by step, hacking the final budgets down by 5% on Zeppos and a whopping 23% on Rothschild.
The structures are largely made of concrete and the design included ornate, Gothic masonry finishes to reflect Vanderbilt’s 150-year-old aesthetic. Layton brought on sophisticated trade partners early in design to ensure quality was achieved within budget.
By the time budgeting started on Carmichael, Layton was able to build on the lessons learned from the first two buildings and drive further savings. In the end, the Nashville team’s commitment to cost optimization and efficiency ended up reducing the Carmichael budget by another 9%.
In total, Layton identified $94.5 million in potential cost savings, securing $51 million in actual reductions with Vanderbilt’s approval. At final GMP for the entire project, Layton calculated a total of just over $45 million in cost savings—approximately 10% of the overall campus improvement plan budget.
Bringing Down the House… Literally
Following the extensive TVD efforts, an equally integral piece of the puzzle loomed: three building implosions and one mechanical demolition. Though a planned part of the overall project, demolishing four, 14-story buildings on an active campus presented some daunting challenges. Maintaining the safety of students, faculty, and the public was paramount, but our team had to consider the existing buildings’ proximity to other campus buildings as well, dramatically increasing the complexity.
“Given the limited footprint, we weren’t even sure it was possible,” says Sean Farrell, adding, “But once we ensured it was, the next question was ‘How do we prepare for it?’”
First, the team had to notify the local authorities, campus operations, and the public of what was to come. Starting months in advance, Layton coordinated with Nashville police and fire departments, the Vanderbilt police, housing, communications teams, and of course Controlled Demolition, Inc.—the specialty contractor who would carry out the implosions.
“They all played a significant role in helping guide us on campus of what to expect—and we hit pretty hard on that.” Randy Patterson reflects. “There was an immense amount of work and coordination performed by multiple parties to ensure this critical implosion date was met and safety was maintained,” he recalls.
After months of preparation—and with all the necessary safety precautions in place—the implosion was executed flawlessly, and the tower quickly turned to a pile of rubble; it took only 11 seconds. The other West Tower would be mechanically demolished a few months later.
The implosion and demolition of the Carmichael West towers paved the way for the remaining East Towers to meet their end two years later—this time simultaneously. “We took two buildings down at the same time, and a lot of people don’t realize we were within 15 feet of the oldest building on campus. It was pretty unnerving,” explains Farrell. He continues, “When all was said and done, though, we had one cracked window. That was it.” Suffice to say, the preparation, coordination, and even the stress of it all truly paid off.
Three’s a Crowd: Navigating a Complex Campus Build
Constructing on a bustling college campus is akin to working in a tight urban environment; there are potential safety hazards at every turn. Balancing three simultaneous builds while ensuring student, faculty, and public safety was paramount.
To ensure transparency and mitigate all potential confusion to the public, Layton developed a dedicated project website with real-time updates on everything from weekly construction activity and emergency plans to traffic control, fencing, and wayfinding signage. The site also included a regularly updated map of the West End Neighborhood, with construction and fencing statuses noted, alongside progress photos. It even had a live webcam.
The comprehensive safety and communications plan kept both the construction staff and the entire campus community informed at all times. “I think it was greatly beneficial—providing all that necessary information and just giving everyone affected a resource throughout the project,” says Brooks Rutledge, Layton Vice President. He adds, “Communicating that level of detail is not something you do every day, and it felt like a feather in our cap.”
And it’s not just our own team who looked so fondly on that element. At the project’s end, Vanderbilt also praised the website, deeming it crucial for community information. Bob Grummon, Vanderbilt’s team leader of capital projects, went as far as calling Layton the absolute example of what the university knows is possible now. That’s the real feather in our caps.
The Final Product
Of course, with all the planning, hard work, and tireless approach came beautiful additions to the campus. The new halls mimic Vanderbilt’s traditional Collegiate Gothic aesthetic, complete with ornate detailing inside and out. Within, the buildings feature multi-use spaces, lounges, game rooms, and collaborative areas, and all three achieve LEED® certification—further driving the university’s sustainability initiatives. All the while, the West End’s transformation brings a once concrete jungle to a sprawling outdoor community, boasting pedestrian and bicycle friendly pathways and beautiful green spaces.
Closing Things Out after a Seven Year Run
As the project wrapped in 2024, the seven-year journey left a lasting, positive impression on everyone involved. Farrell shares this sentiment: “Our team is incredible, and that includes the local and national manufacturers and trade partners that proved so key to the project. They all witnessed Layton’s sincere approach to their success as it relates to our own—and it has served us well.”
Ultimately, it was a strong team effort filled with partnerships, close collaboration, and forward thinking that brought Vanderbilt’s vision to life. Today, Vanderbilt is left with a distinct, on-campus student housing development that seamlessly blends academic life with college experiences, fostering communities and learning opportunities beyond the classroom. And the city, too, is forever changed.
“We changed the West End skyline,” Farrell exclaims proudly—a true honor for the entire Layton team in Nashville.
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(615) 456-2769 | brutledge@laytonconstruction.com
