Best Practices in Master Planned Communities

Planner’s Perspective Ray Spofford, AICP, CNU-A

Variety

Street Design

Accessibility and Connectivity

Amenities

Parks and Open Space

Sense of Community

Sense of Community

Engineer’s Perspective Brad Weeber, PE, LEED AP

MPC – 46 Years of Expertise

175,624 27 Million 45+ 95,000+

Since 1977

MPC – Engineering Challenges

• 10,000 units require different thinking than 100 units

• More avenues for creative engineering solutions to solve them

MPC – Engineering Challenges

MPC – Engineering Challenges

MPC – Engineering Challenges

MPC – Engineering Challenges

MPC – Engineering Challenges

Require front end planning with team

(engineers, planners, landscape architects, owners, developer, legal team, and regulators)

Mobility

Great MPCs are great to get around

• Roads

• Traffic Modeling

• Rural vs Suburban vs Urban

• Phased Buildout

Mobility

Great MPCs are great to get around

• Multi- Use Paths

• Not just extra wide sidewalks

• How do you have Carts, Pedestrians, and bikes safely

• How transition between MU path & roads

• Signage

• Shortcuts

Utilities

• Potable Water, Sewer Service, and Reuse for a City

• Not just getting availability letter and connection to existing mains

• Major offsite utility improvements

• New WWTP, WTP, Storage Repumps, Water Wells and CUP

• Existing Utility or New Utility?

• How to Finance?

Stormwater Management

More than just treatment/attenuation

• Aesthetics and feel

• Natural Delineations

• Irrigation Source

• Value Engineering

Case Study #1

Groundwater control

• Ponds used to create “moat” between development and wetlands

• Lowered groundwater 2-3’

Saved $3 Million in Fill

Case Study #1

Groundwater control

• Ponds used to create “moat” between development and wetlands

• Lowered groundwater 2-3’

Saved $3 Million in Fill

Case Study #2

Get best outfall and pond water elevations

• Onsite area varies in elevation by 2’

• Off-site easement

• Pond chaining

Ponds as Conveyance

• Reduce pipe lengths and sizes

Saved $15 Million in Fill & Pipe

Case Study #2

Get best outfall and pond water elevations

• Onsite area varies in elevation by 2’

• Off-site easement

• Pond chaining

Ponds as Conveyance

• Reduce pipe lengths and sizes

Saved $15 Million in Fill & Pipe

Conclusions

• Many Unique Design Challenges

• Exceptional MPCs solve the Mobility, Utility, and Stormwater challenges creatively and efficiently.

• Solved with up front planning from all team members.

Developer’s Perspective Maurice Rudolph, P.E., MBA

Feasibility

• Market Demand

• Economic Timing

• Location

• Dirt

• Utilities

• Zoning and Land Use

• Property Size and Yield

• Environmental

• Political Climate

• Masterplan or Community • Community Development District Potential

Branding and Theming

• What does your Project want to be…??

• Name and Logo

• Urban, rural, suburban

• What is your target demographic

• What is the history of the property

• Unique characteristics worth weaving into the theming

• Colors

• Materials and textures

Amenities

• What amenities and how big?

• Pools are always a must

• Dog Parks

• Trails

•

Playgrounds

• Multiuse Paths

• Multiuse Courts

• Pickle Ball!

Sales and Marketing – Builder Relations

• You have a brand and theme now who best fits in?

• What size lots?

• Who builds best on what lots?

• How good are their sales teams?

• Do they have homes that fit into the theme?

• Do they maintain their prices? Volume vs. Margin

• Do they have good sales velocity?

• Team chemistry

Product Diversification

• Now you have the theme and builders

• The art of Segmentation

• What do you want the community to look like at buildout?

• Single family, duplexes and townhomes

• Apartments •

Senior Living • Retail • Commercial

Programming

• Now let’s make it come to life

• Resident events

• Create community

• Utilize the amenities to drive socialization

• Good staff to plan events

• Marketing the brand

• Create word of mouth sales from good programming

• Create a cool lifestyle

Land Use Attorney Perspective Staci Rewis

Legal Perspective

Who do you want to be when you grow up?

LANDOWNER DEVELOPER

BUILDER HYBRID

Entitlements

• Mitigation

•

Pro Forma

Economy of Scale / Benefits

Road Map

Order/Approvals

Covenants/Deed Restrictions/Allocations

Responsibilities

Questions?