Real Estate & Land Development

News and Insights

3 considerations when looking for the right Land and Title partner

Identifying and purchasing the right parcel of land for a project can be the difference between a successful project or a drawn-out headache. When looking for and identifying a parcel of land to develop, there are several questions clients should ask themselves. For example: Who owns the land? Are there any additional burdens and/or encumbrances that will negatively affect the project, and can they be resolved? As a project developer, you may have an answer for the first question, but what about the second? Having the right Title Research, Land, and Right of Way team on the project is crucial for thoroughly reviewing the title and minimizing risks, while still being able to offer cost-effective solutions.

It’s critical for project success that thorough land title research is completed to provide holistic awareness and complete project risk understanding. Once thoroughly completed, it is imperative that this is effectively communicated to all parties involved. Here are three considerations when looking for your next title work partner:

 

1. Will the title work be completed by the contracted land team or with a third-party land service company?  

There are numerous benefits to partnering with a company offering full title research solutions from the project initiation. These benefits include lower project costs, shorter timelines for stages of completion, and earlier initiation of work. Whether it’s a surface title or mineral title, our team of experts at Atwell hits the ground running so you get results that are faster and more effective.

2. How many parties will be involved in communication?

Effective and thorough communication drives schedules and efficiencies of a project. When working with a company that provides full field services for a project—such as title services and land survey—there is true value in the reduced need for additional communication. When there are fewer voices involved in decision-making and movement, the project will simply move faster.

When title work is completed by the Atwell Land Solutions team, the client receives consistency and efficiency across departments as a byproduct of effective and timely communication. Any issues that may arise are identified and resolved immediately amongst team members, as opposed to traditional scenarios where questions or issues are addressed through lengthy email chains between third party land service company and the project team.

A critical component of a project is landowner engagement. Understanding and communicating landowner concerns or restrictions is a must for all field activities. The key goal with effective communication is to minimize progress delays and eliminate any landowner issues.

3. Who is identifying critical issues and solving them?

As a development project starts in the entitlement process, often times the client is not aware of any potential land encumbrances that may affect the project. Identifying these critical issues early in the project is imperative. Issues such as understanding the chain of title history, potential land restrictions, identifying underground encumbrances, and other interests that are tied to the piece of land in development are essential to understand early in the entitlement process. Atwell’s Title team has the knowledge and experience to identify these potential issues and communicate effectively to the client, the landowner, and the project team during the entitlement process.

Certain mortgages may also have language that prevents work from happening to the surface. Many components of that mortgage may need to be picked apart for language that could prevent the development. This is a task for someone experienced in the matter. Atwell has deep experience doing this exact type of work to ensure we catch this language early in the process and assist in accomplishing client goals.

Our Land and Title teams kick off the work for the rest of our services. When Land gets involved, the lifeline of the process is initiated, and the concerns of the owner are at the forefront. The team can identify what areas to avoid and why, while helping clients understand and determine what areas of the property to pay special attention to.

 

At Atwell, we build strong relationships with owners, so they know who to call with questions and who to expect during those early mornings on their property. We respect our clients and the owners, and foster environments of mutual respect for all employees on the job. This is key for all our projects and is not an initiative we take lightly. Success is built on relationship longevity, and that relationship begins at the title work.

Utilizing Atwell’s subject matter experts in title work has several benefits: We have closed circuit communication, expert knowledge and experience, a passion for developing relationships, and cost-effective strategies that benefit our clients’ goals. Be it surface title or mineral title; we have the capabilities to jump start your project and get the ball rolling so you know things are already in motion before the survey team even arrives on site.

News and Insights

Overcoming wetland challenges with meticulous engineering at Esplanade Wiregrass Ranch

While wetlands are a trademark of Florida’s landscape, finding a way to successfully develop land and real estate in the region is often a difficult venture. Besides floodplains, one must consider stormwater management, drainage design, density, and soil constraints. When Taylor Morrison tapped Atwell to bring their vision of a 480-acre luxury-style community to life in Pasco County, the goal was simple: integrate the wetlands into the community design to preserve as many of them as possible.

Now, Esplanade Wiregrass Ranch is an 850-unit award-winning community that serves as the flagship of Taylor Morrison’s Esplanade portfolio. The Atwell team, led by Project Manager Griffin Furlong, Senior Director Bryan Jackson, and Associate Director Victor Barbosa, was able to apply meticulous, thoughtful engineering strategies that assured the project’s timely success and another triumphant project for their longtime client. An added layer of accomplishment was that Atwell was able to execute the project alongside RVi, part of the Atwell Family of Companies, which oversaw the landscape architecture for the site.

 

Taking the wetlands from project barrier to welcomed amenity

Atwell has been a part of this project since it began in 2018, serving as the lead civil engineers managing the due diligence, planning, engineering, and rezoning. The five-phase project is in its final stages as of 2024, with construction completed in Phases 2 – 4. Conquering the wetlands was critical in these phases, since the team’s ability to find solutions would affect the schedule and outcome of the community.

“At first, one could look at the wetlands as a negative because you’re not able to provide density in those areas,” commented Jackson. “But instead of looking at them as a negative, we saw them as a positive and incorporated them into the design elements of the project.”

This kind of work isn’t new to Atwell; the firm has completed other land development projects on wetlands before, including another Esplanade project nearby. Their experience with engineering in this kind of environment, paired with RVi’s innovative landscape architecture services, resulted in an impressive master planned community exhibiting a unique blend of nature and the built environment.

The stormwater management system was a difficult but rewarding element to design.  The extensive floodplains on the project site, along with the number of wetlands, required the team to balance and minimize offsite stormwater discharges to ensure that other areas would not get flooded. The final product was a successful stormwater management system that promotes biodiversity and sustainability via rehydration of the wetlands while providing sufficient floodplain compensation within and adjacent to the community.

“This is a project that many other developers wouldn’t have been able to execute, due to the wetlands, floodplains, and stormwater management system,” attested Barbosa. “We took the challenge of the wetlands and turned them into amenities in the community, and worked with the wetlands to incorporate them into this design.”

Atwell’s engineering paired with RVi’s landscape architecture enabled the wetlands to be incorporated into the fabric of the community.

Savvy engineering adds value and style

A feature that required a high level of engineering was the construction of multiple boardwalks. The site is located between two wetlands and had just enough space to build boardwalks without impacting the wetlands, which was a goal of the client. The team’s skills in drainage and stormwater management were heavily utilized in this aspect.

Besides navigating the wetlands, a standout engineering feature of this project is the entrance. Not only is it aesthetically striking, but it was also an engineering feat, requiring significant import soil fill to build the land about eight to 10 feet above its existing grade.

“We did our best to balance out this task in the early phases, making sure we had enough ponds to transport the fill to the right areas,” explained Furlong. The ponds can then become attractive features of the neighborhood itself, while serving another important function: They provide water treatment by getting all the oil, grease, and pollutants from cars and disposing of them before they go back into the environment.

For Barbosa, he is especially proud of the alternating side yard setbacks.

“Typically, in Pasco County, the side yard setbacks are seven-and-a-half feet on each side,” Barbosa stated. “Pasco County allows reduced side yard setbacks, but doing this would mean that the AC units would have to go in the rear of the house, and our client doesn’t typically go for that. Through zoning, we had alternating side yard setbacks approved.”

With one side measuring four feet inwards and the other side eight feet in, these alternating side yard setbacks meant the team was able to increase the density of the project while reducing the lot width. It also allowed the client to keep their original vision of having the AC units on the side of the houses as opposed to the rear.

“Atwell’s approach to master planned communities starts with collaboration and understanding the client’s vision,” said Furlong. “It takes a lot of due diligence to understand the existing site constraints to come up with a community design that is right for the client and for the land.”

Multiple boardwalks were made possible thanks to Atwell’s drainage and stormwater management.

Problem-solving plays a key role in project management

The community, which was named the 2023 Single-Family Community of the Year by Tampa Bay Builder’s Association, is in its fifth and final stage. The ability to keep the team on schedule, despite the environmental challenges, speaks to the Atwell’s expertise, diligent communication, and seamless collaboration with different entities.

The team’s problem-solving process included the facilitation of interpersonal relationships, including many months of meetings and coordination with Atwell’s environmental scientists and the Southwest Florida Water Management District. Atwell was intentional about facilitating relationships with the local municipalities to ensure that the codes they obtained and followed would be accepted as a team.

“The benefit of clients working with Atwell is that they know they’re going to get quality work,” Jackson affirmed. “Our people have the experience, are assertive, and will find the solutions. We can do that thanks to our strong internal collaboration.”

Additional challenges the team overcame were locking in the drainage model, managing tough soil conditions, and minimizing the import fill required for the project.

“My favorite part of this project was the problem-solving,” said Furlong. “That’s what engineering is all about: fortifying skills, learning something new, confronting challenges, and overcoming them as a team. When problems arise, the client looks to us to solve them, whether that involves contacting the necessary people or holding necessary meetings. I think all of this is what Atwell does well.  We know how to solve problems, collaborate, and figure out how to get to the finish line.”

Delivering consistently excellent engineering keeps clients and communities happy

The team’s hard work resulted in a resort-style community that embraces the natural landscape.

“It was satisfying to see how Esplanade Wiregrass Ranch benefited from Atwell’s engineering acumen,” Furlong stated. “Our work enabled the wetlands to coexist with other features of the development.”

“We were able to build a great community in conjunction with our RVi team and it turned out to be a success,” said Barbosa. “The project is a great representation of Taylor Morrison’s Esplanade brand and their resort-style communities. They’ve been a wonderful long-time client of ours, and we’re glad to continue strengthening our relationship with them.”

Atwell’s culture of collaboration—with clients, internally with its teams, and with its Family of Companies such as RVi—paves a pathway for creative problem-solving, successful projects, and satisfied clients.

News and Insights

Aerial mapping paired with in-house survey services leads to better data, increased efficiency, and expanded possibilities

 

The accelerated progress of a 4,000-acre solar farm development in southern Illinois was due in large part to Atwell’s survey team in its Naperville, IL office. By incorporating various aerial mapping tools into their surveying and project management process, the team was able to efficiently and safely deliver successful outcomes to the client.

What does aerial mapping accomplish?

Atwell utilizes drone-based LiDAR (Light Detection and Ranging) and photogrammetry payloads to provide accurate and efficient surveying. These technologies allow our surveyors to map large areas and access hard-to-reach or dangerous areas quickly and safely. Atwell strives to be a leader in these technologies as we analyze how they can benefit our clients and meet increased demands for these services.

The benefits of aerial mapping

Aerial mapping provides a number of benefits to clients for their projects. Because the drones are able to survey a wider scope of land, including hard-to-reach or dangerous areas, mapping can be completed more safely and efficiently. There is also little to no interference with highways, train tracks, or other transportation sites. Team members can do their work from a safe distance in a fraction of the time with more accurate data. For a 4,000-acre project like this one, saving time in an effective and safe way has a significant impact on the timeline and a successful outcome.

For a solar farm, aerial mapping allows surveyors to more accurately determine how suitable a site is and how to more effectively plan for the overall development. The slope of the land is important for determining the maximum amount of sunlight that solar panels can capture, and unobstructed views and paths are also vital for solar panel operation. The drones are able to pinpoint all of the necessary information for the surveying team to understand the land and topography better. Data acquired from aerial mapping is not only more precise, but it produces higher quality imagery. With aerial mapping, a number of deliverables are available, from orthomosaic maps to digital surface models (DSMs) to contour line mapping.

Finally, aerial mapping is not only useful for renewable energy projects. It can be applied to all of the markets that Atwell serves: real estate and land development, oil and gas, and power and renewable energy. We can provide clients with an extra layer of confidence that their projects will be completed as precisely, promptly, and safely as possible.

Realizing the potential of aerial mapping services

Tori Aper, a Project Surveyor at Atwell, knew of another land surveyor with decades of experience and a professional emphasis on geospatial technologies, including aerial systems. That person happened to be her husband, Kurt Aper. With Kurt’s expertise, the team was able to build and strengthen Atwell’s aerial mapping services and successfully execute Atwell’s largest geospatial surveying project to date.

According to Tom Bartosik, Project Manager, this solar farm project was one that would usually have the support of subcontractors; however, the team completed everything in-house. Kurt’s extensive knowledge in the subject contributed to Atwell’s ability to use aerial mapping as a way to increase efficiency and safety for the team and the client.

Considerations when aerial mapping: climate, equipment, and time

Field verification of the quality of the LiDAR data is critical to a project’s success, including this one, enabling the team to catch and correct issues and adjust flight parameters while still on site. The site’s remote nature and large size made it necessary to use a portable generator so that drone batteries could be charged on-site, allowing almost continuous flights. Finally, weather is an important factor in using aerial mapping strategically. This particular solar project development took place in December. The frigid temperatures, various precipitation, and wind often made flying difficult.

Planning and processes for effective aerial mapping

Flying a large site like this, where one would usually subcontract traditional airplane-based mapping service, requires forethought and preparation. The team relied heavily on thorough pre-flight planning.

“We needed comprehensive planning of ground control targets and flight areas to make field work efficient,” explained Kurt. “I chose the initial ground control points (GCPs) and relied on my team to continue the process.”

Pete Roberton, Survey Crew Chief, led those efforts. After setting the 30 GCPs in locations that Kurt had chosen, he continued with section and boundary recon. All the GCPs were about 1,800 feet apart, sitting on or adjacent to roadway, which made the process immensely easier.

“I would set the GCPs at the southwest end of the site first,” Roberton explained. “As soon as I completed an area large enough to begin flying the drone, Kurt would send the drone up. I was able to complete all the GCPs in one day and spent the following days searching for section and boundary corners while aiding Kurt as a visual observer for the longer flight lines.” The duo spent about three-and-a-half days on the 4,000-acre site.

Processing and extracting aerial data

When it was time to process and extract the aerial data, Tori Aper led the way. After processing the LiDAR data, ground features were extracted from the point cloud to be brought into the topographic base map. The topography varied greatly, with bank cuts for roads and bank tops for the streams and ditches, so maintaining the tops and bottoms of banks was crucial in extracting accurate points for the surface tin. Flying with LiDAR allowed the project surveyor to ascertain the centerline of streams and ditches, even in forested areas.

“If the area was too obscure in the point cloud, I had a crisp photo of the entire area to fall back on to see what was taking place, thanks to the photogrammetry,” explained Tori Aper. “I could then pull data from the point cloud for all the line work and ground elevation points, which were brought into CAD for the topographic base map and eventual surface creation.”

An example of an image captured via photogrammetry.
A point cloud sample.

The team’s mapping was executed with impeccable skill and the entire site was flown in just a few days. The mapping was then processed the following week, saving Atwell and the client several weeks of time and resources.

“We’ve been able to hone our skills and confidently offer this service with our other projects.” Bartosik noted. “At Atwell, whether it is surveying or mapping services, engineering design or environmental services, we are truly one company with numerous solutions!”

News and Insights

A framework for success: How stakeholder engagement reduces risks and connects community opportunities

 

Have you been surprised by stakeholder feedback on a project that wasn’t anticipated? Did it impact your schedule or scope? Did it challenge your overall project budget? Maybe your project couldn’t move forward as planned.

Whether it’s community input to make a more informed design decision or setting up a framework for stakeholders to engage on a controversial plan, we creatively design and deliver custom stakeholder engagement plans for your projects and programs.

Danielle Peoples, Project Director, Communications & Stakeholder Engagement at Atwell, has observed a growing demand and interest in developing community benefits for projects across the industry over the past 13 years.

“Communities, individuals, and organizations have important perspectives and experiences to capture in designing the best possible solutions. We know that taking time to research and listen to feedback on potential hurdles or barriers and then developing creative options that can reduce risk, streamline projects, and increase involvement is helping our clients and the communities they’re working within feel more satisfied,” said Peoples.

One of the primary advantages of proactively engaging and understanding the communities we’re working in is risk management. Rather than advancing a project and making significant commitments only to run into an issue late in the process when adjustments are challenging and costly, adapting project planning to allow for input from stakeholders early offers significant benefits:

1. Deepen understanding of the community and its needs

With the technology available today, engagement is more effective than ever before. Whether via social media, visual simulations, virtual or in-person meetings, it is now easier to request and listen to community vision and work to find commonalities to advance project goals.

2. Initiate and strengthen the discussion

Proactive efforts to communicate the project objectives, impact, and timeline allow developers to be in front of challenges and concerns. By working with the community and communicating early and regularly to let them know of the process, we increase the likelihood of engaging supporters and alleviating concerns of potential detractors.

3. Anticipate local, regional, and national requirements and opportunities

Working with Atwell and our national team of experts brings both local knowledge (regulations, permitting, workforce development and minority business benefits) and deep understanding of state and federal requirements (Inflation Reduction Act and Bipartisan Infrastructure Law funding) allowing our clients to enhance decision making and access funding that drives innovation while mitigating risk.

The ideal time to start planning stakeholder engagement is at the earliest stages of development of a project. When structured as an integral part of the development process, stakeholder engagement can improve the reputation of the developer and project, mitigate risk by understanding how varied scenarios might play out, and reduce costs of the project overall thanks to options presented as part of the process.

“Doing stakeholder engagement should not be viewed as a singular task to be checked off but as an opportunity to offer innovative community benefits that are a win for the development team and the community. If we treat people like we’d like to be treated, the aim is for their thoughts to be valued inclusively,” said Peoples. “When we offer people the involvement to understand our operational project challenges, they may have solutions we hadn’t even imagined.”

To learn more about communications and stakeholder engagement services and Atwell’s client support, contact Danielle Peoples.

About the Author

Danielle Peoples

Project Director for Communications and Stakeholder Engagement

Danielle Peoples is the Project Director for Communications and Stakeholder Engagement. She has more than 13 years of industry experience in strategic engagement, change management, communications, and crisis responses. She is passionate about community engagement and giving back to her community.

News and Insights

Celebrating National Surveyors Week: An Interview with Senior Director Justin Cecil

In honor of National Surveyors Week, we connected with Senior Director and surveyor Justin Cecil to ask about his career and where he thinks the future of surveying is headed.

How did you become interested in surveying, and what motivated you to pursue it as a career?

My journey into the surveying career was a bit of a winding road. In college, I majored in construction engineering, and surveying was a part of that program. The surveying classes were some of my favorite, we got to map parts of campus, but the coursework was primarily focused on route surveying and topographic surveying.

After college I went to work for Pulte Homes working on the construction side of things. Atwell was a consultant to Pulte, so I got to work with a lot of the engineers and surveyors. That’s where I go to know and work with Matt Bissett (current President at Atwell). I started thinking about wanting a career change, so I met up with Matt and he helped me get into the survey group with Atwell.

After some time working in the field and learning about all the things surveyors do, I decided to go back to school to take some additional survey classes at a local community college so I could learn more about the boundary and law portions of surveying. I really love the variety of work and the history of how it helped develop the country. I’ve been with Atwell for 19 years now and I couldn’t think of anything else I would want to do. It’s a valuable and rewarding position to be in.

Are there any particular areas or types of surveying that you find especially challenging, and how do you overcome those challenges?

Right now, I feel like the biggest challenge is hiring surveyors and growing your team. I don’t think many people know enough about surveying and what a great and important profession it is. Very few places offer a degree specifically in surveying, and there aren’t many opportunities for people to get trained and really learn the profession. I feel it’s on surveyors now to promote and get the word out to help teach the next generation what a survey career really entails.

How do you collaborate with other professionals, such as engineers or architects, to ensure seamless integration of surveying data into larger projects?

We’re involved from the beginning to the end of the project. It’s important for us to set up an initial meeting with the developers, engineers and architects to help build the scope of the project and to understand what it is they are intending to do with the survey. Before engineering anything, we have to map it out and determine property limits and if there are any easements that could potentially cause issues with where they want to build. Once we do the initial survey, they can then begin their project. Once the design is completed, the surveyors work on the platting and any easements required, perform stake-out of the proposed improvements, and at the end of each project, we to go back and do a final survey to make sure everything was constructed per plan and to provide an as-built for project financing.

How has technology, such as GIS (Geographic Information System) or drones, influenced the way you approach surveying projects?

Technology really influences the way we approach projects. GIS is an incredible resource for surveyors. It makes research a lot easier as it shows you parcel information, areal imagery and sometimes contours of the land, need versus having to do a site visit or go the local courthouse to pull a deed or tax map. It’s still important to visit the site to get a feel for what you’re working with, but GIS really helps frame out the property lines and show what type of terrain we’re working with. It’s also helpful in supplying legal descriptions of the property so we know how to handle any of those issues accordingly.

Drones, terrestrial scanning and UAVs also benefit our projects and make our field work more accurate and efficient. We can utilize them to map out certain parts of the project that are more difficult to map conventionally. We’re working on creating a virtual Crew Chief position who can go out with a drone and collect data and be able to analyze it later on.

In what ways do you see the field of surveying evolving in the future, and how do you plan to adapt to these changes?

Scanning and drone technology are definitely the future of mapping. It’s up to us to be able to embrace those tools and use them to make our projects more efficient and to create a more accurate product. It’s still going to be important for us to be able to interpret the data that these technologies provide, so it’s not like these technologies are going to completely replace conventional surveying; there’s still going to be a need for surveyors to accurately measure and interpret the data.

An interesting thing about surveying is that you have to have the ability to read cursive writing, because many of the old records that were taken in the 1700s and 1800s are written in cursive. We’re still relying on those records for some projects, so even though technology has greatly advanced since then, surveyors are still needed to interpret what has been recorded.

What advice would you give to someone considering a career in surveying or just starting out in the field?

I think the best thing you can do is go out in the field and get experience. Work with a survey crew and learn as much as possible to really gain a solid foundation. The most successful surveyors are the ones who have spent time doing it and put in the work. It gives you a chance to see all aspects and learn about the variety of projects you get to work with. Be curious, ask questions, and absorb as much as you can.

News and Insights

Build-to-rent thrives when collaboration is strong

 

Initially seen as a multifamily housing alternative following the Great Recession when many homes were foreclosed, the build-to-rent (BTR) market isn’t necessarily a new concept. Due to limited housing stock, building costs, supply chain issues, and varying interest rates in recent years, builders and developers have added the BTR housing model to their portfolios as these communities grow in necessity and appeal. The design of homes varies and can include groups of single family detached homes, townhome-style living, duplexes, and row homes.

Trends in build-to-rent

Construction of new build-to-rent homes hit a record in 2022, according to RentCafe. While construction has slowed from peak levels, it’s not due to a lack of demand from consumers. Forbes recently noted that the slowdown can be traced to increasing interest rates and the tightening monetary policy which impacts banks’ lending practices. However, developers can stay ahead of the market by considering and planning for a thriving community project that meets the lifestyle goals of key demographics today.

Consumers of all ages have demonstrated interest in BTR options, with millennials and empty nesters representing the two most significant demographics that have helped drive the BTR market.

  • Many young adults no longer seek being tied down to a location for a decade or more. They are challenged with coming up with the down payment needed for traditional single-family home ownership, particularly with the rise in interest rates seen over the past few years, and they don’t want maintenance and repair costs associated with traditional ownership. Rather than look strictly at traditional apartment living, many appreciate the advantages of BTR communities that offer a wide range of amenities and feel more like single family living.
  • On the other end of the spectrum, more established adults that no longer have a need for as much square footage as their children move out are also attracted to the benefits of BTR. The maintenance-free nature of BTR options allow these long-time homeowners to enjoy the perks and shared amenities of well-designed BTR communities, without the obligation of regularly tackling the home improvement chores that they may have done in the past. Luxury communities that feature high-end entertainment spaces, green spaces, and health services are especially appealing to this desirable rental group.

A modern living and kitchen area featuring white cabinets, stainless steel appliances, and a large island with stools. This build-to-rent property includes a cozy living space with a white couch, brown accent pillows, a round coffee table with a vase, and framed art on the walls.
Build-to-rent homes give the feeling of single-family living without the hassle of being responsible for maintenance and repairs. Photo Credit: Jim Chapman Construction Group.

Supporting BTR projects from start to finish

The Atwell team has supported developers across the country in meeting this important demand and growth. We have teams that offer experience in due diligence investigations, land planning and design, engineering services, land surveying, permitting, and construction support across the country. From concept through completion, our expertise and ability to bring in the right professional for each piece of the project in a cohesive manner, while relieving stress and worry from our development partners. This kind of intentional, thoughtful, and strategic collaboration is key in developing effective BTR projects.

The Cottages at Battlefield Crossing: An example of the value BTR developments hold

A recent example of a well-designed project that benefits from strong collaboration between Atwell and the client is The Cottages at Battlefield Crossing. Located in Fort Oglethorpe, Georgia, across the border but just ten miles from Chattanooga, Tennessee, the community developed by Jim Chapman Construction Group (JCCG)  features over 240 townhome style units that bring together contemporary design with comfortable elegance. Each unit includes highly-desired amenities including granite countertops, stainless steel appliances, and luxury vinyl tile flooring, creating a beautiful home experience for renters.  Additional benefits for residents include a central clubhouse, fitness center, swimming pool, walking trails, a dog park and open green space, along with 24-hour maintenance support.

The Cottages at Battlefield exemplify what many BTR consumers are seeking. They don’t want to have the long-term financial burden that can accompany home ownership, but they still long for quality design and craftsmanship. Convenience is another draw of BTR communities. The location of The Cottages at Battlefield Crossing is highly accessible, with easy access to I-75, which connects Chattanooga to Atlanta. It is close to nearby shopping options to allow residents a living experience that matches the quality of their homes and community.

Aerial view of a construction site with multiple rectangular sections of land that appear to be leveled and prepared for build-to-rent development. There is a large, muddy water retention pond to the right and buildings in the bottom left corner. Trees surround the site, showcasing strong collaboration in planning.
Early stages of development of The Cottages at Battlefield Crossing in Fort Oglethorpe, Georgia. Photo Credit: Jim Chapman Construction Group.

Aerial view of a construction site next to a highway with several vehicles. The cleared land shows large patches of dirt and construction equipment, evidencing a build-to-rent project. To the left of the site is a wooded area. In the background, there are buildings and more greenery, highlighting community collaboration efforts.
The community is conveniently located near major interstates and shopping centers, and will feature green spaces and walking trails. Photo Credit: Jim Chapman Construction Group.

A row of modern, single-story Build-to-rent houses with triangular roofs, gray and beige exteriors, and white garage doors. The strong design is set against a clear blue sky with tall trees in the background. A red car is parked near one of the driveways.
An example of what a completed home may look like at Battlefield Crossing, based on other JCCG BTR communities. Photo Credit: Jim Chapman Construction Group.

Collaboration is essential with internal and external BTR stakeholders

Collaborating with planners and engineers who have in-depth knowledge of this unique residential market puts builders and developers in a position to effectively meet the wants of the renter, the neighboring residents, and the community owner, all before the shovels hit the ground. Atwell supported this project with a wide range of services, such as boundary surveying and topographic surveying of the site, the civil engineering design, permitting, and construction staking.

“The coordination and collaboration between design and function is part of our DNA in bringing the right team members to the table early to avoid any surprises,” said Stephanie Williams, P.E., Associate Project Manager at Atwell.

The Atwell team in our Marietta, Georgia office worked with JCCG to address the right layout of the property, as the area’s steep landscape required added expertise to ensure consistent, successful drainage solutions. From there, the team was able to create stunning landscape architecture with engineering in mind.

Understanding the demographic, selecting the right site, and designing the correct BTR model type is crucial to building a successful project. Equally important is a team with the capabilities to effectively work with local regulations and permitting requirements. By partnering with an organization with national reach and regional talent like Atwell, developers can be confident in knowing that differences in climate, soil, and topography will be addressed early in the planning process rather than at the last minute.

“The community response has been very positive,” said Dan Gibbs, Director at Atwell. “I’ve talked to the mayor and other local leaders, and the area definitely needed this kind of property, so we received positive community feedback.”

Additionally, communication between Atwell and JCCG has been pivotal to the project’s progress. “Atwell worked extremely closely with JCCG throughout the design this project,” Gibbs shared. “From initial meetings with the local stakeholders, through modifications to the site during construction, both sides were always communicating well. Their specific needs for a BTR project and our expertise and experience meshed up perfectly for a project of this type in this specific location.”

News and Insights

The key to permitting and continued development in Maryland? Relationships.

 

Due to the number of agencies and lengthy timelines involved in approving a permit, people and organizations seeking a permit in the state of Maryland experience unique and complex challenges in this process.

The state of Maryland and the greater Annapolis area present a unique set of challenges and complexities in the permitting process that are unheard of in other parts of the country. Permitting is a time-consuming process, and like many industries, it has been greatly impacted by the changes in work routines after the COVID pandemic. Despite an encouraged return to office and using technology to assist in creating connections when working remotely, Maryland offices still face delays. What are these challenges, specifically? Let’s dive in.

Permitting process and challenges at various municipal levels

There are multiple levels of permitting, and depending on the project, a city, county, state, and federal permit could all be required. Each county has their own process that is unique and different, but all follow the same common theme of being time consuming and expensive to a developer.

Starting at the county level, a three-phase review process is required. Due to size, redevelopment, and project type, certain projects can have a reduced number of phases; however, any major development proposal will follow the three-step process. For major developments, the first phase is a preliminary or sketch plan. The second phase is a final development plan, and the third phase is the permits (i.e., grading and building permits). The three-phase review cycle was created by Maryland as part of the 2007 SWM regulations and is required of the various counties and jurisdictions for implementation in the state.

For Anne Arundel County in particular, each phase includes multiple steps, and there are multiple sub-agencies within the main county agency that must give approval–approximately 22 in total. Depending on the complexity, size, and natural features on the property, the three-phase process may need multiple resubmittals to get the approval of the agencies, making this process very time consuming for a developer or landowner.

For a larger developer, this process may come as no surprise and simply be par for the course. That developer is more likely to weather the lengthy time and have the financial capability for the process, with greater insight into the process overall. But for smaller developments, particularly those that are being done by individuals, they don’t always know or understand the government rules and regulations.

New challenges with the rise of remote work and demographics

In addition to the timeline, the biggest challenges we continue to face in development permitting is communication and the loss of relationships with review staff. COVID has made both communication and relationship-building more challenging because a lot of people are working from home. Rather than getting to know the names and faces of both engineering and permitting offices, Maryland offices, like all others across the country, are forced to wait on appointment availability and the sounds of voices alone. This can greatly delay progress when availability is limited and the casual office visit just isn’t a realistic option.

Relationship building is a possible solution

Ultimately, a great solution to these challenges is in relationships – inside and outside of the permitting process.

If developers want to come into this region and maximize their development potential on a property, building relationships with the local elected officials, government agencies, and local community members is essential. Because of social media and video conferencing, landowners and community groups now have a bigger voice than ever before. One of the positives that did come out of the pandemic is the ability and ease of virtual meetings. This allows us to continue improving communications to stay connected and keep our clients informed.

Developers who can be creative and work with the public while still maximizing their development potential are positioning themselves to be successful. Working with an engineering firm like Atwell can be the difference between a lengthy, drawn-out process with people less experienced in Maryland’s permitting process, versus Atwell’s team of experts who have been in the area for decades and know what to look for. From surveying to development, our team members have the education, insight, knowledge, and experience that’s required for developers of any size to keep their projects moving forward.

News and Insights

Manufactured housing offers more than affordability—it creates community

 

Nestled in a rural Texas suburb is a new community offering its residents the best of both worlds: small-town charm with scenic views and a slower pace, and a strategic location between two of the state’s largest cities with access to the conveniences and opportunities in those metro areas.  

An affordable housing community for people of all ages 

Creeks Crossing is a manufactured housing development in Uhland, TX, which is a suburb of Austin and just an hour away from San Antonio. While a sparse number of manufactured homes already existed in the area on one to two acres of land, Creeks Crossing is the first manufactured development in the area to be intentionally designed as a community.  

The first phase of the project consists of 97 lots, and the entire community is anticipated to have 515 homesites. Facilities include a clubhouse, community center, and mail center, with amenities such as a turf soccer field, basketball court, heated pool, fitness center, multiple playgrounds, and dog parks. The three-bedroom and four-bedroom houses have open floor plans, covered porches, and private yards, and the neighborhood is close to a number of restaurants, parks, and a family arcade.  

The community’s history 

Sun Communities – a publicly traded real estate investment trust that specializes in manufactured housing communities, RV resorts, and marinas – envisioned Creeks Crossing as a true community.  

The project was delivered by Atwell as a complete turnkey project through its Program Management services, which included due diligence, civil design, architectural coordination, permitting, and construction management. RVi was instrumental in land planning and landscape architecture.  

Development began in 2021. The first stages included civil work on roads, grading, and utilities. As the project progressed, there were a few challenges that came up, with one of them being a major dilemma: the contractor had gone bankrupt.  

“When a contractor can’t fulfill their financial obligations, it’s one of the hardest things that can happen to a project,” explains Daniel Pereyra, the Atwell Construction Manager for who oversaw the project from 2022 to 2023. “The construction of the clubhouse was at a crossroads. But our team handled it really well. We’ve got amazing project management, and in a short time, we were able to pivot, secure another contractor that the client accepted, and deliver a final product that I’m really proud of.” 

In August of 2023, Sun Communities formally introduced Creeks Crossing to Uhland. Thanks to the addition of Creeks Crossing, the rural city is now positioned to attract those who want proximity to larger urban areas while maintaining the comforts and affordability of a smaller town. 

Collaboration and the positive impact of manufactured housing developments 

Part of the success of Atwell’s project management includes facilitating consistent communication and interaction within its team, with Sun Communities, and with the City of Uhland. Atwell’s strong relationship with the city led to constructive feedback sessions, getting the local community behind the project, and offsite improvements that the city required such as the successful development of new roads.   

All these factors resulted in Creeks Crossing feeling more like a community and not just another housing development. The combination of its design, amenities, and location is attracting more residential tenants to the city, setting it up to be a future hotspot for development.  

With a housing deficiency of more than 3.8 million homes in the United States, home ownership is harder than ever. A 2023 report by Harvard’s Joint Center for Housing Studies states that the supply of single-family homes for sale has been at historic lows since 2019, with lower-priced housing facing the greatest shortages. More homeowners than ever are cost burdened—19 million, or about 23% of all homeowners.  

By trusting Atwell to apply its proficiency in engineering, design, construction, and consulting, this Sun Communities project is playing an active part in relieving some of these burdens. Additionally, Atwell is an advocate for serving the residential needs of various localities and demographics, and helps its clients achieve this with customized solutions and technical expertise.  

Changing the perception of manufactured housing 

Historically, manufactured housing communities have evoked a level of apprehension in local communities, due to the stigma of how lower-income housing—and its inhabitants—could affect their neighborhood. Locals fear drops in home values, spikes in crime, and general degradation of their community. Local municipalities tend to resist manufactured housing due to the belief that it will increase the cost of providing services such as utilities, schools, and police and fire protection.  

However, Atwell VP William Anderson proposes that thoughtful design paired with proactive community management can result in manufactured housing that is intentionally, innovatively, and carefully integrated into the fabric of a community. It has the potential to be an affordable housing solution that brings reliable and abundant labor to the business community and enhances the socializing culture of an area. 

Creeks Crossing shatters the stereotypical perceptions of manufactured communities with homes that feature modern designs and appliances, “third places” that provide family-friendly recreational and social opportunities, and a location that appeals to lovers of the quiet country life without isolating them from urban access. 

Regardless of perception, there is one undeniable goal that Creeks Crossing and other manufactured housing developments like it achieve in every community they are in: they give people and their families the chance to have a place to call home. 

News and Insights

4 questions to consider as you navigate your AEC career

 

Deb Wilson is the Vice President of Land Solutions within the Power and Energy market sector at Atwell. With more than 25 years in the industry, you may be surprised to know her career did not start in the AEC industry, nor is her degree in the field she serves today.

Wilson began her career working in finance at General Motors, but after a few years, she knew she was driven to pursue other opportunities. Despite the role’s job security, she chose to pursue her education at the University of Michigan, where she received a degree in Environmental Studies. After several twists and turns, having served in the Environmental industry and a decade in the Land Surveying field, she now leads the Land Solutions Right of Way group with the Power & Energy sector at Atwell, driving new client relationships and advocating for Atwell’s services. It’s because of her non-linear career experience that she’s passionate about career-path conversations.

Throughout her career, Wilson credits much of her success to her mindset and determination to maintain a positive perspective. Over the years, Wilson invested in herself, followed her intuition, and worked on her personal and professional development. She has always believed that her career was hers for the shaping and works to impart this advice upon her team.

“Any good career-path conversation must start with self-reflection,” Wilson says. “Anyone seeking career direction must ask themselves what they really want out of their career before they can gain truly helpful advice or direction from a conversation with a leader.”

The process of identifying goals, defining and evaluating priorities, and deciding what you’re willing to commit to are all part of a fruitful career-pathing conversation. Consider the following questions as you head into the new year and the next 12 months of your career:

1. What do you really want for yourself?

Knowing yourself well can be one of the first steps in evaluating the direction of your career. How much responsibility do you want? What activities give you a tremendous amount of satisfaction? What concerns you, and can you grow beyond those fears?

“When I’m in career conversations with my team, one of the first questions I ask is what their top priorities are, because it’s not my decision to make,” Wilson states. “In some roles, there’s an amount of commitment required and that can infringe on other priorities. My initial goal is to help people identify their priorities, then plan with those in mind. Life is alive with changes, and we may prioritize different goals at different times.”

Wilson emphasizes the importance of recognizing that your career is a journey, not a destination. People are ever evolving and growing, and priorities will change. Knowing what you want for yourself and recognizing that you can change your direction leaves room for opportunity.

2. How can you drive your personal career growth, and who can help?

Your career is one of the greatest personal investments you will ever make. Thinking of career growth as an investment is empowering, and the best person to promote your capabilities is you. Consistently exposing yourself to new skills, methodologies, and concepts gives you the ability to refine and improve your competencies at any level.

Additionally, career growth requires supporters who can mentor, coach, and advocate for you. Career advocates create opportunities for exposure, training, and education. Wilson states, “I attribute my career success to the many individuals who supported, believed, and trusted in me. Yes, I had to earn trust, but I don’t discount their contributions; without them, I wouldn’t be where I am today.” Expose yourself to people you respect and recruit your career advocates to give yourself the best opportunity to drive the direction of your career.

3. How much responsibility do you really want?

Knowing how far you want to challenge yourself and understanding the amount of responsibility you’re seeking can help you set goals and expectations for yourself. If you want to be the one making the decisions, Wilson suggests you go on a track to a leadership position; however, if you’d rather have someone to whom you can defer decisions to, a director or vice president position may not be the ideal role for you.

Decisions don’t only exist within leadership roles, but when it comes to responsibility, leadership roles will meet your expectations if that’s what motivates you. “What I recommend, if you haven’t had autonomous responsibility before and want to try it out, is to identify areas of need in your work environment,” Wilson advises. “Then, talk with a decision-maker about solutions, and ask to lead the initiative all the way through execution. Well before I was in a leadership role, I remember being in these situations.”

The key for Wilson was offering to take responsibility for execution. “Those moments really moved my career,” she recalls, “but I recognized that if things didn’t go as planned, I owned it; I took responsibility.” Knowing the level of responsibility you’re seeking will allow you to be more concise in making career decisions.

4. What is your self-talk saying?

Your inner dialogue can tell you a lot about what you do or do not think is possible for your career; after all, it is the voice you listen to more than any other. Working on your inner dialogue can open doors for you simply because you made the choice to pursue a new position, rather than throwing up roadblocks of self-doubt that can prevent new opportunities.

“This is the one thing we always have access to,” affirms Wilson. “When you’re at your best and your self-dialogue is favorable, you’re in a good position to be successful. You’re more open to the possibilities around you.”

Regardless of where you are, no career path is going to be linear. With time, those twists and surprises will take you in directions you may never have thought of in those initial career conversations. While you can’t plan for surprises that may occur, you can get clarity on what matters most to you today and what you’re willing to commit to through effort, dedication, and the support of those around you.

News and Insights

Atwell and TVA Architects build the future for Advantis Credit Union, despite environmental and pandemic delays

 

Not even global delays could stop Atwell from delivering the exact major vision our client was looking for.

Atwell and TVA Architects teamed with Advantis Credit Union to design their corporate headquarters in Oregon City, Oregon. The credit union’s new headquarters consolidated three separate offices into one modern campus, totaling over 76,000 square feet and sitting on more than 12 acres of land. Atwell provided planning and engineering services for this exciting project, which not only respects the history of the community but also brings opportunities for current and future employees and the surrounding area.

Atwell got to work knowing that Advantis had one overarching mission in mind: to keep jobs in the community while maintaining an essential link between the members of the credit union and their administration. It was also a high priority, to both Atwell and the client, that the design be sustainable in order to maintain the plentiful farming roots of the area. To preserve the integrity of the former agricultural nursery site, the teams collaborated on creating access to walking trails and on-site recreational amenities to foster creativity, open-air collaboration, and a modern campus experience for employees and administration.

The team overcame several challenges, such as starting the project at the height of the pandemic, which included working through the obstacles of crew and material shortages and strict quarantines. The project site itself posed other hurdles that the Atwell design engineering team surmounted, such as off-site stormwater challenges both upstream and downstream of the property, coupled with limited municipal conveyance. These global and environmental setbacks didn’t stop Atwell from delivering excellence and expertise. Through optimal use of city-approved stormwater best-management practices and maximizing the available systems to transport on-site and off-site water, the team was able to overcome these shortages and challenges.

Ultimately, the Atwell team was able to stay true to our company values of being creative and bold, while putting the client first and delivering an outstanding outcome. Additionally, the region was supported through local jobs for a credit union that supports the surrounding community.

Brady Berry, Associate Director of Real Estate and Land Development, stated, “This project was a great effort by a collaborative team to provide a space and environment that makes going to work a pleasure for the employees. I thoroughly enjoyed working through the opportunities, challenges, and roadblocks while delivering excellent results alongside the design and execution teams!”

This project is yet another example of the way Atwell values are put into practice each day. Through collaborative teamwork, a client-first mindset, and thorough communication, Advantis Credit Union continues to be a staple within the community as well as a supporter of the local agricultural industry.