As urban areas become more densely populated and suburban regions continue to expand, understanding the strategic differences in land planning is crucial for successful multifamily development. Urban infill and suburban projects each present unique challenges and opportunities that require tailored strategies to optimize land use, enhance livability and maximize return on investment.
Land Use Differences
Urban Infill:
Urban infill projects face numerous constraints, including existing site conditions such as easements, connection points for utilities, project access points and the impact on neighboring parcels. Building orientation and massing can significantly impact the conceptual design. Additionally, construction costs can be higher when building vertically due to the need for more complex structural systems and materials. Stormwater is often handled in underground ‘vaulted’ facilities and reduced by permeable pavement, which can add cost.
Suburban:
Suburban greenfield developments focus on the availability and capacity of utilities over larger areas. For these projects, the first concern is usually the availability of utilities and whether there’s enough water or electricity for the target number of units. These projects offer the flexibility to design expansive layouts with a focus on community amenities, green spaces and larger residential units. Stormwater is typically managed through open detention areas with native planting requirements.
Density Strategies
Urban Infill:
Higher density is typically achieved through vertical growth, such as high-rise apartments and mixed-use buildings. This approach maximizes the use of limited land and supports the infrastructure of urban settings. However, density strategies must align with market realities. The density threshold often does not catch up with the reality of the market. Cities may allow 30 units per acre, but this is not always feasible from an investment perspective due to high land costs . Often, to achieve a higher density permitted by city codes, developers may provide ‘give backs’ like a percentage of ‘Workforce Housing’ or solutions to local infrastructure issues to gain approval for increased density.
Suburban:
Suburban developments tend to focus on moderate density, incorporating a mix of single-family homes, townhouses and low-rise apartments. Efficiency is important during the design phase. Minimize asphalt and concrete as much as you can. A grid-like layout might not be as pleasing, but it’s efficient. Then, place amenities where people can easily see and use them.
Walkability
Urban Infill:
Walkability is a cornerstone of urban infill projects. Proximity to public transit, retail and entertainment options encourages residents to rely less on cars and more on walking or biking. Ensuring walkability in urban infill projects is crucial. Designing safe pedestrian pathways and integrating features like bike lanes and street furniture can create vibrant, accessible communities that encourage a car-free lifestyle.
Suburban:
While suburban developments may be more car-dependent, integrating walking paths, bike trails and community parks can enhance walkability. Connecting residential areas with amenities through pedestrian-friendly pathways fosters community and promotes a healthier lifestyle. Consumers increasingly desire walkability, making it essential for land planners to focus on these features, which also boost marketability.
Amenities Integration
Urban Infill:
In urban settings, space constraints often necessitate centralized amenities. Incorporating amenities like rooftop gardens and shared fitness centers is essential to maximizing space while offering high-quality facilities. This approach not only enhances the living experience but also fosters a sense of community among residents.
Suburban:
Suburban developments can integrate amenities more extensively throughout the community. This includes larger parks, clubhouses, swimming pools and sports facilities. The design allows for a seamless integration of these amenities within residential neighborhoods, providing a resort-like living experience.
Parking Solutions
Urban Infill:
Urban projects’ biggest challenge is limited space for parking. Innovative solutions like underground or multi-level structured parking help preserve valuable land and maintain the project’s footprint. While expensive, these solutions are justified through higher density and rental rates, spreading the cost across more units. Additionally, secure, accessible parking can command premium rates, ensuring a strong return on investment.
Developers often engage traffic engineers to conduct parking utilization studies, aiming to reduce required parking ratios. By demonstrating that similar projects need less parking than mandated, these studies help alleviate community concerns and reduce overall project costs.
Suburban:
In suburban areas, surface parking is more feasible due to the availability of land. Designing ample parking spaces near residential units and community amenities ensures convenience for residents. In suburban developments, it’s vital to integrate these areas with green spaces to preserve the community’s aesthetic and environmental quality.
Approvals
Urban Infill:
Engaging with local authorities and stakeholders early in the planning process is crucial for obtaining necessary approvals and ensuring community support. By involving the community from the start and addressing their concerns, we can foster a sense of collaboration and reduce opposition. Hosting public meetings, providing clear project benefits and incorporating community feedback can help build trust and support for the project.
Suburban:
While suburban projects may face fewer regulatory hurdles, securing approvals for large-scale developments still requires careful planning and coordination with local governments. Navigating the approval process for large-scale suburban projects requires strategic planning. By addressing infrastructure, traffic and environmental concerns proactively, we can secure necessary approvals and gain community support more efficiently.
Maximizing ROI
Urban Infill:
Developers can maximize ROI in urban infill projects by focusing on efficient land use and high-density designs. Mixed-use developments that combine residential, commercial and retail spaces generate multiple revenue streams. Additionally, proximity to urban amenities and public transportation increases property value and marketability. To keep construction costs in check, developers are increasingly utilizing less expensive construction types, such as wood framing and opting for lower-scale buildings where feasible.
Suburban:
For suburban developments, the key to maximizing ROI lies in offering desirable lifestyle features such as larger living spaces and extensive community amenities. Lower land costs in suburban areas also contribute to higher profitability, making it a win-win for both developers and residents. Additionally, using cost-effective construction methods, like wood framing and maintaining lower building scales helps decrease overall construction costs, further enhancing profitability.
Balancing Cost and Quality:
Most developers are searching for ways to keep costs down without disrupting quality. Urban infill projects benefit from the efficient use of vertical space to mitigate high land costs, while suburban walk-ups leverage lower land prices and simpler construction methods. Both approaches require innovative planning to maximize ROI without compromising quality. Design needs to be efficient and amenities should be strategically placed. By understanding and addressing the unique challenges of each development type, we can create multifamily communities that are both cost-effective and highly desirable.
