This document summarizes a presentation on transforming communities through infill development. The presentation will be given by three speakers and will discuss how creative land planning and home designs can maximize small infill sites. It will provide examples of infill developments, including mixed-use and multi-family projects, and discuss strategies for evaluating infill opportunities, integrating new development, and driving sales. Continuing education credits will be offered to architects who attend.

1. Transforming Communities Through Infill
Design
FEBRUARY 5, 2014 | 1 – 2 PM
Presenters:
Ron Nestor // William Hezmalhalch Architects, Santa Ana & San Ramon, CA
Chris Grady // KEPHART community :: planning :: architecture, Denver, CO
Sean Ruppert // OPaL, LLC, Cabin John, MD

2. Session Description
Infill sites can be challenging, but they can also provide great
opportunities for builders - as many of today's buyers want to live in
close, walkable communities. Infills offer buyers the unique
opportunity to live in a new home with modern conveniences and
energy efficiency while enjoying the benefits of an established
community - with parks, restaurants, entertainment and a variety of
other attractive amenities located nearby. Learn how creative land
planning and innovative single and multifamily home designs can
maximize infill sites, while strategically targeting buyers and driving
sales.

3. Learning Outcomes
 Discover the rewards in taking on the challenges of infill
development.
 Create design and site maximization solutions to spark ideas for
your next community.
 Evaluate valuable infill sites as they relate to the surrounding
neighborhood and development.
 Integrate various development types into the existing context to
create a diverse, walkable and transit-convenient community.

4. American Institute of Architects (AIA)
Continuing Professional Education
Credit(s) earned on completion of this course will be reported to AIA CES for AIA
members upon completion of the AIA/CES Session Participation Forms found in
the back of this session room and online at www.BuildersShow.com. Certificates of
Completion for both AIA members and non-AIA members are available upon
request.
This course is registered with AIA CES for continuing professional education. As
such, it does not include content that may be deemed or construed to be an
approval or endorsement by the AIA of any material of construction or any method
or manner of handling, using, distributing, or dealing in any material or product.
Questions related to specific materials, methods, and services will be addressed at
the conclusion of this presentation.

5. Infill Development
Smart Growth, Compact Development
Climate Stabilization
California AB32-SB375
Market Demand
Walkable Communities

6. Smart Growth
Astounding Facts:
U.S. Population expected to grow to
420 million by 2050
According to Arthur C. Nelson of
Virginia Tech… 89 million new or
replacement homes & 190 billion
square feet of new office, institutions,
stores & other non-residential buildings
by 2050
2/3 of all development on the ground in
2050 will be built between 2007 and
then

7. Ambassador Gardens – City Ventures
Pasadena, California

9. Image

10. Image

14. Image

22. One Design, Multiple Infill Sites

24. A
B
1,460 sf
3 story
2 car
18’
D
1,365 sf
2 story
1 car
17’
1,557 sf
2 story
1 car
23’
C
1,552 sf
3 story
2 car
20’

25. Townhome Plan A
- 1,365 SF
- 2 Bed
- 2.5 Bath

26. Townhome Plan C
- 1,552 SF
- 2 Bed
- 2.5 Bath

28. A
2 story
1 car
17’
145’
A
B
C
C
B
B
3 story
2 car
18’
D
75’
B
C
3 story
2 car
20’
7.5’
D
2 story
1 car
23’

34. 125’
A
C
C
C
2 story
1 car
17’
C
7.5’
B
125’
3 story
2 car
18’
A
D
C
D
A
C
3 story
2 car
20’
D
2 story
1 car
23’

36. A
2 story
1 car
17’
125’
10’
B
D
75’
D
A
C
C
C
3 story
2 car
18’
C
3 story
2 car
20’
D
2 story
1 car
23’

38. 100’
A
C
C
C
C
C
C
C
C
2 story
1 car
17’
119’
7.5’
B
3 story
2 car
18’
C
3 story
2 car
20’
D
2 story
1 car
23’

40. C C C
A
Alley
D
C C C
D
18th Ave
B
3 story
2 car
18’
A
D
C C C
A
2 story
1 car
17’
D
A
C
3 story
2 car
20’
D
2 story
1 car
23’

42. • Reduced development costs
• Can adjust the mix to accommodate the location
• Can adjust the mix to address a flexible market

44. Lombard Court
Fells Point, Baltimore, MD
•
36 four level, garage, townhomes
•
Walking distance to Inner Harbor &
Johns Hopkins
•
Federal & Victorian architecture
•
Hard cost = $188,000 or $89 psf
•
Land cost, entitled lots = $165,000
•
•
Total $5,940,000
Development = $35,000 per lot
•
Total $1,260,000

45. Lombard Court
Fells Point, Baltimore, MD
• Financed $16 million A&D money
at prime + 1, floor of 7%
• Financed $900,000 in mezzanine
equity at 12%
• 7 Sales prior to closing on the
land in 2005
• 1 Sale every other month from
2006-2009
• Prices $619,000 in 2005 to
$399,000 in 2009

46. Lombard Court
Fells Point, Baltimore, MD
•
Equity Lender offered a discount to be paid off
early
•
Susquehanna Bank “We were never your
partner”
•
Susquehanna Bank takes discount on loan only
if another banks steps in / offered ‘friendly’
foreclosure
•
Harbor Bank helps in refinancing debt
•
Promises made to myself July 2, 2009
Why urban infill again.....
•
Infill in the right location works
•
Infill in the right location is easy to finance
•
Infill in the right location sells well even in a
downturn
•
There are more options for exit plans

48. • Business Strategy – Independent Developer with private
investors
• Development Strategy – Establish phases and mix product
type to broaden market
• Product – Mix of single family detached, for-sale condo lofts,
and for-sale townhomes. 27 homes @ 10 du/ac
Infill and Reuse
Myrtle Hill, Denver, CO

49. • 3 Blocks from
Washington Park
– A++ property
• Within walking
distance of the
Gaylord District

51. Original Concept
• 2,800 – 3,400 SF
• 18 lots
• 6.6 DU/Acre
Alley loaded narrow lot homes more in character with
the existing neighborhood
Original Plan

53. • Neighbors threw curveball with Historic
Designation of Original School structure on site
• Entitlement approval took 1 year, 28
neighborhood meetings, a third party liaison,
and a lot of patience

54. Consensus Plan
• A great compromise
• 9 SFD Alley loaded
homes
• 8 brownstone units
• 10 Loft units in
renovated school
• 10 DU/Acre
Solution

55. SFD
Towns
Condos

56. The Lofts by the Lawrence Group

58. Taking Advantage of Good Bones

62. Becoming a Fixture

63. Garage
Courtyard
Hearth
Room
Bed 2
Bed
3
Nook
Kitchen
Dining
Master
Living
Solving the Interior Unit

64. • Patience is a virtue – It is all about building and
nurturing relationships. Do well by doing good.
• Expect the unexpected and roll with it
• Leverage existing amenities to bring value to your
design. Reuse, Reuse, Reuse
• Mix it up! You can hit broader audience and it gives
you a competitive edge
• Community sold well and was ultimately embraced
by the neighborhood

66. Naylor Court
Stables
Washington, DC
•
3 Four level townhomes
•
Designed to resemble an
urban stable from 1800’s
•
Detached carriage homes
•
Just steps to the nucleus of
DC night life
•
3 Blocks from Metro
•
Hard costs = $119 psf
•
Development = $97,000 per
•
Land = $330,000 per

67. Naylor Court Stables
Washington, DC
•
Joint Venture with land owner who owned the
land free and clear
•
Zero equity from my firm
•
Land owner took $400,000 out of project loan
•
Entitlements took place over 6 months
•
Neighborhood and Historic support for project
•
1 Pre-Sale at $1,375,000
•
Took the others off the market until complete
•
Re-listed upon completion at $1,675,000

68. Naylor Court
Stables
Washington, DC
•
Loan modification approved
easily
•
Construction paid of with 2
settlements
•
3rd home all profit
•
Financing well located, infill
projects
•
Banks contact me to finance
our projects
•
Underwriting = proving your
theory to a bank
•
Sales process easier
•
Margins are enough to
protect against next slow
down

69. Triada – Related Companies of California
Santa Ana, California
Image

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79. Speaker Contacts:
Ron Nestor, AIA
William Hezmalhalch
Architects, Inc.
Chris Grady
KEPHART
Sean Ruppert
OPaL, LLC
ronn@whainc.com
chrisG@kephart.com
sean@opaldc.com
2850 Redhill Ave., Ste. 200
Santa Ana, CA 92705
949.250.0607
2555 Walnut Street
Denver, CO 80205
303.832.4474
6428 79th St., Ste. 100
Cabin John, MD 20818
301.320.3979

81. View the latest issue of Best in American Living at
www.bestinamericanliving.com

82. 2013 BALA Community of the Year
Concord Riverwalk
2014 BALA AWARDS CALL FOR ENTRIES BEGINS JUNE 1ST