Who does what?
Thoughtfully planned, connected communities can enrich the way we live, learn, work, and play. And it takes a skilled group of developers, engineers, architects, landscape designers, construction teams, and community engagers to set the stage for a purposeful place to live and thrive.
Since there are many players involved in the evolution of a place, we’re breaking down the unique roles each entity plays in turning undeveloped land into a master-crafted community.
Master developer
Let’s start with the developer. A master developer looks for a promising piece of land they can buy and build on. Once the land is purchased, the developer works with architects, engineers, and government agencies to design a master plan that’s also mindful of the environment and natural resources.
The developer preps the land, proposes entitlements (specific uses for the land), and constructs the initial infrastructure like roads, sewer systems, and amenities. They lay out the vision for the community, work with government agencies for approvals, and draft the owner design guidelines.
In the case of Alamar, our master developer is Brookfield Residential, Inc.
The master developer divides out the land and either builds on it or it sells to homebuilders and commercial and industrial developers.
Homebuilders
A homebuilder — like Shea Homes or D.R. Horton — buys a plot of land from the master developer, proposes the type, style, and volume of residential dwellings they will build, and then splits the acreage into individual lots. The homebuilder is required to follow the design guidelines set forth by the developer and must go through the same design review process.
The homebuilder may also work with the developer to plan any additional roads or infrastructure. Eventually construction of the residential dwellings gets underway, and the homebuilder markets their product to prospective homebuyers.
Commercial & Industrial Developers
The master developer can also sell parts of the land to commercial developers who will go on to build retail centers with shops, restaurants, and services, or office complexes for businesses and healthcare providers.
The retail or office space they build is sold or leased to third parties based on market demand. Industrial developers may also purchase land to build small to large manufacturing campuses, warehouses, and distribution facilities.
Community Governance
Community governance is unique to each community, but typically includes a board of directors that maintains the vision of the community and implements and enforces the CC&Rs. At Alamar, the governing board is the Alamar Community Association (ACA).
During the early stages of a new community, the board is developer-led, and members are appointed by the developer. At this point, the board has the majority say in all decisions. Depending on the growth stage of the community, the board may also include resident directors who have been elected by their fellow community members to speak on behalf of all residents. As the community grows, more residents will have the opportunity to join the board, and at full build out of the community (when all areas of the land have been developed or sold), the developer will transfer the entire board to the residents.
There is one nonprofit entity in place, Alamar Community Association, Inc. (or ACA, for short), to handle various aspects of community life: maintaining community landscapes and public settings, fostering opportunities for social and civic engagement, and creating shared experiences and lasting traditions among residents. The overall goal of the ACA is keeping the Alamar community experience at its best.
We’re created an infographic to show you how the Alamar board of directors, ACA, and Alamar Community Life team work cohesively together.
Alamar Community Life
The land plan crafted by the developer gives the community a sense of structure and organization, but it’s the way-of-life plan that gives the community vitality. That’s where Community Life comes into play.
In the early stages of community development, and especially as residents begin to move into their homes, the master developer and board of directors typically hire an organization, such as Cohere, to manage the operations, maintenance, and programming for the community.
This is a full-time, on-site team that upholds the developer’s vision for the community through day-to-day operations management and resident engagement. This includes maintaining landscapes and amenities, recognizing and responding to compliance concerns, approving design review requests, fostering community partnerships, establishing neighborhood traditions, supporting resident-led clubs and groups, and planning signature events and activities. The Alamar Community Life team is dedicated to creating energy and human connection and fostering engaged and purposeful communities that grow in value over time.
While Alamar Community Life is hired by the developer, they are not in the business of land development. Alamar Community Life does not have a say or influence in how future land is developed, but rather can serve as a conduit to the developer and share residents’ comments, questions, or concerns. At the end of the day, the Alamar Community Life team gets guidance from and reports to the board of directors as they develop programs to engage residents and processes to maintain community aesthetic.
Questions?
We’re happy to help. Email Community Life and a team member will be in touch. If you have a concern related to neighborhood compliance issues (parkway trees and irrigation, landscaping, amenity maintenance) please plan to submit a community concern form.