Plum Creek

Kyle, Texas

Project Type: Residential

Case No: C036013

Year: 2006

SUMMARY Plum Creek is a master-planned community located in Kyle, Texas, approximately 20 miles (32 kilometers) south of . Developed by Benchmark Land Development, it is the first large-scale community in the Austin metropolitan area built according to the principles of new urbanism. At buildout, the 2,200-acre (890-hectare) development will contain up to 8,700 homes, a mixed-use town center, employment districts, and a commuter rail station.

FEATURES

Master-Planned Community—Large Scale Transit-Oriented Development Pedestrian-Friendly Design Traditional Neighborhood Development Plum Creek

Kyle, Texas

Project Type: Residential

Subcategory: Planned Communities

Volume 36 Number 13

July–September 2006

Case Number: C036013

PROJECT TYPE

Plum Creek is a master-planned community located in Kyle, Texas, approximately 20 miles (32 kilometers) south of Austin. Developed by Benchmark Land Development, it is the first large-scale community in the Austin metropolitan area built according to the principles of new urbanism. At buildout, the 2,200-acre (890-hectare) development will contain up to 8,700 homes, a mixed-use town center, employment districts, and a commuter rail station.

LOCATION Outer Suburban

SITE SIZE 2,200 acres/890 hectares

LAND USES Single-Family Detached Residential, Townhouses, Condominiums, Apartments, Neighborhood Retail Center, Schools, Golf Course, Open Space

KEYWORDS/SPECIAL FEATURES

Master-Planned Community—Large Scale Transit-Oriented Development Pedestrian-Friendly Design Traditional Neighborhood Development

PROJECT WEB SITE www.plumcreektx.com

DEVELOPER

Benchmark Land Development, Inc. Austin, Texas 512-472-7455 www.benchmarktx.net

LAND PLANNER

TBG Partners, Inc. Austin, Texas 512-327-1011 www.tbg-inc.com

ENGINEER

Loomis Austin, Inc. Austin, Texas 512-327-1180 www.loomisaustin.com GENERAL DESCRIPTION

Developed by Benchmark Land Development, Inc., Plum Creek is a 2,200-acre (890-hectare) master-planned community that will include 8,700 residential units, a mixed-use town center, and a commuter rail station when complete. Constructed according to the principles of new urbanism, it includes homes sited on narrow lots, garages accessed by rear alleys, sidewalks that emphasize pedestrian connectivity, a mix of uses, and strict design standards.

The first residences at Plum Creek were built and sold in 1999. By the end of 2005, 1,200 of 2,000 dwellings in Phase I were sold, and that phase is expected to sell out by 2007 or 2008. The project features a variety of single-family houses and duplexes that range in price from $90,000 to $300,000. Phase I also includes two small villages with retail and various service uses, an 800-student elementary school, a daycare facility, and 300 acres (121 hectares) of open space, containing trails, a 30-acre (12.1-hectare) lake, and a 27-hole golf course. A commuter rail station is planned to open sometime between 2010 and 2012, which will be surrounded by an additional 1,000 multifamily housing units after it opens, for a total of 3,000 units in the first phase.

Continuing the new urbanist precedent established in the first phase, the second phase will include 5,700 additional residences, with a much broader range of housing types: condominiums, apartments, and seniors’ housing, in addition to single-family homes. A mixed-use town center is proposed to occupy a 70-acre (28.3-hectare) site, to be anchored by the existing performing arts center, which opened in 2004 and is operated by the local school district. Full buildout of Plum Creek is scheduled to take 15 to 20 years.

Benchmark Land Development has created a range of real estate products, predominantly in the Austin area. Property types include single-family homes, townhouses, and commercial development, as well as a planned high-rise condominium project in .

SITE AND SURROUNDINGS

The Plum Creek site is located at the northern end of the city of Kyle, a longtime ranching community that is experiencing rapid suburban growth. With around 5,000 residents in the 2000 census, Kyle has grown to nearly 25,000 in just six years, a result of its location along Interstate 35 between Austin and , which is convenient for commuters.

Kyle is located 20 miles (32 kilometers) south of Austin and 50 miles (80 kilometers) north of San Antonio. The Plum Creek site lies approximately one mile (1.6 kilometers) west of Interstate 35, the main transportation corridor for the greater area. Despite its rapid growth, Kyle remains primarily a bedroom suburb of Austin and, to a lesser extent, of San Antonio.

Plum Creek is bordered by several residential developments that have been built or are under construction to the east and south of the site, closer to the core of Kyle. FM (Farm to Market road) 2770 forms the western boundary of the site, and Kyle Crossing and the Union Pacific freight railroad tracks form the eastern edge. Currently a two-lane road, Kohler’s Crossing bisects the site from east to west and forms the approximate boundary between phases I and II of Plum Creek. A middle school and high school are located west of the site, near the intersection of FM 2770 and Kohler’s Crossing. The original city of Kyle has a small downtown area that lies approximately one mile (1.6 kilometers) to the south and can be accessed via FM 150. Land to the north and west of the site is primarily undeveloped.

Plum Creek is being developed from south to north, following the annexation plan and availability of infrastructure as Kyle grows northward. The site, which has gently rolling topography, was primarily used for cattle grazing prior to development. Vegetation consisted mostly of grassland, with scattered stands of trees, particularly live oaks, many of which have been preserved as part of the site plan. An artificial lake created during the 1960s for flood control purposes (the site is the headwaters of Plum Creek) is used today as an open-space amenity for residents. The northern portion of the site is still used for ranching as it awaits development.

Two original buildings on the site have been preserved and are now being reused. The house where the original property owner lived is the present-day golf course clubhouse, and a Sears and Roebuck kit home that was previously the ranch foreman’s residence was used as the original sales office and is now an insurance office.

The main entrance to the site is on the southwestern side, along FM 2770 near the intersection of FM 150. Until 2006, accessing the site from southbound Interstate 35 from Austin was somewhat circuitous, involving backtracking along a two-lane road, then following two additional two-lane roads before reaching the main entrance to Plum Creek. Access to the site was greatly enhanced with the 2006 completion of FM 1626, a four-lane divided road that connects Plum Creek to an Interstate 35 interchange in a much more direct fashion.

Benchmark contributed $2 million to the FM 1626 improvements, including a major separated grade overpass above the Union Pacific tracks, in order to speed its completion. The company has contributed over 20 acres (8.1 hectares) of right-of-way for the expansion of two former county roads that bisect and border the project, and it paid outright to widen FM 2770 to accommodate a center turn lane that improved direct access to Plum Creek. These improvements had been scheduled by either the city or the Texas Department of Transportation, but were completed much more quickly with financial assistance from Benchmark, which felt they were worth the expense.

DEVELOPMENT, PLANNING, AND DESIGN

The site has been owned continuously by the same ranching family for roughly 100 years. Because it was close to the growth corridor of Interstate 35 and to Austin, the family began searching for a development partner in the early 1990s. In 1997, a deal was negotiated wherein the land to be developed was purchased by the partnership (Plum Creek Development Partners, Ltd.), with the remainder of the land residing in family trust. During that same year, Benchmark also signed a development agreement with the city of Kyle.

Under the partnership agreement, Benchmark Land Development is the general partner and the family acts as the limited partner. Benchmark buys parcels of land, as needed, from the family in 200-acre (81-hectare) increments, based on a formula that escalates the land price over time. The land is purchased with notes, which are held in the partnership. A revolving line of credit is used to finance infrastructure improvements related to each phase. The developer then sells lots to builders according to separately negotiated schedules, which pay back the infrastructure costs.

Plum Creek’s community design and architecture are based on the principles of new urbanism. However, there were no major examples from which to draw inspiration in the Austin area. Therefore, after the development agreement was signed in 1997, Benchmark Land Development and the land planner (originally Bosse Compton and currently TBG-Partners, Inc.) made several trips to various new urbanist communities around the country looking for design ideas. Harbor Town in Memphis and, to a lesser extent, Kentlands in Gaithersburg, Maryland, influenced the design of Plum Creek.

Key new urbanist principles employed at Plum Creek include the following:

Sidewalks to provide pedestrian connections within the community. Rear alley access garages to avoid front-loaded garages, thereby creating a more pedestrian-friendly streetscape. Narrow streets to slow traffic and improve the pedestrian environment. Home designs that, due to strict guidelines, are intended to evoke the appearance of traditional homes found in central Austin. A variety of home styles, prices, and types to serve homebuyers of different incomes. Hiking/biking trails to give residents exercise and transportation options. Numerous parks of various sizes to serve as open space throughout the community. A community center to offer recreation, programs, and event space for residents. A mix of uses integrated into the community to complement residential development, including a daycare facility, a performing arts center, an elementary school, service retail, and health care clinics.

Benchmark and TBG-Partners undertook extensive code research to better understand aspects such as neighborhood and building design, lot widths, setbacks, and street widths. The result was a residential building pattern handbook that is used for individual lot and home approvals, as well as the design of Plum Creek overall. The pattern book ensures that design principles and common architectural themes will be maintained across a variety of home styles by a number of builders.

All home designs are approved by Benchmark. To ensure variety, two houses with the same elevation cannot be located on adjacent lots, and a wide range of colors are offered and encouraged. Privacy fences are forbidden, but buyers can choose a white picket fence as an option.

Early in the development process, Benchmark developed residences with either an alley or a garage at the back of the lot with street access. Ultimately, the alley concept proved to be more popular among buyers, and nearly all homes constructed since then have utilized alleys.

A variety of parks and open spaces were designed throughout the neighborhoods. The 30-acre (12.1-hectare) lake is surrounded by an additional 30 acres (12.1 hectares) of open space, with a trail system connecting the open space with the neighborhoods. Other open spaces include two community parks and several smaller open spaces, including parks located along alleys in the middle of blocks. The plan is not overly prescriptive, but ensures that most residences are located within two blocks of some sort of open space.

The two existing community parks each feature mature trees, a playground, a picnic area, and a swimming pool. One has a community center with a kitchen that can be rented by residents for private events.

Several traffic-calming devices are utilized on the streets at Plum Creek. In addition to the narrow rights-of-way negotiated with the city, streets feature a variety of roundabouts, center islands, and neckdowns (areas where the street is narrowed significantly). On-street parking is encouraged in most places. All of these measures are intended to slow traffic and improve the pedestrian environment.

Several environmental features are incorporated at Plum Creek that either conserve resources or improve residents’ quality of life. Pervious surfaces, which absorb rainwater and reduce runoff, have been utilized in one of the parks, in pedestrian easements, and in portions of the hike and bike trail, and will likely be used more extensively in the future.

Existing trees were preserved wherever possible. Trees, including street trees, which are larger than in most comparable new developments, provide shade and help reduce cooling bills. Consisting of a variety of species, including the live oaks and fast-growing Mexican sycamore, street trees planted in tree lawns between the street and the sidewalk create a canopy of shade for the street and sidewalk alike. Since 1999, the year development began, over 5,000 new trees have been planted in Plum Creek. Benchmark also spent over $70,000 transplanting and relocating five mature oak trees from future development sites within the community. Xeriscaping guidelines were written with a list of low-water and drought-resistant plants to be used by builders, residents, and the homeowners association.

The 27-hole golf course, which opened in 1999, occupies 250 acres (101 hectares) of Phase I. As an additional conservation measure, its sprinkler system uses graywater treated at the city of Kyle’s wastewater treatment plant.

MIXED USE

A wide mix of uses are already built or planned at Plum Creek that will complement residential development. Some retail and services, a daycare facility, and a performing arts center have been developed already. Additional developments being planned include a large town center and a mix of uses in the area adjacent to the commuter rail station.

Retail development has occurred as demand has warranted, and is somewhat limited as of July 2006. A little commercial village exists at the southwest corner of the site, near the intersection of FM 150 and 2770. This small district contains eight buildings that average 3,000 square feet (279 square meters) and comprises a coffee shop, an insurance agent’s office, a certified public accountant’s office, a small gym, a dance studio, a music school, a custom clothier, a chiropractor, and a medical office space. The structures are designed around a large stand of mature live oaks.

A second village center is planned for the intersection of Kohler’s Crossing and FM 2770. Uses will include offices and apartments in mixed-use buildings, as well as a funeral home and church.

Also located along Kohler’s Crossing, near the intersection with the new FM 1626, sits the aforementioned 1,000-seat performing arts center. It hosts frequent events, and although it stands alone on the site as of summer 2006, it will be incorporated with the future mixed-use town center, which will provide patrons with nearby restaurant and retail options before and after performances.

An elementary school is due to open at Plum Creek in fall 2006 and will accommodate up to 800 students. The site is integrated within the existing community, which will enable children to walk to school. It is also located adjacent to the daycare facility and one of the community parks. A second elementary school and possibly a middle school will be built in the second phase.

APPROVALS

The approvals process for Plum Creek took 18 months of negotiations with the city. The lot sizes, street widths, and numerous other aspects proposed by the developer were illegal under the existing residential subdivision code. As a result, a planned unit development (PUD) agreement was created, which addressed the various urban design issues.

Issues of concern to the city were high densities and narrow streets. The developer worked to educate the city that smaller lots, such as the 35-foot-wide (10.6-meter-wide) lots proposed at Plum Creek, created more opportunities to preserve open space, and that narrower streets and alleys led to a better pedestrian environment, even reminding them that these very principles were employed in the original town of Kyle.

Another tactic that Benchmark has used in negotiations with the city was to show graphics of what Plum Creek could look like if the city’s existing subdivision ordinance, rather than a PUD, was used. The graphics show fewer parks, no sidewalks or street trees, wider streets, street-facing garages, and a generally less aesthetically appealing development overall.

In the end, Benchmark made concessions to the city on a number of issues, including lot and street widths. For example, the company wanted standard residential street widths of 26 feet (7.9 meters), but settled for 27 (8.2 meters); collector streets of 32 feet (9.8 meters), but got 36 (11 meters); and boulevards of 36 feet (11 meters)—not including median strips—but settled for 40 feet (12.3 meters).

HOME DESIGNS AND MARKETING

Three key aspects of the housing market affected the marketing of homes at Plum Creek. First, it was difficult to find builders that had appropriate product types for Plum Creek. Second, the housing market is still value driven, which limits the overall price range that buyers are willing to pay for, and therefore also limits the variety of housing styles and sizes that can be developed. Third, buyers have responded well to the design of Plum Creek, but do not fully appreciate or understand the long-term advantages of the community.

Benchmark held a series of builder focus groups, in which the concept for Plum Creek was received warmly. However, none of the builders actually had home designs that met the rigorous guidelines for Plum Creek. For example, narrow lot widths and unfamiliarity with alleys and rear-loaded garages were some of the issues builders cited, and none was willing to spend the upfront cost of designing a new home style to fit Plum Creek.

As a result, Benchmark established its own in-house building division (Plum Creek Homes), solely with the goal of developing an appropriate housing type for Plum Creek. Utilizing plans by architects Looney, Ricks, Kiss, Plum Creek Homes built 58 dwellings ranging in size from 1,500 to 2,854 square feet (139.5 to 265.5 square meters). By taking this first step, Benchmark persuaded Milburn, a subsidiary of DR Horton, to create appropriate architecture and purchase lots. Home sales for both Plum Creek Homes and Milburn began in 1999.

Most buyers in the area are first-time homeowners, young families, or empty nesters. Because of this, the housing market is somewhat limited, as few “move-up” buyers or young professional renters exist. Thus, the first dwellings at Plum Creek were priced starting at $90,000, and nearly all were below $200,000.

As of July 2006, Plum Creek offers three general housing types, ranging in price from $110,000 to $300,000. Single-family houses measuring from 1,059 to 2,077 square feet (98 to 193 square meters) and selling for $129,990 to $162,990 constitute more than half of sales. Sold by DR Horton, these are iterations of the residences originally marketed by Milburn. Between 2000 and 2005, Plum Creek averaged sales of 200 housing units per year, with approximately 1,200 homes sold.

Additional styles include a moderately priced detached Cottage Home, also created by Benchmark and licensed to Legacy Homes. The Cottage Home ranges in size from 1,039 to 1,352 square feet (97 to 126 square meters) and sells for $110,490 to $127,490, with a target market of young singles and couples. A larger semicustom series, also by Legacy Homes, ranges from 1,800 to 4,541 square feet (167 to 422 square meters) and sells for $183,900 to $280,990. Its target market is larger families with older children. A small number of custom homesites have been sold and developed by separate entities, with resulting homes reaching the $300,000 threshold.

Market research conducted for the developer in 2005 indicated several issues and opportunities, including an evolving move-up market. While 81 percent of existing Plum Creek owners indicated they do not plan to move in the next five years, over half of those who would move said they would do so for a larger home. In addition, 77 percent of buyers would purchase another residence in Plum Creek if the right product were offered. All of these factors are an indication of the potential market for larger, move-up housing to be built at Plum Creek.

To increase the variety of housing products, and bolstered by market research findings, Benchmark recently added an additional builder, Wilshire Homes. It will begin marketing single-family houses in the 2,000- to 3,500-square-foot (186- to 325-square-meter) range, at prices between $200,000 and $300,000. These dwellings will be slightly larger and more expensive, on average, than the Legacy Homes units and will provide additional move-up alternatives at Plum Creek.

Likely future housing types will include apartments, condominiums, townhouses, and seniors’ housing, as well as larger single-family homes, although exact concepts have not been determined. These will help Plum Creek attract new target markets. Many of these housing types will be introduced as the future town center takes shape or when commuter rail service begins, and will be located near one or the other.

The marketing of the second phase will be more intensive as well. Benchmark plans to construct a model home community along Kohler’s Crossing, which will consist of a small village containing several model homes representative of all offerings at Plum Creek.

A difficult challenge for the developer has been to educate buyers of the long-term value of Plum Creek. The 2005 market research reveals that buyers are attracted to the development for its architectural character and urban design. Fully 62 percent of buyers were drawn to Plum Creek for its architecture and design features, such as the sidewalks, front porches, rear garages, and mature street trees. Evidence indicates they are willing to pay 10 to 15 percent more than for comparable homes in the area that do not offer these features.

Buyers, however, do not place the same priority on the other new urbanist features, such as mixed-income housing, the sense of community created by the walkable design, and numerous parks. For example, the community center and mixed-use development ranked low on the list of reasons that buyers chose Plum Creek. Over time, these opinions are likely to change as additional uses are added to the site.

Benchmark plans to improve its marketing campaign. For both existing residents and potential buyers, the company intends to focus on the advantages such as the community center, connectivity and walkability, the on-site elementary school, and other features that make up the “real community,” as the developer puts it, offered at Plum Creek. The goal is to further set Plum Creek apart from the competition, and rely less on just the architecture of the development to do so.

In keeping with this notion, Benchmark plans to improve the social programming at Plum Creek. At present, a small number of events take place at the development on a weekly, monthly, or annual basis, such as yoga classes and a Fourth of July celebration. Benchmark will likely hire a full-time activities director to expand the range of events and involve more of the community.

FUTURE PLANS The plan for Phase II of Plum Creek was approved by the city of Kyle in 2003, and that 1,200-acre (486-hectare) portion of the site (mostly north of Kohler’s Crossing) was annexed by the city at that time. It will comprise 5,700 additional housing units, a mixed-use town center, and a commuter rail station. Buildout of the second phase is expected to take over 15 years, and homes will be marketed beginning in 2007.

A mixed-use town center is planned at the northwest corner of Kohler’s Crossing and the new FM 1626, close to the center of the Plum Creek site. It will occupy 75 acres (30 hectares) and incorporate the aforementioned performing arts center. Additional uses are undetermined, but could include restaurants, a small grocery store, a hotel, a theater, and retail and office space. The developer is seeking a major employer to locate on the site and provide significant daytime population, stimulating additional demand for restaurants and services in the town center.

The aforementioned commuter rail station will open between 2010 and 2012, long after the rest of the first phase is complete. The Kyle station will be one of 14 connecting San Antonio and Austin along a 110-mile (177-kilometer) route, providing Plum Creek residents—especially commuters—with an alternative means of getting to and from either city. It will be located along the east side of Plum Creek, one half-mile (0.8 kilometer) south of the planned town center. It will likely contain a station platform and possible retail development and, as mentioned, up to 1,000 units of dense multifamily housing nearby.

In 2007, HEB, a Texas-based retailer, will open a 140,000-square-foot (13,006-square-meter) store that features groceries, a garden center, and general merchandise near the FM 1626 and Interstate 35 interchange, less than one mile (1.6 kilometers) east of Plum Creek. The presence of a major supermarket will likely have a positive influence on sales at Plum Creek, since the nearest grocer and large-scale retailers are currently ten miles (16 kilometers) away in either direction on Interstate 35.

EXPERIENCE GAINED

Plum Creek is unusual in the Austin area, which, as mentioned earlier, still has very few new urbanist communities. Despite resistance, the success of Plum Creek has led other developers to incorporate various design aspects, such as front porches and sidewalks, into their own developments. Benchmark calls this the “Plum Creek effect,” and members of the firm have even been asked to attend city council meetings to provide insights, so that other developers may imitate Plum Creek in one or more ways. The developer of a nearby residential development in Kyle readily admits that Plum Creek raised the bar for its project, and it is incorporating design features in order to better compete for buyers.

In many ways, the Plum Creek effect validates Benchmark’s long struggle with the city approvals process. Because the development has begun to change the perception of community and neighborhood design, Benchmark wishes they had tried harder to get narrower lots and streets approved in the original negotiations with the city.

A case in point is the excessive speeds that have occurred on a particular street at Plum Creek, which have resulted in complaints by neighbors. The street at issue happens to be the straightest and widest one in the development, and is one that Benchmark fought with the city to make narrower. Although it is upset by the excessive speeds, Benchmark feels somewhat validated by this issue, and plans to use it as an example in future negations regarding street width.

Another issue has involved street trees, which are on the tree lawn between the street and sidewalks and therefore are owned by the homeowners association (HOA). However, maintenance, including tree replacement, is up to the individual homeowner. This has caused some consternation in a couple cases where homeowners balked at the $300 replacement cost of the trees, citing that it is not technically on their property. As a result, the HOA has created a reserve to help offset the cost of tree replacement. The developer stands by the decision to have streets lined with trees that over time will provide increasing amounts of shade for homeowners and an attractive canopy for the roadway.

Although Plum Creek has been a success, there is room for improvement. Benchmark recognizes the need to better communicate the long-term advantages of new urbanism to residents and potential buyers alike. The company must also continue to educate builders about the value of the community. Even with clear differences between Plum Creek and local competition, builders and real estate agents often push to commoditize entry-level homes, reducing the potential buyer’s decision-making criteria to a simple price-per-square-foot comparison. In addition to the design of Plum Creek, Benchmark realizes that there is a need to convey the advantages of pedestrian connectivity, environmental benefits, the mix of incomes, current and future mixed-use plans, the commuter rail connection, and social programming.

The developer is patient, knowing that some of the major advantages of new urbanism are already in place. But the community has a 15- to 20-year planned buildout, and in many ways, the long-term advantages of new urbanism will not occur until the performing arts center is surrounded by a mix of uses that includes retail and offices, or until the commuter rail service is operating. At that point, when the collective sum of all land uses are functioning as a whole, Benchmark believes the real long-term value of Plum Creek will be realized. PROJECT DATA LAND USE INFORMATION Site area (acres/hectares): 2,200/890 Percentage complete*: 20 (1,500 completed units out of an expected 8,700 units at buildout) Gross density (units per acre/hectare): 3.96/9.8

Occupied acreage* (acres/hectares): 337/136 Number of lots*: 1,422 * As of July 2006.

LAND USE PLAN Use Area (Acres/Hectares) Percentage of Site Streets/rights-of-way 65/26 3 Landscaping/open space 348/141 16 Buildings* N/A Total 2,200/890 100.0 * Acreage devoted to buildings not available as of August 2006.

RESIDENTIAL INFORMATION Builder Area (Square Feet/Square Meters) Sale Prices Plum Creek Homes 1,500–2,854/140–266 $90,000–$200,000 Legacy (single-family houses) 1,800/167.4 $183,900–$280,990 DR Horton—Milburn—(single-family houses) 1,059/98.5 $127,990–$162,990 Legacy Cottages 1,039/96.6 $110,490–$123,490 Custom lots 2,800/260 minimum $50,000 (lot only)

Total number of units sold: 1,244 Total number of units expected at buildout: 8,706 Average area of units (square feet/square meters): 1,244/116 Home price range: $110,000–$300,000

Lot Sales per Year 1999 38 2000 191 2001 233 2002 240 2003 268 2004 145 2005 164 Total (through 2005) 1,279

DEVELOPMENT COST INFORMATION Site Acquisition Cost: $12,500,000

Hard Costs: $72,171,000

Soft Costs: $17,567,000 Project management: $3,669,000 Marketing: $1,410,000 Construction interest and fees: $4,352,000 Other: $8,137,000

Total Development Costs: $102,258,000

Total Development Cost at Completion (Expected in 2020): $102,238,000

Development Costs per Lot: $18,334 Engineer survey, etc.: $1,522 City fees: $253 Construction: $12,559 Indirect cost allocation: $4,000

Total Development Cost for All Lots*: $26,070,948 * As of July 2006.

Development Cost per Acre/Hectare: $77,262/$190,922

DEVELOPMENT SCHEDULE Planning started: 1994 Site purchased: 1997 Construction started: 1999 Sales/leasing started: 1999 Phase I completed: 2007–2008 Phase II begins: 2007 Project completion expected: 2020

DRIVING DIRECTIONS

From Austin-Bergstrom International Airport: Follow signs to West . Take Highway 71 west for approximately five miles (eight kilometers), then follow West U.S. Highway 290 for less than half a mile (0.8 kilometer), watching for signs for Interstate 35 south. Take Interstate 35 south approximately 14 miles (22.5 kilometers) to FM 1626. Exit and turn right (west) on FM 1626. After one mile (1.6 kilometers), turn left (west) at Kohler’s Crossing, and follow that less than one mile to FM 2770. Turn left (south), taking FM 2770 less than one mile, and turn left (east) at the entrance to Plum Creek. A new model home village is planned for Plum Creek, and will be located along Kohler’s Crossing before the FM 2770 intersection.

Driving time: 31 minutes in nonpeak traffic.

Sam Newberg, report author Jason Scully, editor, Development Case Studies David James Rose, copy editor Joanne Nanez, online production manager Avery Salisbury, editorial intern

This Development Case Study is intended as a resource for subscribers in improving the quality of future projects. Data contained herein were made available by the project's development team and constitute a report on, not an endorsement of, the project by ULI–the Urban Land Institute.

Copyright © 2006 by ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W., Suite 500 West, Washington D.C. 20007-5201 Built according to new urbanist principles, plum Creek is a mixed-use master-planned community in Kyle, Texas, located 20 miles (32 kilometers) south of Austin. At buildout?expected in 2020?the 2,200-acre (890-hectare) community will be home to 8,700 dwellings, including single-family homes, condominiums, apartments, and townhouses. Following a traditional neighborhood design, plum Creek?s residences are sited on narrow lots, garages are located along alleys, and sidewalks are intended to emphasize pedestrian connectivity. plum Creek?s design team created a building pattern handbook to ensure that architectural themes could be maintained across a variety of home styles by a number of builders. Where possible, mature trees were preserved or relocated. Small open spaces such as the one pictured here provide a home for mature trees while helping absorb stormwater. A 70-acre (28.3-hectare) mixed-use town center is proposed for the area next to the school district?s 1,000-seat performing arts center (pictured here). plum Creek also comprises 300 acres (121 hectares) of open space, including trails, a 30-acre (12.1-hectare) lake, and a 27-hole golf course. phase I site plan for plum Creek.