Manhard Consulting has been a steady provider of engineering and surveying services to the residential real estate market for over 52 years. Our teams provide full-service solutions for single-family, multi-family, mixed-use developments, affordable housing and active adult communities nationwide.
From single-lot redevelopments to subdivisions covering thousands of acres, the engineering teams at Manhard Consulting can address land planning, entitlements, site optimization, traffic flow, drainage, flood control, open space, landscape architecture, and other crucial issues for a successful development.
With our culture of service, deep local expertise, and national network, our teams work as an extension of your team to deliver solutions that help create thriving communities.
Manhard Consulting was retained by Sam Yager, Inc. to provide civil engineering and surveying services for the Audubon Development. Audubon is a master-planned community of approximately 2,700 acres in the Magnolia area. At build-out, the development is projected to have 3,700 single family homes, 2,600 multi-family units, and 475 acres of mixed use. The project also consists of three municipal utility districts, a water control and improvement district, and a management district.
The development is bisected by two major thoroughfares, Farm-to-Market 1488 and the extension of State Highway 249 (currently under construction). Manhard worked with the developer to evaluate and negotiate a strategic access plan, including on/off ramps, feeder road extensions and master driveway plans, along both the proposed State Highway 249 and the existing FM 1488 corridors.
During negotiation with TXDOT for right-of-way dedication, Manhard assisted the developer in identifying several on-site excavation areas to produce borrow for the highway contractor. Manhard ultimately identified borrow areas that were convenient for the highway contractor and beneficial to future development plans. This arrangement provided increased value to the right-of-way exchange deal, allowing Audubon to secure additional feeder road construction at no cost to the developer.
Manhard was also involved in the orchestration of a 381 Agreement, including the production of cost estimates to support the commitment of $72 million in contributions by the county for public infrastructure improvements in and around the Audubon Development.
Audubon sits along Mill Creek and several of its tributaries in the Spring Creek Watershed. In the midst of increasing drainage regulations post-Hurricane Harvey, the Manhard team facilitated drainage analyses to optimize developable area, minimize mitigation needs and maintain the vision for preservation of natural features along the development’s drainage corridors.
The master-planned community of Cambridge Lakes is comprised of more than 1,900 acres of former agricultural fields, isolated woodlands, wetlands and creeks in rural Kane County, Illinois. The Cambridge Lakes plan includes approximately 4,700 residential units: a combination of single-family homes, townhouses, duplex homes, and condominium units. Prior to the development of Cambridge Lakes, the Village of Pingree Grove had a population of 124 persons living among 52 residential dwellings (2000 census). By virtue of building Cambridge Lakes, DRH Cambridge Homes, Inc. created not only a new large-scale community, but virtually an entire village.
New village infrastructure included a 1,700,000-gallon per day wastewater treatment facility, three deep wells for potable water supply, two water treatment facilities, one 1,000,000 gallon elevated water storage tank and one 800,000-gallon ground storage tank. Manhard Consulting, Ltd. designed approximately seven miles of trunk line sanitary sewer and three wastewater pumping stations to transport waste to the treatment facility. Manhard Consulting also designed nearly nine miles of primary water main to connect the source, treatment and storage facilities with the residential neighborhood distribution systems.
Storm water management for Cambridge Lakes was a complicated process involving formal approvals from the Village of Pingree Grove, Kane County, the Illinois Department of Natural Resources – Office of Water Resources, the Illinois Department of Transportation – Bureau of Traffic, The United States Army Corps of Engineers and the Federal Emergency Management Agency. Detailed hydrologic and hydraulic analyses were completed for both the existing and proposed conditions. The existing conditions analyses covered a watershed in excess of 9.5 square miles and established a base flood elevation for over 8.8 miles of riverine floodplain. Proposed conditions analyses included the design of approximately thirty detention basins including one basin that covers over 45 acres and was designed to provide habitat for native sport fishes. Permitting assistance was provided to secure floodway construction permits from the Illinois Department of Natural Resources for six new bridge crossings of regulatory floodways, a Dam Safety Permit for a Class III small dam embankment and multiple Letters of Map Revision and Letters of Map Amendment from the Federal Emergency Management Agency.
Roadway improvements for the Cambridge Lakes development were designed to maintain the sense of community yet effectively distribute and convey traffic through the development to the adjacent arterial streets. Approximately 6.5 miles of collector roadway were designed to provide access to the neighborhood communities. Over three miles of an existing rural farm road was reconstructed and widened to serve as an arterial roadway. Traffic improvements also included nearly three miles of widening improvements on three separate state highways including the design of improvements on eight highway intersections. Manhard Consulting, Ltd. provided design assistance and coordination for the construction of six new precast concrete bridge structures and the widening and deck replacement of an existing concrete deck beam bridge over a major drainage channel.
Manhard Consulting, Ltd. also provided design services for the site development of the Cambridge Throughout the land planning, conceptual engineering, preliminary engineering and final engineering Lakes Learning Center, the first charter school in the State of Illinois to be initiated by a residential developer. Cambridge Lakes Learning Center opened in the fall of 2007 and was designed to accommodate 1,000 students. The Center consists of seven buildings, associated parking and drop-off facilities, plus an adjacent park to meet the recreational needs of the students.
Throughout the land planning, conceptual engineering, preliminary engineering and final engineering design processes, an emphasis was placed on creating an amenitized community that would serve as the model that all future communities in the region would strive to emulate. With the assistance of Manhard Consulting, the developer was able to set aside nearly 700 acres for both the preservation of natural resources and the development of community facilities to be enjoyed by the residents of Cambridge Lakes. Manhard Consulting provided site design for the community parks that were dedicated to the Village of Pingree Grove including facilities for soccer, baseball and softball as well as a community skate park. Within the residential neighborhoods, Manhard Consulting assisted in the design of pocket parks that included playground equipment and open spaces for the enjoyment of the neighborhood children. Manhard Consulting provided site design for three clubhouse facilities, each with their own aquatic centers. Manhard Consulting worked closely with a local golf course architect to integrate a three-hole golf course into the floodplain and storm water management of Carillon at Cambridge Lakes, the age-restricted community developed within Cambridge Lakes. Thanks in part to the efforts of the design staff at Manhard Consulting, Ltd. the developer was able to create an amenitized community that the residents of Cambridge Lakes and the Village of Pingree Grove are proud to call home.
This affordable 62-unit senior apartments project designed exclusively for adults 55 and over is located within the Garfield Ridge Community area. Manhard provided civil engineering, planning, land surveying, landscape architecture, stormwater management, entitlement assistance and construction administration services.
The project includes sustainable design with storm water best management practices (BMP’s) with native landscaping throughout, including a parking lot bio-swale and stormwater infiltration basin. The project required Chicago Planned Development (PD) approval and Manhard assisted through representation at Chicago Plan Commission and Zoning Committee Meetings, PD exhibits, site and landscape plan renderings, Chicago Transit Authority (CTA) exhibits, project narratives for PD hearing and CDOT PD coordination. Manhard also lead the efforts for Chicago Fire Prevention Bureau, CDOT PD approval, CDOT Perimeter Paving Agreement (PPA) and Mayor’s Office for People with Disabilities (MOPD).
Cottonwood Highlands Filing 2A is a subsection of the Cottonwood Highlands residential development located in the Town of Parker, Colorado. The property includes 17.34 acres and will contain 56 single-family lots. Filing 2A is the first phase of the Cottonwood Highlands subdivision. Upon completion, the subdivision will contain around 300 single-family lots.
An existing natural drainage channel running through the property presented unique challenges in terms of legal approval and engineering design. Meeting the town’s water quality requirements required an innovative approach because the water had to be treated before it could be discharged into the existing channel, but this needed to be done cost-effectively. Though the project is not yet completed, it has thus far been successful.
Manhard provided complete civil engineering & survey services for this 90-acre mixed-use development including single and multi-family housing with 70 single family residences, 172 attached single family residences (villas and row houses), and two three-story condominium buildings containing 59 apartment homes with underground parking garages.
The commercial portion included multiple commercial buildings, an office building and parking lot. The site included a full access entrance onto Waukegan Road, an IDOT roadway.
The development of Heritage Todd Creek is a subdivision for single and multi-family homes constructed around an 18-hole golf course in the city of Thornton, Colorado. Approximately 1300 lots are planned for the property’s 670 acres, many of which have already been completely developed. The sheer size of the project, which includes several subsections with multiple ownership entities and metropolitan districts, produced (and continues to produce) special challenges. Coordination with the surrounding golf course also presents unique circumstances, like designing to connect with their master utilities. Manhard’s development plans have achieved success in delivering lots to match continuous home sales in the large subdivision.
Manhard also designed the 2.0-mile regional trail system at the Heritage Todd Creek subdivision in Thornton. The project included the crossing of two branches of Todd Creek and the design of two arch-culvert crossings beneath Quebec Street, in order to provide regional trail connectivity for future neighborhoods. Multi-use trail height requirements were taken into consideration at the crossings, to ensure the safety of the trail users. Tiered elevations were employed for the trail design in order to keep the trail open during minor storm events. Manhard provided horizontal and vertical layout and grading, and erosion control for the trail.
Manhard Consulting was retained to provide civil engineering and surveying services for this 75 Unit 7-story mixed-income and affordable apartment community for veterans, persons with disability and working families at 5150 N. Northwest Highway in Jefferson Park.
Our team was tasked with performing surveying, engineering, and landscape architecture services as part of the initial site selection and feasibility analysis all the way through construction. This included providing assistance as part of the entitlements process with the City of Chicago and permitting assistance with the owner and design team through the City of Chicago process.
This project featured some unique political challenges including a concerned neighborhood group opposing the development which required our expertise to help address some of the concerns of the community during the initial entitlement process, as well as to relieve pressure through the permitting process during an Alderman regime change to ensure the project continued to move forward despite some political opposition.
The site in particular had its own challenges from a development perspective as well due to the close proximity to the existing Metra operated and Union Pacific owned railroad, and work to maintain the structural integrity of an adjacent existing retaining wall to the railroad. Our team was able to work with the client, City staff, and structural design team to provide a grading solution to allow the project to continue on-budget and obtain the necessary permitting and approvals to construct adjacent to this existing retaining wall. Manhard was able to help guide the design team during dialogue with both adjoining property owners throughout the design process in an effort to obtain necessary agreements and approvals to maintain the development process.
Lake View Central is a planned mixed-use development intended to serve various demographics within our area. Grocery anchored retail will occupy high traffic frontage. Entertainment and lifestyle venues will be located in the middle of the site. To the west we hope to attract office and multi-family concepts. The south and east sides of the tract are planned for a full-spectrum retirement community and accompanied medical services.
Drainage, utilities, and access are critical to the delivery of this project. This site posed a variety of challenges. Off-site drainage from both east and west must be accounted for and conveyed to the TxDOT culvert at the north end of our site. Conroe continues to work on upgraded water service in this area. We are permitting the first phase of development including a two-mile major collector road, drainage to serve over 100 acres and a balanced grading plan for the future pad-sites. Major infrastructure including new intersections with lights for access and a lift station with a mile of force main to provide sewer service.
Access required coordination and approval from TxDOT, Conroe, and Montgomery County. We have proposed two new intersections on a state highway and a county road. Several miles of public roads will bisect this development and increase mobility throughout the area.
Coordination with the Client and other consultants has led us to this point. Tree and wetland preservation were incorporated into the landplan to create an inviting place for families to connect, be productive, and enjoy the natural beauty of Lake Conroe.
We have secured all entitlements, created districts, refined our master plan, and now preparing to execute our first phase of development. This will be a transformative project for the Lake Conroe area.
Mellody Farm is the long-awaited multi-use development featuring 285,000 sf of retail, including 12 buildings and a luxury multi-family residential apartment building with 260 units, internal parking structure and outdoor amenities courtyard and a 1,400 space parking lot.
The project was designed on ±50-acre (±35-acre developable due to wetlands and floodplain) located on the northeast corner of Milwaukee Avenue and Townline Road in Vernon Hills.
The services Manhard provided for this project include preliminary engineering design, surveying, stormwater management design, final engineering design, entitlement assistance, offsite roadway design and construction staking. Due to the size and scale of the project, permits were required from multiple agencies which required thorough coordination and communication with the development team, consultants and permitting agencies.
The Oaks of Vernon Hills is a 304-unit luxury, multi-family community currently under construction with leasing beginning in the summer of 2014. This new community will provide a unique opportunity for “renters by choice,” offering convenient amenities, condo quality, “green” features, and a unique mix of contemporary floorplans.
In addition, The Oaks will include a centrally located resident clubhouse, swimming pool, nature paths and extensive green space. The Oaks will include a mix of 256 Luxury Flats in elevator-served 3-story buildings and 48 rowhouses with individual entries, each with its own garage, arranged in distinct neighborhoods.
Manhard provided engineering design, construction administration and environmental services for a five story, 48-unit affordable housing development.
Oso will include 32 one-bedroom and 16 two-bedroom rental units. The project set aside 29 units for the CHA’s Project Based Voucher program with the remainder rented at an affordable rate for tenants earning no more than 60 percent of the area median income.
The transit-oriented development will provide amenities like a community room and bike storage area plus 22 parking spaces with permeable pavement with underlying stone reservoir.
Manhard Consulting provided civil engineering services for the new $50 million 21-story residential tower and 14,000 square foot park. Located on 1.0 acre, the project achieved a LEED Gold Certification.
The stormwater system was designed to reduce the water quantity and improve the water quality of the stormwater leaving the site.
The park includes multiple seating areas, planting areas and a dog run. A green roof on the 8th floor overlooks the park. A vault, providing stormwater retention, is located underneath the park. All entrances to the building, park pathways, and sidewalk crossings were designed to meet ADA requirements.
The master-planned golf community of Somersett is set on over 2,300 acres designed in perfect harmony with the dramatic beauty of its West Reno setting. Somersett offers a private Country Club featuring a Tom Kite designed championship golf course, a 9-hole par three golf course, the Club at Town Center (a multi-million dollar, 21,000-square-foot recreation and social club), 25 miles of paved and unpaved hiking, bicycle, and vehicle trails that will link Somersett Park East and Somersett Park West and six pocket parks, natural open spaces and community landscaping, a fire station and an incomparable selection of new home neighborhoods and custom home sites. Services being provided by Manhard Consulting, Ltd. for this project include construction management, surveying, land planning, permitting assistance, and engineering services, including hydrologic and hydraulic modeling analyses, ecological services and wetland design, and roadway design for this project.
Manhard’s planning staff was added to the team once the development agreement was completed. Guided by the tolerances allowed in the existing development agreement, our planning staff worked closely with the client and the City of Reno to re-plan four of the six villages. This approved land plan maximizes views to the golf course and surrounding mountain ranges while meeting the infrastructure requirements of the community. During the development stage, the City of Reno adopted new and restrictive regulations regarding development on steep slopes. Although the Somersett development was not bound by these new regulations, the new land plans are sensitive to the intent of the regulations and development on steeper slopes. The goal of the developer was to create a sense-of-place that would carry throughout the entire development while maintaining the density required to create a sustainableengineered design that would meet the goals the community.
Detailed hydrologic and hydraulic analyses were completed for both existing and proposed conditions for the entire development. The modeling analyses included the design of approximately 15 detention and retention structures, some of which required a Safe Dams permit from the State of Nevada.
To offset the impacts that occurred to the drainages during construction of the development and golf course, approximately 0.53 acres of wetland were created, 1.10 acres of wetland were enhanced, 26,250 linear feet of riparian zone was enhanced with upland species, and 7,650 linear feet of riparian zone was enhanced with wetland species. All creation and enhancement areas will be monitored for a period of five years.
Manhard is providing subdivision designs, both preliminary and final, for five subdivisions at Somersett, ranging from attached housing to single-family custom estate lots. The engineering designs include roadway and utility design, complex grading, hydrology, and erosion control. In addition, Manhard is designing a golf maintenance facility, a fire station, park and golf clubhouse. Extensive earthwork calculations have been performed on all areas to aid in achieving a dirt balance during design and to assist construction managers during construction.
Approximately 4,500 feet of the major roadway, Somersett Parkway, was designed by Manhard. The design included a major 12-foot by 12-foot undercrossing for pedestrians and wildlife, two eight by eight box culverts for drainage and wildlife, a traffic-calming roundabout, and all associated grading, utilities, and drainage. Coordination of construction traffic, existing residents and the curiosity of the general public is a constant challenge.
One of Manhard’s primary duties on the Somersett development is assisting the developer in managing the construction of the site. This presents challenges due to the extreme topography, climate, poor soils and accelerated development schedule. To date, Manhard’s construction management division has worked closely with the contractors onsite to shorten the development schedule and meet the increased demand for completed villages.
Manhard construction managers are onsite to assist crews with any unforeseen obstacles that may occur. The construction managers track progress, keep the jobs on schedule, and mitigate any extra construction costs that may be incurred by the contractor and the developer. As the construction of each project nears completion, the construction managers coordinate the necessary inspections for final acceptance by the City of Reno.
The Timbers at the Pinery is the perfect, secluded setting for uniquely designed, one of a kind, luxurious custom homes. Conveniently located yet secluded, the community is nestled among native trees and gently rolling hills. With the Rocky Mountains and Denver to the Northwest, Pikes Peak and Garden of the God’s to the south, there are many opportunities to enjoy the Colorado lifestyle.
In 1972, the original Master Planned Development for the project consisted of 1,695 acres and was zoned for 2,736 units. However, after several major and minor amendments throughout the years, along with several ownership changes, and boundary revisions, a new vision for the property was finally realized in 1994. The fifth PD amendment was finalized consisting of 771 units on 960 acres. This was the birth of this exclusive custom lot community featuring custom homes ranging from $1-$5 million dollars situated on 1/3 acre to 1-1/2 acre lots located outside of Parker, Douglas County, Colorado.
This project has been a true team effort for the Greenwood Village office. All have played an integral role in providing engineering, surveying, and construction support for the final six filings over the last seven years. The final two filings have been entitled and are currently in the construction process.
The Timbers was not a typical subdivision design and the project team had to address many unique aspects and requirements over the years in order ensure the natural beauty of the area was preserved, including:
Manhard Consulting was retained by Habitat for Humanity to provide design and survey services for Robins Landing is a 127-acre mixed-use, mixed-income, master-planned community in the city limits of NE Houston. At build out the project will have 468 Single Family Homes and 20 acres of mixed-use development with approximately 250 units of affordable senior housing and 250 units of affordable multi-family units. The development will include 12 acres of central park that preserves large groves of trees and trails. The development is between Mesa Drive to the West and CE King Parkway to the east. The main access for the project is on the Major Thoroughfare Tidwell Road that bisects the property.
Robins Landing is working with the City of Houston through the Developer Participation Contracts as well as other City of Houston Funding sources to provide affordable homes below the median purchase price determined by HUD.
The development of the tract requires the extension approximately 2,800 linear feet of offsite sanitary sewer to be extended within the Tidwell ROW. Tidwell road is being improved to provide left turn lanes and a dedicated right turn lane onto the future Robins Landing Parkway. The central park maintains the natural condition (low impact development) and doubles as storm water conveyance during extreme rainfall events that drains the property south through box culverts under Tidwell road into the regional detention.
The proposed development requires approximately 120 acre-ft of detention. The neighbor to the south of Robins Landing is planning to excavate sand to sell from their property before converting the property into a regional detention pond that will ultimately be donated to Harris County Flood Control District. Manhard used its relationship with the landowner to negotiate an agreement that provided all the detention required for the development at a fraction of the market cost.
Manhard Consulting provided civil engineering, land planning, surveying, entitlement, and construction administration services for a 117-acre mixed use development on Lake Ray Hubbard in Rowlett, Texas.
This $1 billion development features a 7-acre Crystal Lagoon with show fountain, resort and conference center, lakefront trail and marina, and surf club with a wave pool alongside 1.4 million square feet of commercial lease space.
The multi-phase project included form-based code zoning and development plans, mass grading and overall drainage analysis, +/- 12,000 LF of roadway and utility design, and franchise utility and TxDOT coordination. As the project builds out, there will be potential additional design of the many internal multifamily, office and retail tracts. Approvals from multiple state agencies and local municipalities were required for this project.
Manhard Consulting was hired by Land Tejas Companies to provide civil engineering and surveying services for the design of a 350-acre single family master planned community. Sierra Vista, located in Brazoria County MUD No. 32, kicked off with the first phase of work consisting of two single family sections, one major thoroughfare and one detention project together totaling 83 acres with 211 lots.
During construction, Hurricane Harvey ripped through the Houston area causing major delays in production schedules. With that came a higher demand from the client and an accelerated schedule for completion.
Manhard Consulting was retained to provide civil engineering and surveying services for this 32-acre multi-family development consisting of 15 two-story walkups, 20-unit multifamily buildings along with a clubhouse and pool and a 2.6-acre future commercial development area.
The site had unique challenges due to its zoning classification and multiple failed previous developments related to the property setting forth off-site highway improvement requirements for the property. Our team was able to work with the client, Village, and KCDOT to come up with economical solutions related to the off-site highway improvement requirements that allowed for the project to continue both on-budget and per the original construction timeline outlined by the client.
Manhard was retained by Metropolitan Homes Inc., to provide design and engineering services for the multi-phase project in Englewood, Colorado.
Vallagio at Inverness mixed-use development features the following:
Access to light rail station via pedestrian bridge
Residential villas
Two four-story condominium buildings
Two 10-story condominium buildings with retail at ground level
Parking structure
Upscale restaurant (11,000 SF)
Drive-through bank (5,000 SF)
Additional retail space (5,000 SF)
Manhard Consulting was retained to provide complete civil engineering & survey services for this site featuring the 12-story 16,000 square-foot mixed-use residential and retail building with amenities on the first floor and a 12 space parking lot adjacent to the building. Pursuing LEED Certification.
Manhard was retained by Centrum Partners to provide survey and engineering services for this redevelopment project.
The redevelopment included an existing grocery story and associated property adjacent to the competed 606 trail. The proposed improvements include a 6-story mixed-use building with 5 stories of residential and retail/restaurant/grocery space on the first floor. A parking lot is located in the rear for the grocery tenant.
This project is pursuing LEED Silver certification at the moment. Services included: design and plan preparation, topographic survey, site investigation, site planning and grading, utility design, architectural coordination, and stormwater detention design that is located beneath the building.
Manhard Consulting was retained to provide professional services for this 8-story mixed-use building with restaurant spaces on the ground floor and commercial office space above. The easement for the CTA tracks and supports created the unique buildable area but added an exterior plaza to the project.
Manhard provided surveying, design and plan preparation, permitting assistance with multiple departments at the city of Chicago and construction administration.
