Manhard Consulting was retained to provide civil engineering and surveying services for this 13-acre multi-family development consisting of 8 three-story buildings with 296 total units, associated parking, along with a clubhouse and pool.

This project was unique in its conversion into multi-family residential of a historically vacant property that was originally intended to be a further build-out of the existing office “campus” following the initial office building completion which was rendered infeasible for additional office towers due to market conditions. Manhard worked with the client, Village staff, and adjacent office property owner to develop a refined vision of the site that integrated elements of the original office campus without sacrificing the multifamily development objectives, and still maintaining an efficient and cost-effective engineering design utilizing original master improvements to the maximum extent practical within the new multifamily development.

Manhard also worked through an aggressive permitting schedule to allow for late-fall construction to commence with multiple agencies on behalf of the client including IDOT, MWRD, and IEPA despite a late spring entitlements and final design start on the property. Finally, Manhard also worked with the client and Village staff to educate Village Public Officials due to this being the first-class A Multifamily development in Hoffman Estates in many years, and with the successful permitting and entitlement of this project paving the way for future multi-family residential development in the Village for years to come.

Manhard provided full civil engineering and surveying services to Continental Properties for this multi-phase, multi-family development on 40-acres in Longmont, Colorado.

The first phase of Springs at Sandstone Ranch opened in 2018 with 240 homes in studio, one-, two-, and three-bedroom options. Phase II offers 212 additional townhome-style homes with private entrances and attached garage options. 

Phase II expansion also includes a newly built resort-style pool, a community clubhouse, an outdoor grill area, a 24-hour state-of-the-art fitness center, a car care area, two more pet playgrounds, an abundance of outdoor seating, and a green space activity area. 

Manhard provided full civil engineering and surveying to Thompson Thrift for this 336-unit, 8.4-acre multifamily development.

Services and several challenges included design of a half mile of public roadway, a high groundwater table required extra coordination with geotechnical and structural engineers on setting building finished floor elevations, Design of utility crossings underneath irrigation ditch, account for 100+ acres of off-site tributary area, incorporation of various amenities including dog park, pickleball courts, fire pits, bocce ball courts, resort style pool, etc., layout of future utility and roadway extensions to service adjacent developments, evaluation of downstream storm sewer system to determine release rates for this development and future developments, coordination with Boulder County to preserve drainage patterns of open space to the north of the project.

Manhard Consulting provided civil engineering, land planning, surveying, entitlement, and construction administration services for this luxury 276-unit apartment community located in Grand Prairie, Texas, a suburb of Dallas and Fort Worth.

Once again we worked alongside a seasoned development and construction team at Continental to deliver another successful Springs product. The biggest challenge with this project was the 25 feet of fall across the +/-18 acre site, but through coordination with our client, the general contractor and their earthwork subcontractor, we were able to provide the most cost effective combination of dirt balance, retaining walls and storm drainage infrastructure and still achieve the intended vision of the site for the client.

Manhard was tasked to help navigate through the zoning amendment process, site plan process, engineering review, floodplain development permit and construction.

Manhard Consulting provided full civil site design for this 267-unit class-A Multi-family residential community with a 5,400 SF clubhouse/amenity center.

Stormwater management and wetland conservation were among the biggest challenges. The adjacent property did not account for the full storm events that would adversely impact the rainfall occurring onto our site. To correct this, Manhard designed an oversize detention and prove to the City we were sizing our detention for several acres of offsite flow.

Cognizant of wetland preservation requirements onsite, Manhard was able to design the drainage around wetlands that needed to be preserved during and after construction and thus saved the client several thousand dollars in wetland mitigation fees.

Manhard Consulting provided full civil engineering design on this 18-acre garden style Multifamily development consisting of 326 units across 14 buildings. Construction and design was completed in a single phase. Services including detailed grading and drainage design, utility design and coordination, and paving and ADA compliance grading design.

Windmill Ranch was very unique due to the drainage design necessitated by the flat grades common in Odessa. The entire site was surface drained which allowed the client to realize a large cost savings in storm infrastructure but resulted in an extremely challenging grading design that was implemented with the project. A proposed detention pond was oversized to generate enough dirt volume across the project to allow the site to maintain a dirt balance. An existing Gas line traversed the property, and challenges arose when navigating surface drainage across the proposed pipeline. A detailed cost estimate was performed to determine if large box culverts would be more effective in crossing the pipeline, or if removal of the pipeline would be the best scenario. In this case, removal of the pipeline was the most cost-effective option as it was no longer in service.

Overall, this project was a great exercise in staff training due to the atypical design that was required. We provided the client with significant cost savings with the grading and drainage design by eliminating all on-site storm infrastructure.

Manhard Consulting provided full civil engineering and survey for this 330,000 SF, 162-unit apartment community, featuring 13 buildings on 5.4-acres located in West Dundee, Illinois.

Manhard successfully navigated through several challenges on this site, including floodplain, wetlands, Union Pacific Railroad grading and coordination, Geopiers to mitigate unsuitable soils, contentious entitlements centered around floodplain and wetlands, 22’ of grade drop across site from railroad to floodplain.

A few innovations to note are the naturalized stormwater areas as part of holistic plan to offset filled wetlands; concept planning including utilizing understory parking on low side of building adjacent to floodplain allowing greater unit counts; avoided detention based on stormwater calculations proving no increased runoff.

Manhard Consulting provided full civil and survey for this 162-unit multi-family development on 5.4-acres in Winfield, IL, located steps from Central DuPage Hospital. A few design features include a bike and pedestrian egress through site, a ramp down to the understory parking and a pool.

This site involved several challenges which turned into successes including a floodplain, wetlands, Union Pacific Railroad grading and coordination, geopiers to mitigate unsuitable soils, and a rather contentious entitlement process that centered around the floodplain and wetlands and finally a 22’ of grade drop across site from railroad to floodplain.

Due to the challenges on this site Manhard provided a few design innovations including naturalized stormwater areas as part of holistic plan to offset filled wetlands; concept planning including utilizing understory parking on low side of building adjacent to floodplain allowing greater unit counts and was able to avoid detention based on stormwater calculations proving no increased runoff.

Manhard Consulting is providing professional engineering and surveying services to Betts Lake, LLC (Client) for the Reata South Filing No. 1 Development. This project consists of 9 lots along Preservation trail, 34 lots in the Village, and 3 custom lots along Forest Keep road located in Douglas County, Colorado.

Engineering support for rezoning through an Amendment to the Reata South Planned Development Process as regulated by Section 15 of the Douglas County Zoning Resolution (DCZR) was needed for this project. Topographic and ALTA surveys were also provided by the Manhard team.

Preliminary Engineering for onsite infrastructure to support approximately 50 Custom Lots broken up into two Filings. Preliminary Engineering related to the proposed realignment and grading of nearly 2 miles of the Stroh Road extension from Parker Road to Hilltop Stroh Road which is necessary for the development commitment per the Reata South Planned Development, 7th Amendment. Sub-regional detention facility conveyance system to provide water quality and storage for an area incorporating the Amendment #4 lots and that portion of future Stroh Road.

Final Engineering and entitlements for onsite infrastructure to suppost about 50 custom lots broken up in to two filings which include:

• Preliminary Plan and Final Plats for the development
• Road and Drainage Construction Documents per Douglas County criteria.
• Water and Sewer Construction Documents per and Pinery Water & Wastewater District criteria.
• Development Reports – Final Drainage and Utility Report and Traffic Impact Analysis.
• Slope analysis (15-25% and 25% or greater).
• Miscellaneous items as requested by the jurisdictional agencies.

Clear Creek Tahoe is a residential golf course community located southwest of Carson City, Nevada and east of Spooner Summit. A golf course/community clubhouse that will house fitness and recreation along with dining and banquet facilities for all residents will accompany the approximate 384 homes and golf course. The development consists of nearly 1600 acres.

Manhard was contracted to provide total engineering design services. The sewer portion of our scope was to create a sewer master plan which would determine the best method to service the development, and to design the sanitary sewer infrastructure in accordance with the sewer master plan.

Manhard was also contracted to create a water master plan which would determine the best and most cost effective method to service the Clear Creek development, and to design the water system infrastructure in accordance with the master plan.

It was determined the most efficient method to serve the development was to connect to the existing Douglas County West Valley System. In order to analyze both offsite and onsite improvements a WaterCad model was created. The development of the model required working with the county to insure that existing facilities were properly represented. In addition, the model had to account for future development of Douglas County that would dictate the size of offsite improvements.

The Pine Street Townhomes is a 49 unit Tentative Map located in downtown Reno, within the Downtown Reno Regional Center Overlay zoning district, which represents the densest urban development in northern Nevada. The project area encompasses an entire city block over ten parcels with four two-way-street frontages which include sidewalks and on-street parking.

The design was challenged by one not-a-part parcel and a public alleyway that is re-configured for access to new units. The townhomes are all 3 stories and include individual decks and garages, most accommodating 2 vehicles. There are three private alleys providing access to the units so there are no garage entrances on the street frontages. Full street improvements are required for two of the street frontages and all street frontages will include 8’ wide sidewalks, two with parkway strips.

The project received unanimous approval from the Planning Commission. Work is ongoing for abandonment of the alleyway.

Manhard Consulting was hired by Continental Properties to provide engineering services for a 10.5-acre development in Mesa, Arizona.

The Springs at Red Mountain project is located just southeast of the intersection of Power Road and McDowell Road. The development consists of 7 multi-family apartment buildings equating to 192 units, including a clubhouse, detached garages, as well as resident amenities including a pool, fitness center, fire pit, pet park, car care center, and a significant amount of open space.

Manhard provided entitlement assistance, preliminary engineering, final engineering, as well as construction coordination and administration on the project.

Having successfully delivered their first site in Arizona in the city of Mesa, Manhard Consulting was selected by the client to complete the Springs at Cooley Station in Gilbert, Arizona.

The Springs at Cooley Station project is a 14.1-acre development located in the town of Gilbert, Arizona just east of the intersection of Williams Field Road and Recker Road. The development consists of 10 multi-family apartment buildings equating to 276 units, including a clubhouse, detached garages, as well as resident amenities including a resort style pool, fitness center, fire pit, pet park, car care center, and various pockets of open space. Manhard provided entitlement assistance, preliminary engineering, final engineering, as well as construction coordination and administration on the project.

The site had to abide by Cooley Station design guidelines, as well as the town of Gilbert and client requirements. Due to the sites’ compact nature, which provides an intimate community for its future residents, significant engineering challenges arose when defining accessibility routes, and providing a product that would fit all requirements. The team at Manhard delivered engineering solutions to obtain approval from the town of Gilbert and delivered economical solutions that were coordinated between the client and contractor.

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.

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 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.

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).

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:

• Topograhical challenges presented by Colorado’s unique terrain
• Roads designed around 100-year-old Ponderosa Pines to maintain the natural aesthetic of the area
• Detention designed as a landform to fit in with the natural surroundings
• Drainage conveyed through existing armored natural drainage way

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.

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.