The MJA Design Studio has developed a methodology for determining sustainable development capacity for green sites. Since the principles of Green development are not simply a matter of better building materials and construction methods. A truly green and sustainable development must be located and planned to provide a working human and natural environment.

Our methodology, which takes into account site conditions such as plant and animal species, habitats, natural drainage patterns, natural features and adjacent land uses, allows the team to best locate sustainable land uses and to estimate the potential intensity of development the land can accommodate without detrimental impacts to the site's natural systems.

The process begins with a thorough study and inventory of the site. Based on the findings, limitations and considerations for development are identified and appropriately buffered to best preserve the natural processes. The design staff best fits the site for suitable land uses while keeping a high priority on the preservation of view sheds, sensitive systems and habitats. Based on the goals of the developer, the design staff can then extrapolate the highest and best uses for the site while generating a guide for development that works with the land.

This process provides the developer with valuable information about the site's capacity for development and where to locate different uses specific to the land's capacity to host them.

New development issues in Florida demand new approaches for success.

Every land development project has a variety of hurdles to overcome; the land development process is no longer straightforward. With much of Florida 's prime land developed, marginal lands with complex issues are now being developed. Projects are become increasingly complex due to regulations designed to protect endangered resources and a public which is concerned with the quality of life. The result is greater stakeholder involvement in every phase of development. Each stakeholder brings an agenda, technical knowledge, and skills to the table. In Florida projects must not only fulfill requirements for concurrency (potable water, transportation, stormwater, wastewater, schools, parks and solid waste) to pull permits from a local government but also have to comply with one or more Comprehensive Plan goals for smart growth, new urbanism, green building, and/or sustainability initiatives. And that is before gaining public and community support. To fulfill these requirements, in an efficient and cost-effective manner, the process had to change. For many, that change has been difficult but necessary.

Gaining Critical Buy-in
Most of the added regulation is a result of abuse or perceived abuses by developers in the past. This legacy has resulted in tighter scrutiny at a local level. Dealing with this scrutiny after projects are designed and proposed often delays entitlements and creates financing problems. Since time delays get very expensive, a “best practice” is to bring all of the stakeholders together for one or more meetings at the outset of the project. In fact, it is best to get stakeholders into a meeting before the project has even been designed. Stakeholder meetings, have many benefits, particularly from a total cost standpoint to the developer. By mounting and achieving broad stakeholder buy-in of a comprehensive project vision before moving forward with project design, it is amazing how many problems can be avoided before they arise.

Setting the Stage for stakeholder meetings
To establish the best public face to your project, you should carefully select your project team. Selecting engineers or architects by the lowest bid is often a recipe for trouble. In many instances, you get what you pay for and project costs end up be higher in the end. The appropriate professional for the appropriate job is essential. The potential for disaster is high if you try to cut corners and make your engineer or landscape architect your Public Involvement Coordinator. While MJA Consulting recommends that the developer maintain control over the project, it may be more beneficial to have someone else on the team lead the meeting. Having your Urban Planner/ Urban Designer facilitate this meeting can prevent it from becoming a real mess. Your planner will ensure the proper steps are taken to ensure that the meeting accomplishes what it is intended to accomplish – that is to achieve a common understanding and communicate the complete vision of the project.

Savvy developers require a site visit by the engineer and the land planner before the stakeholder meeting, to avoid costly site specific adjustments that can only be determined by first hand inspection.

The Starting Line-up
A good starting point of stakeholders for the initial gathering will likely include others beyond those you are paying to be there, such as Municipal official representative (city planning, council, commission), Permitting authority, Neighborhood/community group(s), and Financial Stakeholder(s)

The Purpose of the Meeting
When a project's vision and ideas are shared at the beginning, it allows for a collaborative approach to design and implementation. With the varying degrees of technical, experience, expertise and community participation, enhancements are often suggested that will improve the project.

Secondly, a stakeholder meeting is a opportunity to significant project savings. With every key stakeholder and member of the design/construction team hearing the same information, the opportunities for clearer instructions and understanding of the project results in less errors and re-design. All concerns that may arise from team members and community opposition will likely be addressed.

The value of being able to address valid concerns at an early stage like this cannot be minimized. Nothing slows down a development like negative media exposure or comments made to local elected government officials.

Another advantages to having a stakeholder group meeting is that Stakeholders will provide proper balance to the project while there are still opportunities to make adjustments without a large expense. One of the most effective ways to receive project approval is to have a balanced approach to the needs of the local community (people), environmental responsiveness (resource efficiency), and economic growth (prosperity and profit). Not surprisingly, that balance of people, resource efficiency, and profit actually provides the vital framework of a sustainable project.