Development partners Land Innovations and Rochford Realty & Construction (Rochford) recently received approval for the 25-acre mixed-use development Nolensville Town Square. The project represented one of the first major development proposals since Nolensville updated its Zoning Ordinance in early 2023. Land Innovations and Rochford Realty & Construction, both local developers, have partnered on multiple upcoming projects between North Alabama and around Nashville. CityNowNext reached out to the President of Land Innovations, David Horwath to learn more about their development approach.
“This [Nolensville Town Square] is the second of several projects that we are working on. There are hopefully projects in North Alabama that will soon be added to the portfolio.”
David Horwath – President of Land Innovations
The site in southwest Nashville, northwest Williamson County is Stephens Valley that is in both Williamson and Davidson County, and located 30 minutes from Downtown Nashville. Stephens Valley includes subdivisions from multiple home builders, including development partner Rochford. Similar to Nolensville Town Square (Town Square), the project will emphasize new urbanist principles to its mixed-use experience. The Downtown phase is approved for 343 units and 103,000 SF of non-residential space with plans to break ground late 2024/early 2025 with the single family section eventually reaching nearly 800 units.
Shown for context only.
David Horwath, a licensed civil engineer, is now the President of Land Innovations. Up until 7 years ago, David spent most of his career in the public private partnership (PPP) realm on multiple projects internationally. Prior to joining Land Innovations, some of David’s career highlights include military privatized housing, he helped to launch the first public private partnership with the EPA in D.C., and helped launched a PPP solar program inside of a portfolio with another group before coming back to Middle Tennessee to join Land Innovations. Therefore, when the Town of Nolensville decided to update its zoning code, David knew instantly that he could serve to be a liaison in the exploration of the ideas that they were exploring.
In reviewing the documents, you provided a level of detail that’s normally seen in the Design Development and Construction Document phases for a project. Was this done specifically for the Town of Nolensville (the Town) or is this the way you approach all of your projects?
“Everything we do as a development team is different, Land Innovations and Rochford’s background complements each other. With Rochford as a home builder in our developments it strengthens our team and provides insight we wouldn’t otherwise have access to to make decisions. Our consultants such as the architects and engineers are some of the best in the industry. However, given our experience and background we get to challenge each other to think differently. What that allows us to do is to tie a thread, and I think the Town saw this when they reviewed the submittal package and so we were the first big project.”
What do you believe made the difference at the presentation at Town Square that resulted in the positive vote for this new zoning code.
“We as a development team work hand in hand with our consultants, engineers, architects, land planners, landscape architects, and builders. Our preparedness and focus on the small details are what really make the difference. While we often take the lead, we had every consultant there to demonstrate the thoughtful manner we considered every question.”
Under the new zoning ordinance, Land innovations, Rochford, and its architectural and engineering consultants conducted a detailed review of the requirements. From there they charted out to a detailed plan and response to every page and every requirement that was listed, and mapped all the documents they would need to prepare. “Compliance mattered and we wanted to show everyone from the Town that we cared not only by the words we said, but by the package we developed.”, Horwath Added.
Given current market conditions how are you able to start on projects such as this, and how much does your two firms’ experience play a role in the lending process?
“We have to respond with economics and we’re not really doing things differently from that perspective, however, we’re also not going as fast. We are establishing a backlog of proof of who we are and how we’re doing things. That helps because banks are looking at our partnership which have two established entities. Land Innovations is coming up on 13 years and Rochford is multigenerational in family ownership. What we’re seeing is that banks and lending institutions still want to see the big multi-use projects. Here at Town Square we have the slightly larger building with a parking deck, and it’s not the ideal time to build it for this particular area. However, this is a seven year project and this is going to gain more value as we go through it. So we know we can provide landowners great wealth for their products and still offer a quality mixed-use project by moving the larger multifamily building to the end once conditions are more favorable. “
As you are concentrating on the town villages mixed-use developments and holding them to an established architectural standard, will we start to see any modern architecture vs. the semi-colonial style on some of the upcoming projects?
“Now modern is a particular type of architecture and there are certain rules and principles that are allowed. We have our first modern house coming into Stevens Valley. In that community we have to stick to an established architectural style to maintain a since of timelessness; so there’s no mixing and matching of styles or trendiness on a particular home. We believe that when you see a variety of preferences on color and architectural style that’s a celebration. We want to continue to offer more than just a change in color for the same floor plan or home. Even if you look at the details of the Town Square project, we have everything from a duplex liner, not only with no garage, carport or parking in the rear; in some cases you have to park and walk 25 feet to your back door. But that’s a different market than what is literally almost touching less than 10 feet away where we have a product that is our luxury townhome.”
As you are working on acres of land in what would likely be suburban markets, what is your take in balancing walkability with the need to drive cars?
“Before we had the American experiment that was driven by the vehicle and specialization of building, Europe had instead adopted the vehicle into its approach. They didn’t allow the motor vehicle to drive the development pattern. We have now been looking at this car-centric pattern for almost a century. While we are starting to see more jurisdictions explore mixed-use projects in these more suburban settings, there’s still this idea that the residential and commercial need to be segmented. What we’re trying to do is say no, it can all live together. We believe that this town village philosophy can raise the pedestrian experience up to be as equal as the vehicular or higher. “
Land Innovations & Rochford plan to continue to thrive at its upcoming developments by also focusing on missing middle housing. Missing middle includes building types such as duplexes, townhomes, and garden-style apartments which fills the gap intergenerational whether a young professional, family or seniors who can age in place. Mr. Horwath closed by noting that he is passionate about the work that he does and that he and is team are always looking to find ways to improve.
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