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Joint Development Authority TCAAP Redevelopment Project and ownership multifamily would also be developed in the Town neighborhood. Each of the three neighborhoods would have an HOA to maintain common areas. While Pulte Homes is identified as the primary single family developer, the Opus/Pulte team noted it would work with other homebuilders (they identified Hanson Builders as part oftheir team at the Review Committee interview) to provide additional product differentiation especially at the higher price point. The Ryan/Lennar team identifies Lennar as the lead for the single family component of the development. As a national builder, Lennar has access to a catalog of home styles and designs across the country. Lennar sees the Creek neighborhood as influenced by the surrounding natural environment with traditional architectural styles. The Town neighborhood would be the “social epicenter” with maintenance-free housing products. Along the east-west pedestrian corridor, Lennar proposes housing to be architecturally dominant with garages in the rear. The Hill neighborhood would have larger homes on larger lots. Lennar noted it may work with other homebuilders to provide additional product differentiation, but their catalog is extensive and had the capacity to provide desired differentiation. ORGANIZATIONAL STRUCTURE The Alatus LLC proposal differed from the Opus/Pulte and Ryan/Lennar proposals. Alatus and its Principal Bob Lux would will serve as master developer and thereby be responsible for overall coordination of the master developer team. Alatus is partnered with Inland Development Partners (retail, office, and commercial) and Tradition Development Corp (single family residential). The Alatus LLC proposal focuses on a small core team of principals with a larger, more diverse set of advisors. Alatus has committed to utilizing other large developers in partnership for specific projects. The Opus/Pulte and Ryan/Lennar teams demonstrated similar organizational structures to one another whereby a strong commercial developer and strong residential developer forms the partnership. They both indicted they might employ additional consultants or niche developers to their team, but they stated they had the organizational structure between the partners to keep the majority of work ‘in-house.’ TOWN CENTER Each of three shortlisted firms acknowledged the town center portion of Rice Creek Commons to be the most challenging development area. Alatus LCC stated development would begin with the residential neighborhoods and town center. Retail would include a regional grocer and a national fitness provider. Alatus reinforced the town center as not only central to the site but also central to the creation and success of the brand and ‘place’ of RCC. They stated the getting the town center right early was important to the other components of the site including single family residential and the attraction of major corporate user. Opus/Pulte’s proposal indicated the development of the town center to be a second phase of site development. They expressed concern about the phasing of the town center development. Ryan/Lennar stressed their commitment to making the town center unique and successful but cautioned moving quickly with the development of it. They reiterated other regional attempts of suburban town centers have yielded mixed results and in some cases ‘ghost towns’. The Ryan/Lennar team felt strongly maximizing development energy in other portions of the site would ensure a positive development outcome for the full site.