Thought Leadership

Pipeline Integrity and the PHMSA Mega Rule – What You Need to Know

January 31, 2023

A vital part of a pipeline operator’s job is to ensure the integrity of pipelines always remain impenetrable and intact. The Pipeline and Hazardous Materials Safety Administration (PHMSA), in charge of regulating the pipeline industry, has recently developed new requirements concerning pipeline safety of gas transmission lines, adding layers of complexity and stringent new standards for operators. 

The new rule Repair Criteria, Integrity Management Improvements, Cathodic Protection, Management of Change, and Other Related Amendments (also known as RIN2) goes into effect on May 24, 2023, and operators are required to have their integrity management program updated and implemented by February 2024. Because there are so many new complexities and factors involved, operators need to act now to update their program and ensure they adhere to all new guidelines and regulations. 

What You Need to Know.

The latest rule specifies that pipeline operators of transmission lines in a regulated Integrity Management Plan update their requirements for repair criteria, assessment repair timelines, management of change procedures, expanded identification of potential threats to pipeline integrity (like a severe weather event), and more. 

Where to Place Your Focus and Resources.  

As operators review and update their integrity management programs, what are the best practices and things you need to review?

Start by focusing on data integration. PHSMA is requiring operators to incorporate more than forty specific pipeline potential threats into their risk assessments. Updating your integrity program to incorporate these changes is time intensive. New items like geohazard review, external forces, land movement, and water movement are all items to plan for and consider. Operators must start this process by May 24, 2023, and have all required integration complete by February 26, 2024.

Next, it’s important to update corrosion assessment requirements. PHSMA incorporated a standard assessment program that is more prescriptive than before, and corrosion assessments must be built to meet those strict industry standards. 

Finally, it’s important to conduct a geohazard review. Operators must now take into account external forces that may affect the integrity of the pipeline. WSB put together a more in-depth article on this topic, and you can find more information on geohazard reviews by clicking here. 

Don’t Delay, Act Now. 

With so much to do and less than one year to do it all, many operators will find it difficult to allocate the internal resources and time necessary to fulfill all the requirements. Updating the integrity management program takes time, and if you haven’t started, you may already find yourself falling behind. 

We have worked in the pipeline industry for over a decade and are available to help update plans, implement procedures, make risk assessments, and meet all requirements to ensure your program is in full compliance with the new rule. We have the team and the know-how to help guide pipeline integrity teams, no matter where you are in the process. 

Smart Irrigation Starts with Design: How to Maximize Water Conservation Efforts

Outdoor water consumption is a pain point for many individuals and communities, and as landscape experts that design both sites and irrigation systems, we wanted to present our approach and the strategies we recommend to saving water.

Limiting water usage is often much easier said than done. Properties in arid western climates for example, require some level of irrigation to keep looking nice throughout the year. They need a functional, drought-tolerant, and water-efficient landscape without compromising aesthetic values.

Planting strictly native and drought-tolerant species is an option many choose, but it’s not always practical in all situations. Using a combination of water-saving strategies is the most practical approach that landscape architects can use. We keep the big picture in mind – from initial concept to final construction documents – by focusing on strategies centered on site conditions, efficient irrigation design & technology, & efficient irrigation management.

Site Conditions

Evaluating the existing and proposed site conditions is a critical first step to water conservation on any project.

Is the site facing the hot southwest sun? Are there predominant winds that will dry plants out or carry irrigation water away? Can the soils retain water for use? Does the site slope in a way that runs water away from the plants?

Soils

Starting from the bottom up, amending soils, or using topsoil that has compost is directly correlated to long-term water reduction. Compost is spongy and absorbent, and it facilitates the soil’s water-holding capacity and moisture dispersion.

Soil scientists from the National Sustainable Agriculture Information Service report that for every one percent of organic matter present, each cubic foot of soil can hold an extra 1.5 quarts of plant-available water (Gould, 2012). This increased water retention capability and plant-available water reduces the frequency and intensity of irrigation water.

Drainage Patterns

Understanding existing and proposed drainage patterns inform both plant selection and placement, which can be helpful for reducing water consumption. Plants that prefer wetter areas, for example, can be placed at the bottom of a slope where water collects, and vice versa.

Temperature and Solar Exposure

Both temperature and solar exposure are also important for guiding plant selection and reducing water use. Plants that are selected for projects should be either hardy or adapted to the region. These plants can survive the average high and more importantly, the average low temperatures for the region.

Light conditions (the amount and length of exposure to sun or shade) directly correlate to soil moisture. Correctly placing plants based on solar exposure helps to reduce water consumption by removing the need for supplemental watering (e.g. providing extra water to moisture-loving plants placed in drier, sunnier areas).

Efficient Irrigation Design & Technology

Irrigation efficiencies in the form of design, product selection, and technology are integral to landscape water reduction.

Design

Drip irrigation is the most popular method to efficiently deliver water directly to the root of the plant and unlike broadcast irrigation methods, it reduces applying water to areas of the planting beds that do not require water – like the spaces between plants.

However, many properties have that nice green lawn that is great for recreation. While there are below ground drip irrigation options that can eliminate water waste from evaporation and wind, they are not always possible or the most cost effective. The more common above-ground systems must be designed to reduce overspray, watering of hardscape surfaces, and excessive runoff.

Products

Water conservation efficiencies can also be gained through product selection, such as using pressure-regulated and matched-precipitation sprinkler heads. Pressure regulation is crucial to an irrigation system because it reduces water waste caused by high pressure operation that results in fogging or misting. Pressure regulation also ensures the nozzles run at maximum efficiency and helps support proper distribution uniformity and precipitation rates. The use of match-precipitation sprinklers helps to ensure a uniform application of water over an area and reduces excessively wet and dry areas.

Technology

The water saving technology on most modern irrigation systems uses an Environmental Protection Agency WaterSense “smart” controller that optimizes the timing, quantity, and frequency of water applied to the landscape. One important feature of “smart” controllers is seasonal adjustments. This feature allows the controller to make automatic adjustments to the daily watering schedule based on the season and geographic location.

The irrigation design may also include a variety of sensors to further fine-tune the efficiency of the system. A rain/freeze sensor shuts off the irrigation system during rain and freeze events – not only protecting the irrigation system from potential damage or safety issues, but also preventing the unnecessary application of water during (or directly after) rain events. Likewise, a soil moisture sensor will help the controller make automatic adjustments based on the moisture levels of the soil.

Flow sensors and master valves are often employed to shut off a system with “unscheduled flow events” or “high flow events.” These events are generally caused by some type of damage to the irrigation system. So, rather than letting it run until there is a noticeable issue, the sensor detects abnormal operation, shuts the system down, and can alert a user to it. Some systems can even be designed to help pinpoint where the problem is.

Efficient Irrigation Management

The final part of water conservation comes down to efficient management practices. On particularly nuanced projects, we will work with the contractors or maintenance staff on deploying efficient management strategies, such as cycle and soak irrigation. Cycle and soak programming increases infiltration and reduces runoff by breaking up water applications into shorter time periods.

---

This article discusses many of the methods that reduce water consumption, but there is much more!

Sites and projects greatly vary, we always approach water conservation and reduction by being intentional and considering what, where, and how of a project. There is no single silver bullet, but any of the methods discussed in this article are a great starting point for increasing efficiency, saving water, and saving money.

Our Approach to Digital Delivery

Introducing Digital Plus

The future of project delivery

Beyond paperless

For many years, the AEC industry has been embracing advancements in the way we deliver projects. Paperless plans were the first step in this process. Fast forwarding to today, paperless plans have evolved one step further. People often refer to any digital plan set as paperless, but at WSB, we take our designs one step beyond paperless by creating 100% models. 100% models mean the entire project is created and designed in 3D.

100% models house data and design information from the entire project lifecycle, leaving owners and contractors with an accurate, detailed, data-based model to support asset management needs well into the future.

The development of DigitalPlus

WSB is committed to leading our industry in the use of cutting-edge tools to work smarter.  As a firm, we’ve been at the leading edge of digital delivery efforts for many years.  Our approach is unique and one that has been internationally recognized as a best practice in digital project delivery.  To help tell this story, we created DigitalPlus. 

DigitalPlus is the future of digital delivery. Through a combination of cutting-edge tools, expertise and a commitment to innovation, we are shaping the way our industry delivers projects. We believe in advanced project delivery, and we know how to apply the right technology and expertise to support our infrastructure needs. Through DigitalPlus, we are setting new standards, developing best practices and changing our industry’s approach to multidimensional digital design.

Why DigitalPlus

As engineers, we are motivated by the opportunities to design infrastructure projects that support our communities. The infrastructure around us has a significant impact on our daily lives. From drafting plan sets to public meetings, we live in the details and embrace the full process.  We also embrace the advancements in our industry and how we can leverage technology to deliver better projects for our clients.

---

The benefits

• Improve Quality
• Sustainability
• Enhanced Scheduling
• Better Managed Risk
• Relationship Management (Contractors | Owners)
• Improve Cost
• Increase Collaboration and Communication

---

What is DigitalPlus

A combination of expertise and cutting-edge tools.

---

To learn more, visit: www.wsbdigitalplus.com

Q&A with Bret Weiss | Planting a flag

Five years ago, Bret Weiss, WSB’s President & CEO, walked into an all-staff meeting and said, “Beginning now, we are a technology firm.” Today, this statement rings true. WSB is still a design and consulting firm dedicated to building the places, spaces and systems that support our lives, but in everything we do, we look through a technology lens.   

In this Q&A, Weiss discusses WSB’s commitment to innovation and why he embraced disruption early on.

Why technology?

In many industries, technology has drastically impacted processes, deliverables and has had significant impacts on cost, quality and speed to market.  The AEC space is no different.  There are both tangible and intangible benefits to use new tools and technology that produce real results and help us meet our client demands. Many in our industry are comfortable with how we have always done it and I saw software solutions as an opportunity to differentiate our firm.  We have always tried to think like successful businesses outside our industry and want to be on the leading edge. Our commitment to advanced technology and project delivery will continue to further set us apart. There are countless internal staff and external client benefits that come from driving technological advancement for the industry.  We felt like a strong base in technology was the perfect place to position WSB.

“Beginning now, we are a technology firm.”

Bret Weiss

What type of reaction did you get from staff after you stated that WSB was a technology firm?

There were varied responses – some confusion, a lot of excitement and many questions. Obviously, we’re still a design and consulting firm, but it’s the way we deliver our projects that’s different and creating real impact.  We wanted to drive that home for staff.  The use, development and adoption of technology is a priority for our firm. Change can be hard for any industry.  A bold introduction was necessary.  Like with any change, there was some hesitancy in adjusting what’s already working, but the benefits speak for themselves, and it’s been something staff and clients have grown increasingly excited about.

You’ve been vocal about the importance of embracing change. How do you know when a change is the right one?

There is always a certain amount of risk associated with change and we are constantly evaluating any potential risk to our company, staff, and clients.  With any change, you will encounter resistance and may experience a slow transition, but that’s where we weigh the benefits of change.  Our culture is built on curiosity and experimentation with new ideas but is balanced with a swift evaluation of what has potential and what won’t meet our expectations.

My goal is to lead WSB to deliver better projects for our clients and the communities we serve. Any change that supports these efforts is something we’re willing to explore. We have a strong leadership team that is committed to new solutions, and we are committed to developing partnerships to help us on this journey.

We want to help build better infrastructure through streamlined approaches that are mutually beneficial for all parties. Whether it’s safer infrastructure, working conditions or cost savings and better schedules, the benefits must outweigh the risk.  We constantly review how technology could advance WSB and our deliverables, which is well worth the risk and has allowed us to grow in new areas of our industry.

When did you know WSB’s commitment to technology was going to be successful?

Our staff have always embraced curiosity and our business has been built on thinking differently.  There were a lot of milestones that helped build our momentum.  We hired new staff to grow our expertise, we collaborated with strategic partners, and we worked closely with clients who shared a vision for advancing our industry and leading digital delivery efforts. 

There are so many examples of where we have succeeded with developing, using and enhancing technology. The success we have had has spread throughout WSB and all our staff understand the importance of using technology to advance our clients goals. I’m excited about the progress we’ve made, but I’m looking forward to what’s next in our digital evolution.

Green Infrastructure & Improving Project Resiliency

By Jake Newhall, Project Manager and Ray Theiler, Project Engineer, WSB

Extreme rainfall events are seemingly occurring more frequently than in the past. The frequency at which Americans are experiencing severe weather events due to climate change means building resiliency into infrastructure is more critical than ever. The influx of funding made available from the $1.2 trillion infrastructure package is giving many communities unprecedented opportunities to make significant infrastructure improvements, and it’s important for community leaders to explore how resiliency in planning and building can bring both short and long-term benefits.

One solution to build resiliency in planning is through green infrastructure, which helps absorb water and emulate natural water cycles. Green infrastructure can significantly reduce environmental impacts and pollution and can also be far more resilient and economical for communities.

Exploring Green Infrastructure & Solutions to Improve Resiliency

As communities explore resiliency and green infrastructure, they must first consider their specific needs and impacts. From there, they can determine projects that most greatly benefit from investment in green infrastructure. Resiliency comes in many forms and can be built into a wide variety of community projects.

Is your community prone to flooding? Stormwater-related infrastructure including stormwater re-use for irrigation, allowing park space to flood during large events, incorporating overland overflows into drainage systems, tree planting to improve canopy, and slope stabilization can all be environmentally friendly and help reduce impacts from extreme weather events. Does your area often face drought or water shortage? Reuse of stormwater for irrigation also reduces the burden on potable water and depleted aquifers. There are also private entities and smaller public projects that can build in conservation practices to reduce impact like rooftop gardens or native landscaping. Aging service lines can be replaced to improve resiliency and drinking water quality.

Transit and roadway improvement can also include green infrastructure that strengthens resiliency and reduces environmental impact. Some alternatives include tree trenches, native plantings, vegetated depressed medians, incorporating linear best management practices, and evaluating retrofits to the existing storm sewer system as part of transportation infrastructure planning will improve sustainability.  

Think Ahead & Think Big Picture

With the influx of additional federal dollars available for infrastructure projects, communities must think ahead and think big. Whether it’s getting on the project priority list, putting forward a feasibility plan, or including green infrastructure early in a transportation project planning process, thorough, thoughtful preparation is key and can help ensure your project secures funding.

It’s also vital for communities to go back and look at projects that may have been previously out of budget or may have not quite made the cut due to other projects competing for limited grant dollars. The federal infrastructure law provides another meaningful opportunity to secure funding for projects that may have previously been out of reach.

Plus, if a community plans a project with big picture thinking – like a transit project that includes all the green infrastructure planning up front, for example – it can improve the odds of scoring higher in the grant application process, as well as provide long-term social benefits and economic savings. It’s often easier to build all at once, rather than do piecemeal fixes later.

How WSB Can Help

If your community is exploring how it can tap into opportunities to improve infrastructure resiliency and invest in green infrastructure, WSB can help.

Our firm can inventory lead water service lines with our GIS services. Our team can help review capital projects, risk areas, or identify how to score higher on project grant applications and better utilize funding. We design, plan, and build green infrastructure projects that help communities better manage and protect their water and other natural resources. WSB can also help communities navigate the project priority list and intended use plan process.

Every project is different, and every community is different. But as we face a changing climate and more severe weather events, green infrastructure and more resilient infrastructure is critical to communities, residents, and our environment.

Writing an RFP to Maximize your Project’s Potential

By Lori Johnson, Sr Professional Community Planner and Laura Melcher, Sr Business Development Coordinator, WSB

Government leaders, whether at the city, county, or state level, face numerous engineering and infrastructure project needs that often require outside consultants and experts. When putting together a request for proposal (RFP), communities have an opportunity to better communicate those needs and requirements to improve the responses they receive. A well-written and informative RFP allows you to find the right outside partner to meet your needs. 

Below are some ways government staff can build a concise, well-organized, and effective RFP to ensure hiring the right consultant to reach your goals.

Communities can get more out of their consultants and establish better relationships by writing an RFP that lays out clear expectations and goals. A higher level of detail in your RFP will increase the responding firms ability to meet and exceed your RFPs expectations. 

Here are a few things to consider when composing your RFP:

1. Be specific and customize your RFP. It’s important to clearly outline specific sections that you would like answered so that every detail is accounted for, ensuring firms can provide meaningful details on how to accomplish your goals.  
2. Be detailed about your specific project. The more details you can provide upfront the better. This will allow consultants to be more specific in their writing, better showcase their applicable skills, and maximize potential without guessing at what should be included or how their services will meet your requirements. 
3. Highlight your top priorities and concerns. By being open about what is most important, what concerns exist, and what stakeholders will be involved in a project, consultants are able to better understand exactly who they need to bring in from their team and how they can provide proper support and expertise. 
4. Allow time for questions and communication with potential partners. Creating set times for potential firms to connect and ask questions, like a virtual Zoom session, is helpful to ensure no details are missed and applicants have a clear picture of your expectations. Having these meetings at least two weeks prior to the submission date is helpful, as consultants work on specific timelines to ensure you get a quality proposal. 
5. Ensure that your RFP defines specific submission requirements and clear deadlines. There should be at least one month between the release of an RFP to its application deadline, as this allows firms to put meaningful time and effort into a proposal. If you have a good idea about how the proposal should be organized, page number requirements can be used to ensure the consultant is concise and follows directions. It is also helpful to be clear if the submission should be electronic or printed and mailed. The address or contact email should be given to allow the consultant to deliver it on time and to the correct location/person.
6. Provide a clear budget when possible and comprehensive scoring criteria. Every project has a budget and budget limitations. Communicating that information will help a firm build a proposal that fits within your budget. Make sure you accurately communicate how you weigh different sections of a proposal. If the budget is weighted heavily, state that clearly in your RFP. 
7. If a firm isn’t awarded the contract, offer honest insight and feedback. After interviewing firms or evaluating the proposals, you must choose the right one for your project. For those who weren’t chosen, provide honest feedback. This ensures that consultants gain a better understanding of what they can improve for next time. A good consultant will take constructive criticism and use it to make their proposals better in the future. This will also serve to build a trusted relationship with the firm.

Following these steps to create a more effective RFP will help to ensure you hire the right consultant to meet your community’s unique needs. 

Define, Preserve, and Increase Tree Canopy Cover to Support Sustainability Goals

By Emily Ball, Forestry Program Manager, WSB

Green infrastructure is a term that has gained momentum recently. It refers to the framework and benefits humans can harness by building, preserving, or maintaining a resilient natural system. Green infrastructure solves some of our most pressing drainage, heat, air, and water quality problems, particularly in areas with the most population. Trees are one of the most vital and effective green infrastructure components that contribute to many cities’ sustainability goals. From stormwater interception and soil conservation to carbon storage and sequestration to improving air quality and reducing heat island effects; tree canopy cover provides many benefits.

Sustainability Goal: Preserve or Increase Canopy Cover

Increasing tree canopy cover over time can have a large impact on a community’s sustainability efforts. To meet that goal, the first step is to understand the current canopy cover and perform a “look back” to examine past trends. To gain an understanding, the USDA Forest Service has a free i-Tree Canopy application that quantifies canopy cover across the community.  In the 7-county area of the Twin Cities, communities can use the Metropolitan Council’s “Growing Shade” mapping tool to observe canopy cover and develop goals based on local issues and priorities.  Another step is to quantify the number of ash trees in the community through a tree inventory. All ash trees are at a risk of death which will negatively impact canopy cover if not preserved.

Mature shade trees have a bigger canopy so they can capture and store more carbon than their newly planted counterparts. They also provide the most ecosystem benefits – all compelling reasons to preserve what is already established, while also adding new trees. If an inventory has not yet been performed, the community must determine if a statistical sample will be adequate or if a full tree inventory should be performed. Issues related to data collection variables, potential stratification of the city, long-term management and storage of the data must be considered.  

This quantification work requires expertise, months of implementation, and often exceeds staff time or budgets designated to accomplish the work. While many communities have planners or sustainability staff, they may lack the expertise that a city forester or an ISA-certified arborist has. Even in a community with a thriving forestry program, managing routine work may be at capacity and carrying out projects like a canopy analysis may not fit into the work plan.

How WSB Can Help

Whether it is achieving a Green Step Cities best practice, part of a larger sustainability or climate action plan, WSB staff are prepared to help you define, preserve, and increase your canopy cover with Forestry, Natural Resource and Sustainability experts. We help our clients assess existing canopy, explore trends, provide an inventory to assess species diversity and resiliency, define the ecosystem benefits that public trees are already providing, and examine tangible steps to preserve existing canopies. With the community’s goals in mind and data, we provide a clear strategy to maximize canopy cover over time.

Top 5 Challenges Wastewater Utilities Are Facing Today

Managing local water and wastewater systems can be a complicated and challenging task that has a huge impact on residents and local businesses. Waiting to find solutions just isn’t an option. Below we discuss the top five challenges facing city wastewater systems today. Addressing these challenges before they become a real problem is key to continued success in your community.

Aging Infrastructure: The American Society of Civil Engineers recently gave our nationwide infrastructure (including wastewater treatment plants) a D+ grade. Minnesota wastewater treatment facilities are not immune to the aging infrastructure issue. Wastewater treatment facilities generally have a design life of 20-years. The need to start planning for repair and replacement of facilities is a continuous cycle.

Funding: Utilities know upgrades are needed due to growth and capacity limitations, aging infrastructure, and new effluent limits. Funding sources in Minnesota for improvement projects include Public Facilities Authority (PFA) low interest loans and new limits are typically eligible for Point Source Implementation Grants (PSIG). The best funding option for each facility will depend on its unique situation. It is important that utilities manage connection fees and user rates appropriately to ensure funds are available to pay for improvements.

Effluent Limits:  Ever evolving effluent limits are a constant challenge for wastewater utilities. Wastewater facilities in Minnesota are receiving stringent effluent phosphorus, total nitrogen, total dissolved solids (TDS), and chloride limits. Each of these limits typically require upgrades or additional processes to the wastewater facility. A unique situation for utilities is the lower chloride effluent limit. This may require upgrades to a community’s drinking water treatment plant to provide softened water to users so that chlorides are not added to wastewater streams by private water softeners.

Biosolids Handling:  Biosolids are very challenging to treat and dispose of for any wastewater facility.  The processing of biosolids generally depends on available resources/funding at the utility and the staffing levels of wastewater operators. Stringent effluent limits such as lower phosphorus limits are significantly increasing the volume of biosolids generated at wastewater treatment facilities.  Emerging PFAS regulations are adding further challenges to the final disposal of biosolids from wastewater treatment facilities.

Operations Personnel:  Like many industries, the wastewater treatment industry has been greatly impacted by a shortage of operations staff. This shortage of operations staff is due to an aging work force retiring and smaller numbers of replacement staff entering the operations field. The shortage of operations staff is also enhanced by reclassification of wastewater treatment facilities to Class A and B facilities to meet stringent effluent limits. Utilities need to plan accordingly to minimize impacts from operational staff shortages by promoting education, training, and advancement of operation staff. Utilities must also implement a staff retention plan or engage with an outside consultant to maintain or increase their staffing levels.

WSB’s team of experts are available to help with any or all the wastewater challenges discussed here. We leverage and advance technology to provide system assessments, facility plans, funding services, engineering design, construction administration and observation, and on-going personnel support for wastewater systems. 

Equity Capacity Building Using the Infrastructure Bill

By Eric Zweber, Sr Project Manager, WSB

Communities across the country see big opportunities around the $1.2 trillion federal infrastructure bill. With this funding, there is a real opportunity for communities to invest in projects for low-income and traditionally underserved communities and advance sizable projects that create a better community for all. Including equity capacity building in infrastructure project planning will not only enhance local communities and benefit residents, but it can also give projects a competitive edge in securing dollars as communities compete for funding.   

Here are some ways that communities should be thinking about building equity into their projects.

Understand the Needs of the Community & Those You are Working to Serve

As leaders look at the needs in their communities, it is critical that investments are made in a way that is not only smart and helps add value to communities, but that also shows they are listening to the voices of residents who are impacted by these projects and including them in the decision-making process.

When community leaders work with stakeholders to build consensus, it ensures they are building projects that improve equitable outcomes and make them more competitive for grants and funding to advance the projects. Tribal communities, for example, have been disproportionately impacted by natural resource extraction and land development. Low income and BIPOC (black, indigenous, and people of color) communities often lack adequate investments in everything from transportation infrastructure to community development. Building relationships and trust with impacted communities is central to this work and can help advance the goals of all stakeholders involved when done in a meaningful fashion.

Bringing an Equity Lens to Different Types of Projects

Equity capacity building can be brought into may kinds of projects and there are three big categories to consider when thinking about advancing equity using the Infrastructure Bill:

1. Improving access and accessibility to infrastructure for people of all abilities; including public transit, transportation access, and modifying infrastructure to meet current standards and management best practices.
2. Investing in projects where there is a high percentage of BIPOC or low-income population.
3. Advancing priorities for indigenous communities that elevate equity, sustainability, and self-sufficiency.

Whatever type of project you are working on, understanding how it advances equity and how to communicate that can help secure funding and move it forward.

Comprehensive Plans & Big Picture Thinking

A community comprehensive plan brings together leaders and stakeholders to look forward at population growth and development opportunities to create a vision for the future. Plans need to be forward-looking, while also flexible enough to meet changing demands as communities grow and change. Equity and sustainability are important elements to consider and weave into community planning.

What’s more, community plans often include big projects and changes that can drive meaningful community progress. However, sometimes resources are limited or other projects take precedence. With the massive investment in infrastructure from the federal government, this is a chance for communities to look at their comprehensive plan and move the big picture projects with long-term benefits forward.

This is a unique opportunity to go after projects that build equity and will positively impact communities and citizens for decades to come.

How WSB Can Help

Whether it’s reviewing and updating community comprehensive plans, using community engagement, designing, writing grant applications, or seeking out partners to support your project, WSB has a team of experts who can help your community navigate and execute on projects that improve your community and build equity capacity.

The infrastructure bill is a once in a generation funding opportunity, and a chance for local leaders to fund big, bold projects that will benefit communities for generations to come.

Housing Trends: Multi-Family Housing & What It Means for Communities

October 14, 2022
By Lori Johnson, Sr Professional Community Planner, WSB

Housing prices are expected to jump nearly 10 percent by the end of 2022. Interest rates are on the rise and inflation is pushing the price of labor and materials up and up. The result, tied with an already exacerbated shortage of starter homes and affordable housing, is a growing demand for multi-family housing. Market rate apartments are a big trend in communities across the country right now as the demand for rentals grows.

What does this trend mean for communities, for developers, and for long-term strategic planning? Here are some things to consider around multi-family housing.

Developer and Consumer Demand

With more people searching for apartments, developers are on the hunt for land zoned and guided appropriately for multi-family uses. There are, of course, a limited number of parcels that have the proper land use and zoning for apartment buildings and townhomes. If developers cannot identify parcels of land currently designated for apartments but see an opportunity, they are encouraging community leaders to rezone or reguide land where possible.

And what makes a parcel of land ideal for market rate apartments? Developers look at several factors including uncomplicated access to major roads, proximity to restaurants, bars, shopping and commercial property, and good visibility.  Moreover, many local businesses like to have apartments nearby, as they provide customers concentrated in a centralized location and may encourage multi-family and mix used development builds in certain areas.

Considering the Pros and Cons of Multi-Family Housing

For communities, comprehensive and strategic planning means developing land in ways that meet both short and long-term goals and benefits residents, small businesses and overall growth. Not every project a developer proposes will be approved or should be approved, but communities are also looking at the market which is driving apartment growth right now.

Whether a community is rural, exurban, suburban, or metropolitan can also impact decision making between single family and multi-family housing. Are you a suburb or city where promoting concentrated apartments that are walkable, accessible, and attracts nearby commercial businesses make sense for land development? Or are you an exurban or rural community where the greater attraction in the long-term will be single-family dwellings? They also must weigh going with current market demand or waiting to see if and when the market may shift.

Rezoning land for apartments can also bring concern and protest from local property owners. Many people worry that apartments bring more cars, more noise, more lights, and can change the character of neighborhoods. City councils can also explore opportunities to mitigate neighborhood concerns, looking at things like berms and landscaping, fencing, traffic studies, building height ordinances, and more.

On the positive side, apartments provide the type of housing that is wanted and needed right now as rising prices make home ownership out of reach for many. Apartments also provide amenities many people want like gyms, pools, no maintenance costs, greater social connections, etc.

All cities have different types of constituents, so the question is how to balance the needs of renters and non-renters.

How WSB Can Help

For communities navigating rezoning, developer engagement, and a growing demand for multi-family housing, WSB can help. We can help city leaders navigate ordinance compliance, planning augmentation and staff review of site applications, and can provide market guidance to elected officials to know what is happening right now. We can also help local governments review and update their comprehensive plans.

The market for multi-family housing is moving quickly, and our expert staff can help guide you through it all and ensure you make the decisions that best meet the needs of your residents and community.