Introduction

Mercer McMillan, LLC engaged Nadi Group to provide comprehensive land planning services for the development of a manufactured home community on an 18-acre site within the extraterritorial jurisdiction (ETJ) of Waco, Texas. With proximity to essential services such as schools, City Hall, and emergency facilities; the site offers a prime opportunity to deliver a thoughtfully designed, affordable community that aligns with local housing needs and infrastructure access.

Project Summary

The site is generally rectilinear and well-positioned to connect with municipal water and sewer services, contributing to its suitability for manufactured housing. The client’s vision aims to introduce a new segment in their development portfolio—manufactured home communities—through a design that is both economically viable and responsive to its environment. This community will be reasonably amenitized and designed to integrate with the urban fabric of Waco, while preserving key site characteristics.

The master plan is intended to balance density and lot typology, offering a mix of multi-section/double-wide homes and clustering amenities like a clubhouse and landscaped open spaces. A phasing plan will support a staggered rollout; the layout will include streets, trails, and future landscape elements. Sustainability, smart design, and effective land use are foundational to the community’s long-term success and appeal.

Our Role

Nadi Group approached this project with a methodical, design-led process. The work began with a detailed site analysis covering topography, vegetation, hydrology, soil conditions, and neighboring land uses, along with a review of local ordinances and zoning requirements. This foundational research shaped an early base map and identified both opportunities and potential site constraints. Following this, the team conducted a field consultation and on-site inspection to gather a tactile understanding of the land. Drone photography and in-person evaluations refined the design vision and helped validate assumptions made during desktop analysis.

Building on these insights, Nadi Group developed a fully rendered and detailed layout master plan; illustrating realistic configurations for streets, manufactured home lots, and community amenities such as a clubhouse and open spaces. The design emphasized optimal density and lot typologies while respecting environmental considerations and aesthetic quality. A land-use and typology framework was incorporated, alongside a phasing strategy to guide the project’s rollout. A high-level landscape concept was also included to establish the character and amenity structure of the community, ensuring the development aligns with both client aspirations and broader community integration.

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