A look at the distinct roles between the developer & Eastmark Community Life

Thoughtfully planned, connected communities can enrich the way we live, learn, work, and play. And it takes a skilled group of developers, engineers, architects, landscape designers, construction teams, and community engagers to set the stage for a purposeful place to live and thrive.

Since there are many players involved in the evolution of a place, we’re breaking down the unique roles each entity plays in turning undeveloped land into a master-crafted community.

Master developer

Let’s start with the developer. A master developer looks for a promising piece of land they can buy and build on. Once the land is purchased, the developer works with architects, engineers, and government agencies to design a master plan that’s also mindful of the environment and natural resources.

The developer preps the land, proposes entitlements (specific uses for the land), and constructs the horizontal infrastructure like roads, sewer systems, and amenities. They lay out the community’s vision and plan, work with government agencies for approvals, and write the CC&Rs (initial policies and guidelines) and design standards.

In the case of Eastmark, our master developer is a collaboration between Brookfield Residential, Inc. and DMB Associates, Inc.

The master developer divides out the land and either builds on it or sells it to homebuilders, or commercial and industrial developers.

Homebuilders

A homebuilder—like Taylor Morrison or Woodside Homes—buys finished lots from the master developer and proposes the type, style, and volume of residential dwellings they will build on the various sizes of finished lots. The homebuilder must follow the developer’s builder design guidelines and go through the developer’s design review process.

The developer typically engages with builder partners early in the process to ensure that there is a collaboration in the layout and mix of lot sizes that will ultimately be designed and constructed by the master developer. Eventually, the residential dwellings’ construction gets underway, and the homebuilder markets their product to prospective homebuyers.

Commercial & industrial developers

The master developer can also sell parts of the land to commercial developers who will follow the developer’s commercial design guidelines and go through the developer’s design review process to build retail centers with shops, restaurants, services, or office complexes for businesses and healthcare providers. The retail or office space they build is sold or leased to third parties based on market demand.

Industrial developers may also purchase land to build small to large manufacturing campuses, warehouses, and distribution facilities.

Community governance

Community governance is unique to each community but typically includes a board of directors that maintains the community’s vision and plan.

During the early stages of a new community, the board is developer-led, and the developer appoints members. At this point, the founder has the majority say in all board-related decisions.

Depending on the community’s growth cycle, the board may also include resident directors, who community members elect to speak on behalf of all residents. As the community grows, more residents have the opportunity to join the board. At full build-out of the community (when all areas of the land are developed or sold), the developer transfers the entire board to the residents. Check out Eastmark’s bylaws for more information: ERA Bylaws (Section 3.3.3) & EAS Bylaws (Section 3.3.3).

The community governance setup may have different entities handling various aspects of community life: maintaining community landscapes and public settings, fostering social and civic engagement opportunities and creating shared experiences and lasting traditions among residents. The entities are distinct yet complementary, and each has the goal of keeping the community experience at its best while maintaining the original vision of the master developer.

At Eastmark, we have three distinct yet complementary governing entities. Visit the governance webpage to learn more.

Eastmark Community Life

The developer’s land plan gives the community a sense of structure and organization, but it’s the way-of-life plan that provides the community with vitality. That’s where Community Life comes into play.

In the early stages of community development, and especially as residents begin to move into their homes, the master developer and board of directors typically hire an organization that aligns with their values and vision for the community, such as Cohere (the company behind the Eastmark Community Life team) to manage the operations, maintenance, and community engagement.

This is a full-time, on-site team, with supporting members off-site, that serves at the direction of the board to uphold the developer’s vision and plan for the community through day-to-day operations, community management and resident engagement. Their duties include maintaining landscapes and amenities, recognizing and responding to compliance concerns, approving design review requests, fostering community partnerships, establishing neighborhood traditions, supporting resident-led clubs and groups, and planning signature events and activities.

The Eastmark Community Life team’s dedication to creating energy and human connection fosters engaged and purposeful communities that grow in value over time.

While the developer hires Cohere to manage the community operations, they are not in the business of land development. Eastmark Community Life does not have a say or influence in how future land is developed, but they can serve as a conduit to the developer and share residents’ comments, questions, or concerns.

At the end of the day, the Eastmark Community Life team takes its direction from the board of directors to develop programs to engage residents and processes to maintain community aesthetic. It’s a partnership to ensure high quality of life at Eastmark.

Questions? We’re happy to help.

Call 480-367-2626 or email Community Life, and a team member will be in touch. If you’re concerned about neighborhood compliance issues (parkway trees and irrigation, landscaping, amenity maintenance), please submit a Community Concern form.

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