This phase covers information developers may need to know about taking your housing project from a vision on paper to a brick-and-mortar, livable development. If you are redeveloping an existing building, you don’t have much control over your site selection and must work within the constraints of what you already have. However, if you are purchasing a new site for development, you must take into careful consideration the site's environmental factors, cultural or historical significance, infrastructure, and land use regulations.
An integrative design process ensures that collective long-term goals and visions are included throughout the design and approvals phase of development. Successful projects often involve extensive collaboration among partners such as architects and engineers, community members, funding agencies, and contractors. An integrative design process will ensure that collective long-term goals and vision are included throughout the design and approvals phase of development. It allows projects to maintain the uniqueness of a place that is important in housing development.
While many sites can be found through real estate agents, the state also has many resources to assist developers in finding potential project locations. For example, if you are using tax credits to develop your project, the Mississippi Home Corporation has a state map that identifies high-priority areas to develop housing. This is also beneficial in finding a project site that will give you the highest eligibility for specific funding awards, as discussed later on in this section.
Site Suitability
Site suitability examines site characteristics such as slope, soil, and parcel size and shape, to understand if the site’s existing physical conditions require significant work to prepare it for development. If significant site work is needed, it will result in additional project costs. If you are considering multiple sites for your development, you may want to consider those that need less site work prior to construction and can meet other social and economic development factors (discussed in more detailed below) to help lower total development costs.
Physical factors
There are a number of physical and environmental factors that must be taken into consideration to determine site suitability: slope, drainage, soil, lot size and shape, utilities and infrastructure and existing use.
Each of these physical factors may also have local land use regulations or, for projects with federal funding, National Environmental Protection Act regulations associated with them, such as avoiding steep slopes or having a buffer around bodies of water.
What Do Infrastructure Needs Look Like?
Defining infrastructure
In recent years, infrastructure has taken a broad definition to encompass housing, healthcare, childcare and education. This part of the guide focuses on the physical infrastructure needed to support your development. While the need for infrastructure development exceeds the resources available, resources to fund infrastructure as part of your project exist through various federal agencies.
Common Infrastructure Needs
Click through the options below to find out more about common infrastructure needs affordable housing developers will need to consider. If significant work is needed to meet these needs, the cost of your development will increase accordingly.
Water and sewer are an essential part of any project. On some sites, your project may require adding the appropriate infrastructure to your site and extending existing sanitation systems to your site to connect to the existing system, which can be especially costly in more rural areas where these connections can span a large area. Additionally, cross-jurisdictional & cross-agency decision making; discrepancies with land ownership or right of way; and lack of authority to acquire rights of way can also create challenges to extend or connect with existing sanitation systems.
Related funding sources:
Additional Considerations
Infrastructure plays a critical role in Mississippians’ ability to meet their everyday needs. Where new or significant infrastructure is needed, this line item becomes one of the largest costs associated with development.
As you vet potential sites for your project, you should evaluate infrastructure needs, including existing connections to the site across different systems and the impact of your proposed development on existing water supplies and wastewater systems (in addition to others). You may want to engage an engineer to assist you with this evaluation through a preliminary engineering report (PER) to identify the major technical components of a site. A PER may be needed if you are seeking funding for infrastructure from federal agencies.
As you assess infrastructure, it will also be important for you to understand if any infrastructure improvements or extensions will require use of the right-of-way through an easement. Infrastructure that typically requires right of way easements are power, telecommunications/broadband, and transportation. Ideally, you should consider alternatives to an easement whenever possible to protect property rights.
Components of utility and infrastructure access to consider during site selection:
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Presence: Does the site already have infrastructure and utility services?
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Proximity: For sites without existing services, is the site near main lines to connect to infrastructure and utility services?
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Capacity: Is there capacity for additional hookups to existing infrastructure or utility lines? For instance, even when water and sewer lines are present, capacity for additional hookups to existing lines may be limited. Some communities impose moratoria on infrastructure hookups to assist with water resource management. In older urban areas, infrastructure may need to be improved significantly due to age or to support higher-density development planned for the site. These costs are often passed on to developers.
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Fees: What is the municipal fee structure? You may be required to connect to a municipality’s water and sanitary sewer system if the site is in its extraterritorial jurisdiction.
Ways to lower infrastructure costs:
You may be able to lower the costs of infrastructure improvements on your site by phasing your project, using different site configurations or features, or seeking out partnerships:
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Phased development enables you to plan for and make significant infrastructure improvements to an entire site, even if your project may be built on portion. Over time, more homes can be built on the same site without similar improvements. You gain efficiency in terms of outreach to key agencies and lower the long-term time and costs associated with studies and assistance to navigate different regulatory requirements for different funding sources.
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Denser development can create efficiencies in the use of public infrastructure and services. A 2013 survey by Smart Growth America found that denser development saves 38 percent on the delivery of upfront infrastructure, and 10 percent on the cost of delivering public services. For the purposes of engaging your community on denser development, it’s important to note that denser development does not necessarily mean multifamily development; rather it could mean single family homes in closer proximity to one another (~5 units per acre).
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Green infrastructure or low impact design refers to infrastructure that mimics natural systems to provide the functions that grey infrastructure (pipes, wastewater treatment facilities) typically provides. It can be used to manage stormwater runoff, sewer overflows, mitigate natural hazards, and revitalize contaminated brownfield sites. Its benefits include preserving and promoting biodiversity, water and air quality, and resilience to climate change.
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Partnerships with public agencies can help lower infrastructure costs through strategies such as cost-sharing and use of multiple financing sources.
The community you wish to develop in may have zoning regulations, subdivision regulations or unified land use regulations. Your assessment should focus on your project’s overall compatibility with current standards. Is your project a permitted use? Can your development be configured to meet all the specifications (such as height, density, lot coverage, setbacks)? If not, you will likely need to seek a variance for some of these specifications.
Land use regulations regulate the specific types of development that can be built on a site. During site selection, it will be important to understand if potential sites are currently zoned for the type of project you want to build. You can learn this by reviewing current area standards or through conversation with local planning and zoning staff, which you can find on the municipality’s website. City staff can help you understand the need for approvals, the process to obtain them, and any areas of flexibility in the current standards that may be available. At this point, you likely will not have a detailed site plan and may not be aware of all the special approvals you need. However, a general assessment of the current standards will still be helpful for sites that appear viable for your development model.
Key questions to consider
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Are residential uses allowed by-right (i.e., without special approvals)? If so, what specific types of housing can be built?
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For development that may serve specific groups, such as people experiencing homelessness, survivors of domestic violence, and others, will you need a special or conditional use permit?
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Does the zoning indicate that the site is located in any hazard mitigation areas?
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Generally, can the development be configured to meet all the zoning specifications? This may be especially important if you are planning a subdivision. These specifications may include height, bulk, density (i.e., the number of units proposed on the site), set-backs, open space requirements, unit size requirements, and parking requirements.
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Does the zoning offer any incentives for housing affordability, services, or other public benefits that the project may provide? Does the zoning require any affordable housing units to be provided as part of new development? Although zoning does not generally regulate affordability, inclusionary zoning requirements may be present that require specific levels of affordability.
If the requirements do not align with aspects of your development, you may choose to explore whether an exception to the requirements, called a variance, can be made. Variances may be available when the current zoning creates a barrier to site use. Some common reasons to seek a variance include small or oddly shaped sites or nonconforming preexisting uses or structures. Waivers or changes to specific building standards may also be possible when relevant.
If you have already acquired a site, or if you are redeveloping an existing property, you will develop in the community where that site is. But if you’re choosing a site, you may consider the future ability of residents to access community amenities. Families and individuals seeking affordable housing, especially those who have experienced homelessness, are entering the system with setbacks and barriers to stability. The last thing developers want is to further those disadvantages through additional barriers to community services like schools, job training centers, transportation, recreation, education, and more. Amenities are not just for amusement or leisure; they represent the chance for upward mobility.
What sorts of opportunities should residents have through their community, neighborhood, and resident manager? Besides a place to live, residents may need support with job placement, health issues, education for themselves or their children, and access to transportation.
Community-wide amenities may include the following:
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Health care: Access to health care is crucial as it ensures that individuals can receive timely medical attention, preventive care, and ongoing treatment, promoting their overall well-being and reducing the burden of untreated health issues.
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Transportation: Reliable transportation enables individuals to access essential services such as healthcare appointments, job interviews, and educational opportunities, breaking down barriers to employment and social integration.
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Education and Libraries: These resources provide pathways for learning and skill development, empowering individuals to improve their employment prospects, build knowledge, and participate fully in society.
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Job training centers: Access to job training equips individuals with the skills needed to secure stable employment, enhancing their economic independence and reducing reliance on social assistance programs.
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Safe recreation: Recreation facilities offer spaces for physical activity, social interaction, and community engagement, contributing to mental health and overall well-being.
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Grocery stores: Access to affordable and nutritious food through grocery stores ensures that families can maintain a healthy diet, supporting physical health and cognitive development, particularly for children.
While some of these may seem obvious, it’s important to remember that not everyone has access to these. Where we live, neighborhood amenities, can hugely impact quality of life.
Site Alignment with Financial Resources
From a strategic standpoint, you can use site selection to increase your competitiveness for housing financing by assessing sites relative to eligibility or scoring criteria used to award the LIHTC or access financing available through Government-Sponsored Enterprises (GSEs). For instance, proximity to the community amenities listed above or to high-performing school districts may be incentivized or required. If you are using HUD or USDA funding, be sure that your review process meets their requirements, as much federal funding requires specific environmental review.
Alignment with states’ Qualified Allocation Plans
When state housing finance agencies use a Qualified Allocation Plan (or QAP) to award tax credits to affordable housing developers, scoring criteria often include locational factors, such as transit service to or near a site or proximity to destinations, like healthcare facilitates or schools. See Phase 4: Securing Funding for a detailed analysis of how site selection might play into the QAP scoring process.
Gaining Site Control
After you have identified a site for your development through site selection, you will then need to gain “site control.” Site control in its broadest sense means some form of right to acquire or lease the development site. Acceptable forms of site control and documentation required will be prescribed in funding applications.
In order to prove site control via ownership, you need to find the documents that transfer the title over to you, usually in the form of a deed.
If site control is obtained by leasing the project site, you will need to provide the lease agreement. Make sure the lease includes the legal description of the property that matches your plat, site plan, survey, and other documentation.
An option contract, in which a developer pays for the exclusive right, but not the obligation, to purchase a project site, can also demonstrate site control. Option contracts give developers a less expensive option to obtain site control in case their project does not receive funding. Developers should structure option contracts to account for long due diligence timelines and the need for low-cost contract extensions while waiting for funding approvals.
Obtaining Approvals
Approval processes will vary substantially from project-to-project and among differing communities in Mississippi. Some jurisdictions have clearly defined and predictable approval processes whereas others are more complicated and require more work. The type of project will also impact the approval process. A redevelopment of an existing housing development will require far less review than new construction on a vacant site.
The chart below highlights a few high-level approvals and partners that you will need to work with throughout the process. Engaging these entities early on will help you get a better sense of with the process and timeline will actually look like.
The process of obtaining approvals should be integrated with community support, which can often be the deciding factor in getting the approvals you need to proceed with development. Community buy-in allows you to showcase the importance of your development and how it can best address local priorities, therefore increasing the likelihood of getting formal approval from the entities outlined above. Establish a relationship with these agencies early on in the process to facilitate smooth approvals.
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Approval Needed |
Description |
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Partners |
Though not a mandated approval, it is critically important that all partners approve of the site plan and all other design elements. This will ensure fewer changes down the line and lead to a smoother design process. |
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Local regulatory agencies |
Ensure that you have all required approvals and buy-in from local regulatory agencies. This will vary among municipalities, but a good place to start is with the planning department, historic preservation, realty, and/or zoning commission. |
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Mississippi state agencies |
If your development is partnering with your state or accessing state funds, work with MHC and other agencies to determine their approval process and build this into your process. Working with your local State Representative or Senator is suggested as well. |
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Environmental Impact |
Most developments will have to undergo an environmental review. Work with the agencies outlined above as well as the EPA office to determine what this process will look like for your development. |
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Land use (zoning review and/or subdivision review) |
This review confirms that your development plan is in line with local land use regulations. Typically, jurisdictions will issue a permit to confirm approval. If your project is a large subdivision, you may need to submit a master plan that will need to be changed if your overall project plan changes. |
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Site Plan & Engineering |
You will need formal approval of the site plan discussed in the section above. An approval will ensure that it complies with ordinances along with local development regulations. Rehabilitation projects may require updating key systems and structure to comply with the building code. |
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Design |
Design and aesthetics approvals will confirm that the architecture and landscaping plan meet community needs outlined in the Community Needs Assessment. |
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Building plans, permits, and inspections |
Once you have received approvals for all of the above, the developer can submit construction drawings to the building department to ensure that it is consistent with the site plan and complies with local building codes. Upon approval, building permits are issued and construction can begin. |
Environmental reviews
In general, projects entirely or partly financed, assisted, conducted or approved by federal agencies must comply with the National Environmental Protection Act (or NEPA), Fish and Wildlife Coordination Act, and Endangered Species Act. The overarching goal of these reviews are to prevent or mitigate adverse environmental impacts before development occurs. If you are rehabilitating an existing building rather than building on a previously undeveloped site, your review may be limited to a “finding of no significant impact.”
If your project includes building new infrastructure, be prepared for a higher level of environmental review than if your project is being built on land that already has infrastructure.
Finally, when approaching any historic redevelopment process, be sure to familiarize yourself with the requirements of Section 106. The Mississippi Department of Archives and History (MDAH) serves as the State Historic Preservation Office and the Section 106 compliance process is here: https://www.mdah.ms.gov/historic-preservation/section-106-review.
Building Codes
Building codes are generally understood to be unquestionable safety measures that are designed to prevent disasters. Construction professionals are heavily guided by building codes and building code enforcement. In addition to working with a trusted construction partner, it is important to set expectations and guidelines for your contractor. They should be written into the contract where possible. Part of this should include the expectation that mandated inspections are included at the end of every phase of construction.
Mississippi does not have a statewide building code; each municipality and county has the option to adopt their own building code standard or none at all.
Design
Once you have a site selected, it will be time to work with your architect, engineers, landscape architect, green building consultant, and other design professionals to create a development vision. The architectural plans and drawings will be necessary components of most development review processes and will create a specific plan for contractors to estimate costs and implement. The sections on regulatory and location factors above are also useful to review in this context.
Community-Engaged Design Process
Integrating community input into the design process is key to a holistic approach to pre-development and visioning. It prioritizes information gathering and understanding, and emphasizes the resident experience to set objectives and create resident buy-in. It can also serve as a project coordination tool that brings your development team together and builds consensus among all related stakeholders. Ensure that leaders, local government representatives, and other approving bodies are involved to provide input as well. Also consider scheduling regular design reviews or check-ins with community stakeholders. This will help architectural and engineering partners respond to community feedback. The project team will guide the structure and content of these meetings, but a few key considerations include:
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Has the design team shared the schedule for the design process with stakeholders and community members?
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What are special considerations to have for each design review? Can you compensate participants for sharing their wisdom? Should there be a meal provided, childcare, or other resources made available?
Building team goals and priorities with culturally appropriate and sustainable design considerations early in the process will ensure that these factors are seen in project outcomes later in the process.
For an in-depth look into the integrative design process and resources to help your team identify project priorities, check out the Enterprise Green Communities Integrative Design Toolkit.
Developing the Site Plan
Developing the site plan will be the first step in the design phase of your project. A site plan should be developed by your design partner and for all tax credit projects must either be a licensed engineer or architect. Site planning is critically important to the lifecycle of your development and should include perspectives of all partners. An experienced engineer or architect will know what to include in the site plan, but a few high-level items include:
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Land boundaries and dimensions
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Streets, alleys, or roads adjacent or within property boundaries
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Utilities serving the property or distance to point of connection
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Building specifics (dimensions, designations, locations, etc.)
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Retaining and garden walls and other accessory structures
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Existing trees and other natural features
Simply put, a site plan shows what already exists on the property, what you are planning to build on the property, and the relationship between the two.
Thoughtful site planning will consider infrastructure, density, habitat protection, affordability, and access on site as key elements of the process. The Community Needs Assessment completed in the Visioning phase of the process should act as your jumping off point and inform the site plan development process.
Designing with your Community in Mind
Housing can and should be specific to each culture, place, and climate. A place-based design requires strong community engagement, which includes a variety of stakeholders, such as youth and leaders. Thoughtful site planning and design can both sustain heritage and natural habitat.
Some Design Considerations:
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Are there histories that could help the designer orient the site?
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Are there local materials that could be harvested sustainably and incorporated?
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Could health and wellness needs be addressed through a system of trails that bridge housing, nature and community access?
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Could local artists be commissioned to incorporate their work on site?
As you are working on your design, keep in mind that one size does not fit all. None of these questions may resonate with your community. Choose an architect carefully for their understanding of these matters and work with your designer and your community to identify what is most important and can honor the cultural traditions of your community as well as meet their housing needs.
Green Building and Climate Resilience
Mississippi has a long history of weathering natural disasters and intense weather like hurricanes and extremely hot summers. Making sure your buildings can withstand extreme weather, be cooled or heated more quickly and cheaply, and are healthy for residents, will safeguard your investment, reduce utility costs and improve the lives and health of homeowners and renters. Building “green” and building “resilient” are related but different concepts. Green building generally refers to planning, designing, constructing, and operating buildings with a focus on issues like energy and water use and indoor environmental quality. Resilient building generally refers to siting and constructing a building in such a way that damage during disasters is minimized.
Green Building Standards
Developers wishing to focus on green building have several options for standards that can be incorporated into design and construction. If you’re working to incorporate green building elements into your development, ensure you have a design consultant or architect that is familiar with green building practices, and can advise you on how to implement strategies to mitigate potential impacts of climate change. You might consider features such as efficient use of energy, water, and other resources, renewable energy, such as rooftop solar, and good indoor air quality.
In addition to improving utility cost and resident health, constructing to green building standards may make buildings more competitive in some funding processes, or unlock new sources of funds.
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LEED (Leadership in Energy and Environmental Design) is the most widely used green building rating system. LEED certification provides a framework for healthy, highly efficient, and cost-saving green buildings. LEED was developed by the US Green Building Council, and examples of LEED-certified buildings in Mississippi can be found through the state’s chapter of USGBC.
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The Mississippi QAP awards additional points for projects that meet one of several green building standards:
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National Green Building Standard (Silver Level)
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Insurance Institute for Business and Home Safety’s FORTIFIED Multifamily Standards
Disaster Resilience
Mississippi is vulnerable to natural disasters, particularly hurricanes, tornadoes and flooding, and your siting and building plans should account for these threats. Specific risks will vary by location and site, so ensure you understand your development’s susceptibility and work with your design team to mitigate risks. The Federal Emergency Management Agency’s Resilience Analysis and Planning Tool is one place to start.
Wind risks from hurricanes, tornadoes, and severe storms are a major threat for properties in the state and are the driving cause for rising insurance premiums in recent years. Enterprise found that insurance premiums across its Mississippi Low-Income Housing Tax Credit asset management portfolio spiked 36 percent in 2023.
The Insurance Institute for Business and Home Safety’s (IBHS) FORTIFIED standards were designed to protect single family and multifamily homes and commercial buildings from severe weather risks. The FORTIFIED Roof standard, which can be used for new construction projects or retrofitting existing homes, has been shown to reduce insurance premiums for homeowners and property owners.
Enterprise Green Communities criteria incorporate disaster resilience features in addition to energy efficiency, including strategies for floodproofing, stormwater management, heat resilience, durable materials, and resilient community spaces.
If your project involves a site or building that has previously flooded, additional funding may be available to elevate the building above base flood elevation or improve site drainage. The Mississippi Emergency Management Agency has more information about these funding sources.
Designing for People of All Abilities
When designing your building, consider the implications for people with diverse abilities. There are multiple frameworks that may be useful to consider:
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The Americans with Disabilities Act (ADA) provides requirements and guidelines which you will need to follow when relevant. Your architect and design team can help you understand the implications for your development.
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Visitability is a framework relevant for single family homes that focuses on making homes accessible and easy to navigate for residents and visitors who have trouble with steps or use wheelchairs or walkers. Some municipalities have adopted ordinances that require or encourage visitability in new homes. There are three basic requirements for a visitable home: at least one entrance with no steps, doors with 32 inches of horizontal clearance, and one wheelchair-accessible bathroom on the main floor.
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Universal Design focuses on creating environments that “can be accessed, understood, and used to the greatest extent possible by all people regardless of their age, size, ability, or disability.” This has implications for both designing the building itself and fixtures, features, and appliances within the building.
Designing for Reduced Energy Burden
When designing your building or planning your rehabilitation plan, you can significantly enhance affordability and stability for residents by integrating energy efficiency, electrification, and renewable energy sources into your scope. The first step to doing so is understanding the existing energy use if rehabbing a building or developing an energy model for new construction. Utilizing this baseline, then move into scenario planning to compare upfront costs and returns on investment for multiple pathways across the energy efficiency, electrification, and renewable options. Consultants may be used to support both energy modeling and scenario planning.
The types of strategies that may be considered during scenario planning, include:
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Energy Efficiency (e.g., high-performance insulation, energy-efficient windows, LED lighting)
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Electrification (e.g., electric heat and water pumps and electric stoves)
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Renewable Energy (e.g., on-site solar)
Based on the scenario planning, select a plan that considers costs and outcomes for the future residents, long-term operational costs, and resilience of the building. Financing for these features is often available or incentivized by federal resources (HUD, Department of Energy, Inflation Reduction Act resources), state resources (DSIRE, Mississippi Development Authority, Mississippi Office of Energy Efficiency, and Renewable Energy), or local sources (utility rebate or incentive programs, CDFIs).
As you continue to consider how to integrate these strategies into your affordable housing development, more tools and resources are available on the Enterprise Decarbonization Hub.