Lucienne Pears, development executive for Babcock Ranch, the solar-powered new town in southwest Florida, explains how developer-level choices deliver long-term affordability: inland siting, restored wetlands and interconnected stormwater ponds, every structure elevated out of the flood zone, and homes built to withstand 175 mph winds. The result, she says, is residents who carry no flood insurance and have taken no damage through four major hurricanes.
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Lucienne Pears: I mean, I'm.
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Lucienne Pears: Actually excited to.
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Lucienne Pears: Be here. I share the same thoughts about Sarah, the entire Grain Builder media team, and I'm here to talk about our piece of the puzzle as a developer.
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Lucienne Pears: I happened to,
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Lucienne Pears: Work for Kensington Partners, which is a developer, backpack ranch. Ranch is a.
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Lucienne Pears: New town that's being constructed in southwest Florida.
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Lucienne Pears: About 18,000 acres.
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Lucienne Pears: It's a miracle. It's the first solar powered town.
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Lucienne Pears: And honestly, while America's.
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Lucienne Pears: First solar power town is our leading tagline.
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Lucienne Pears: I think the more important thing about that Park Ranch is that we're really working.
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Lucienne Pears: Hard to build and.
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Lucienne Pears: Refine kind of that.
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Lucienne Pears: Multi-Dimensional, object, which is sustainability. So it's just the environment.
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Lucienne Pears: Yeah.
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Lucienne Pears: That's sustainable someone it's just financial. That's sustainable somewhat. If it's governance, if it's social.
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Lucienne Pears: So we're trying to bring the entire picture together. And as a developer we don't build homes.
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Lucienne Pears: So, hey, why is this young lady out here talking about affordable homes when she doesn't even build any homes?
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Lucienne Pears: Well, the reason is because all of you or all of the home builders here are building.
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Lucienne Pears: In communities and neighborhoods.
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Lucienne Pears: And when we are in Florida currently and we're in Southwest Florida, when you look at the development.
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Lucienne Pears: Landscape of Florida, it was pretty.
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Lucienne Pears: Much the gold rush kind of.
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Lucienne Pears: Situation, and it's never slowed down. So how fast can you build communities? How fast can we build homes? It's historically the way that things have.
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Lucienne Pears: Been has been done, in my opinion, in.
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Lucienne Pears: The state of Florida. So enter sick kids in his partner Tom Hogan.
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Lucienne Pears: And they had an idea. We think we can.
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Lucienne Pears: Build a solar powered.
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Lucienne Pears: Town that is.
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Lucienne Pears: The most sustainable community.
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Lucienne Pears: That there is today. And really we said, what are the.
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Lucienne Pears: Things that we can do as a developer.
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Lucienne Pears: That are truly going to impact every.
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Lucienne Pears: Single how we built every single.
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Lucienne Pears: Resident that moves in for a very long time.
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Lucienne Pears: So what we did is something.
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Lucienne Pears: Really different for a developer.
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Lucienne Pears: And you can talk.
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Lucienne Pears: To either city or town that will tell you that they identify as environmentalists and they happen to develop land. And, I love that. That's how I found my home, that Cork ranch. What we did is we looked at the.
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Lucienne Pears: Historical maps.
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Lucienne Pears: All all of the ranch was actively being, mining a concert culture, cattle ranch, road props, all of that are very active agricultural operation. We said, okay, well, to do that, especially in Florida, south by for.
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Lucienne Pears: The land tends to be pretty wet, tends to be pretty low. We said, well, you know, we're pretty certain that on this peninsula hanging off of the southeastern corner of the country, we need to pay attention to how we're going to interface with how we're going to interface water. What are some of the natural things that we can expect to happen?
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Lucienne Pears: So first and foremost was the location we weren't seeking to build the most sustainable coastal community. Because honestly, I.
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Lucienne Pears: Think that that's what was going on in and of itself. So we were able to find a.
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Lucienne Pears: Ranch that was 30 miles inland. So we removed ourselves from.
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Lucienne Pears: Barrier islands or removed.
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Lucienne Pears: Ourselves from coastal and.
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Lucienne Pears: Nation. And then we looked at the soils and we said, okay, mother nature has a history of proving beyond a shadow of a doubt.
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Lucienne Pears: That she's going to do what she wants to do, and water's going to.
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Lucienne Pears: Go exactly where it.
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Lucienne Pears: Wants to go when it gets there.
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Lucienne Pears: When it.
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Lucienne Pears: Comes time for that. So we said, you know what? That's not a battle.
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Lucienne Pears: That we want to fight. So we went back and we looked at the original hydrology of the site.
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Lucienne Pears: And we spent the first two years of construction.
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Lucienne Pears: Flooding a lot of the property, restoring natural flow ways, restoring wetlands.
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Lucienne Pears: Systems, ecosystems.
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Lucienne Pears: And creating those.
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Lucienne Pears: And connecting those.
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Lucienne Pears: Back together so that when the water came, as promised us, that water would have followed the path of least.
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Lucienne Pears: Resistance, and that wouldn't be homes if investment.
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Lucienne Pears: Houses and schools and all of the important things.
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Lucienne Pears: To protect it in those areas. And we also realized, you know, these wetlands probably exist.
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Lucienne Pears: For a reason. You know, when the big rays come, that's kind of a storage and infiltration.
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Lucienne Pears: So we said, let's restore the natural hydrology and let's build it.
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Lucienne Pears: We're already 30 miles inland.
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Lucienne Pears: But does that mean that the entire property was 30ft above sea level? Now it's Florida south.
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Lucienne Pears: Of five or everything.
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Lucienne Pears: Is low. So we said.
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Lucienne Pears: We are never, ever going to have a homeowner that has to think about super flood.
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Lucienne Pears: Insurance provider is going to be because every single structure.
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Lucienne Pears: Will be elevated out of any flood zone at all within their range. So when.
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Lucienne Pears: You talk.
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Lucienne Pears: About.
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Lucienne Pears: Long term affordability as a homeowner.
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Lucienne Pears: And.
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Lucienne Pears: Never having to pay flood insurance, cost is really.
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Lucienne Pears: A key component of that.
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Lucienne Pears: So we kind of took those concepts and we said, all right.
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Lucienne Pears: Well, we know that we're going to elevate everything so that.
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Lucienne Pears: There is no flood zone. There is no fire insurance requirement that well, and still have to have a value. So as we were building our stormwater.
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Lucienne Pears: Said, you know, we could probably eat up a bunch of land.
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Lucienne Pears: And build twice as many stormwater commons just to give ourselves that peace of mind, knowing that, you know, there's twice as much storage volume as need to be here.
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Lucienne Pears: But that really wasn't financial feasible, and it really didn't provide a good.
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Lucienne Pears: Balance of.
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Lucienne Pears: Livable area compared.
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Lucienne Pears: To stormwater storage. So we said, let's inter.
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Lucienne Pears: Let's integrate all.
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Lucienne Pears: Of those ponds with one another. Let's connect them all of each other. Let's put monitors on them so that we.
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Lucienne Pears: Know that the rain, how fast the rain is falling and how far these pond or how quickly they're filling up. So for a little bit of frame of reference.
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Lucienne Pears: Babcock Ranch is five miles east to west and about eight miles north to south. So all of the stormwater ponds are connected.
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Lucienne Pears: And as you know, I mean, in Florida, you can look out in front of your house.
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Lucienne Pears: And it's.
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Lucienne Pears: Raining and you can go in your backyard.
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Lucienne Pears: And a beautiful sunny day, it does not.
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Lucienne Pears: Rain equally in all.
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Lucienne Pears: Areas. So we thought we had comes to this. Then we can control.
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Lucienne Pears: Areas that might be taking more cheap flow. They might have a bigger cloudburst about them, and we can dissipate that water.
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Lucienne Pears: Across a much.
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Lucienne Pears: Larger area.
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Lucienne Pears: To be able to protect that total volume.
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Lucienne Pears: And we interconnected that with all.
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Lucienne Pears: Of the wetlands because guess what? But we took water. It is a phenomenal secondary storage facility, so it virtually doubles the amount of stormwater retention that we have just by being able to interconnect with those. And then guess what? Those wetlands act as a filter.
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Lucienne Pears: So when the water.
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Lucienne Pears: Is finally leaving the site, it is slower and.
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Lucienne Pears: It is cleaner and it.
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Lucienne Pears: Otherwise would affect. So I could clearly spend two hours just talking about stormwater.
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Lucienne Pears: And flooding and what that means. So if you're anybody in the.
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Lucienne Pears: Notes talking.
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Lucienne Pears: To Matt earlier, if you're.
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Lucienne Pears: Anybody that says that in.
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Lucienne Pears: Florida, you understand that that.
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Lucienne Pears: Flooding potential is.
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Lucienne Pears: Definitely a.
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Lucienne Pears: Huge concern. If you look at some of the storm activity over the.
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Lucienne Pears: Last decade in Florida.
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Lucienne Pears: Certainly the wind gets everybody's attention.
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Lucienne Pears: We're building code and water.
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Lucienne Pears: Building code has really addressed that wind issue. The secondary impact is your location and how susceptible you are to flooding. I'm going to move off of.
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Lucienne Pears: Stormwater because we handle that. No residents of our community ever worry about water intrusion into their homes, but you're right, you do have hurricanes.
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Lucienne Pears: And there's a lot to learn from us. When we first started construction in 2016, 2016 was infrastructure, 17 was homebuilding. We said, okay, we know that the Florida building code is really doing a good job of addressing.
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Lucienne Pears: A lot of.
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Lucienne Pears: The issues that are coming towards us. But as with most things, government is taking a minute to get there. And do.
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Lucienne Pears: We really want to wait for that or do we.
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Lucienne Pears: Just want to jump to the end conclusion and say, every single home here is going to be built to withstand 175 mile an hour winds.
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Lucienne Pears: Period. Point blank.
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Lucienne Pears: End of story. Let's move on to the next topic. So that was a choice that we made in 2016. Now fast forward to 2012.
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Lucienne Pears: And before building code, that's really where the Florida building.
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Lucienne Pears: Code is for Miami-Dade standards. So we were just a little bit ahead of the curve. There okay. Who cares. What does that.
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Lucienne Pears: Matter I mean how frequently.
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Lucienne Pears: Can these things really happen? Well, you know what? Sometimes it's a lot. So in.
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Lucienne Pears: 2018, Hurricane Irma came.
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Lucienne Pears: Through the state of Florida like an absolute.
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Lucienne Pears: Freight train.
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Lucienne Pears: Most of.
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Lucienne Pears: The Monroe County in the Florida.
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Lucienne Pears: Keys was wiped out. There was significant.
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Lucienne Pears: Damage that occurred. Hurricane Irma.
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Lucienne Pears: As a category five storm came right over the.
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Lucienne Pears: Top of Babcock Ranch as well. It had about 50.
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Lucienne Pears: Residents, so not a huge amount. Not a single one of those residents, received any damage to their homes. There was no roof damage. Yes, your screen lanai will suffer damage when it's when it's subjected to 120 mile an hour winds for any length of time. Any screen anywhere would.
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Lucienne Pears: But the building envelope.
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Lucienne Pears: Of the home was not impacted. We also.
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Lucienne Pears: Require every builder to put either.
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Lucienne Pears: Impact resistant windows or provide shutters on every single home.
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Lucienne Pears: So again, you're not worried about the roof damaging coming off, and you're not worried about any penetrations.
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Lucienne Pears: Through the openings of your household. So that turned out really well.
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Lucienne Pears: The only thing that happened in Hurricane Irma.
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Lucienne Pears: Is the power over the land where America's first solar power tower and the power went out. That's unfortunate. And that wasn't something, you know, when you're looking to sell 22,000 homes, you've got about 25 sold. That's not something that your marketing team is really excited about.
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Lucienne Pears: So fortunately for.
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Lucienne Pears: Us, one of our strongest partners is Florida Power.
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Lucienne Pears: And like, they built an 880.
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Lucienne Pears: Acre solar power plant.
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Lucienne Pears: That feeds the town of Babcock Ranch.
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Lucienne Pears: But we're also interconnected to the rest of the press.
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Lucienne Pears: So once all of the power that.
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Lucienne Pears: Is needed is concerned, then.
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Lucienne Pears: Babcock Ranch that.
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Lucienne Pears: Goes out to the rest of the grid. And when we lost that power for 7.5 minutes or whatever it was during Hurricane Irma.
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Lucienne Pears: Said, okay, Florida Power. And like, how do we never.
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Lucienne Pears: Experience that again? What if it was worse? What could we do differently? Well, at that point in time, a lot of the electric companies were looking.
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Lucienne Pears: At upgrading to.
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Lucienne Pears: Automated switches. In the past, when you had a storm transformer went out, even if it was a little bit of short and there was no damage to the transformer, it took a.
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Lucienne Pears: Line for and a guy and I pole, you physically had to push button on.
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Lucienne Pears: The Florida power line invested in advanced technology. So now all of that is automated. And they say, okay, well if there's an outage in this line.
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Lucienne Pears: We can try to shift.
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Lucienne Pears: That transformer several times. And number.
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Lucienne Pears: Three, to get that power to come back on. And if not, then we.
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Lucienne Pears: Know that there's a physical issue in the field. So 22.
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Lucienne Pears: Irma.
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Lucienne Pears: Power goes out FPL. This is back. How do we fix this and.
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Lucienne Pears: Never have this problem again. Said well we're already on the.
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Lucienne Pears: Way to.
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Lucienne Pears: Upgrading all of your.
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Lucienne Pears: Infrastructure so that it can.
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Lucienne Pears: Be operated remotely.
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Lucienne Pears: And we said, you know what?
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Lucienne Pears: But what about that nuclear power plant that you have.
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Lucienne Pears: On the east coast of Florida? How could we make sure that we can get redundant power from there? Or if the East Coast happens to be.
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Lucienne Pears: Hit and in a hurricane, there.
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Lucienne Pears: Tends to be a lot of power ever. So solar fields not really producing a lot of power.
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Lucienne Pears: What about a natural gas facility?
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Lucienne Pears: So between 20 or 2018 and 2022.
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Lucienne Pears: When Hurricane Ian.
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Lucienne Pears: Came to town, FPL US had worked together to upgrade not only this switching infrastructure, but the offsite infrastructure necessary to harden beyond just to the solar field at Babcock Ranch, but all the way to Turkey Point.
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Lucienne Pears: Miami, and down to the natural gas facility. And for buyers. So here comes Hurricane Ian, hurricane Irma.
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Lucienne Pears: At least for those of us in the Fort Myers area, was just a practice. So that Hurricane Ian picture, we got to experience 100 mile an hour winds for.
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Lucienne Pears: 12 hours straight. Now we come out.
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Lucienne Pears: After the storm. At that point in time there were about 10,000 residents so far.
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Lucienne Pears: Different impact power never went out.
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Lucienne Pears: No homes ever flooded. No no injuries, no damage to any structures.
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Lucienne Pears: Really. It was just like going.
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Lucienne Pears: Inside for a winter storm for about 12 hours. All of the residents came out, said, oh, okay, I guess I'll have some yard work to do. Maybe there's a fence panel that's down or there's some screens.
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Lucienne Pears: That need to be replaced. But really.
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Lucienne Pears: That was the critical turning point for us where we said, wow.
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Lucienne Pears: Everything that.
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Lucienne Pears: We're doing to to ensure flood safety and that these homes stay high.
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Lucienne Pears: And dry, everything we've.
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Lucienne Pears: Done to ensure hardiness, resilience of those homes we've worked. So in 2022.
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Lucienne Pears: Hurricane Ian category five came.
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Lucienne Pears: Across the top of us and within five days afterwards, FEMA staff was on site and they said, you know, this is tremendous. You know, it's not. So what you storm this year. And I have not seen a.
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Lucienne Pears: Hurricane.
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Lucienne Pears: That acts like a little jackrabbit jumps over any locations. But that was the impact. That was the.
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Lucienne Pears: Startling difference in.
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Lucienne Pears: Homes and in a lifestyle that was able to be done. So now how do I tie this all back to the reason we're here at the point of what we're talking about affordability.
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Lucienne Pears: Okay, I don't need.
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Lucienne Pears: To do my reinvent tests from my.
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Lucienne Pears: Roof every year. I don't need to carry flood insurance on the house. We've proven there's now four significant major hurricanes that have come directly over Babcock Ranch with no damage.
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Lucienne Pears: Now we're in a position where.
00:14:44:06 - 00:14:45:08
Lucienne Pears: The residents.
00:14:45:11 - 00:14:55:24
Lucienne Pears: Aren't worried about. Is my insurance company going to go under because they have 72 billion claims and they're not returning phone calls. You know what? I'm not going to have an insurance claim.
00:14:55:26 - 00:14:59:11
Lucienne Pears: Think about the costs of preparation.
00:14:59:13 - 00:15:00:24
Lucienne Pears: The cost of repair.
00:15:00:27 - 00:15:09:00
Lucienne Pears: Think about the downtime, not only to your pocketbook, of not being able to go to work or not being able to operate your business.
00:15:09:02 - 00:15:16:10
Lucienne Pears: Think about the emotional costs of going through such severe weather events. All of that is cleared.
00:15:16:10 - 00:15:16:27
Lucienne Pears: Away for the.
00:15:16:27 - 00:15:17:18
Lucienne Pears: Residents of.
00:15:17:18 - 00:15:20:21
Lucienne Pears: Babcock Ranch. I could go on and on about the.
00:15:20:22 - 00:15:39:19
Lucienne Pears: Continuing things that we're doing to have that long term outcome impact. Yes, it costs more money to put pumps and pipes between all of the stormwater ponds to be able to move water across the site. That was a one time upfront cost. That is going to.
00:15:39:19 - 00:15:41:02
Lucienne Pears: Provide benefit for.
00:15:41:02 - 00:15:49:03
Lucienne Pears: 50, 70, 100 years for this entire town, community. So as a developer, our piece of the puzzle we see.
00:15:49:06 - 00:15:51:18
Lucienne Pears: Is really having that vision.
00:15:51:20 - 00:15:53:14
Lucienne Pears: Staying so.
00:15:53:14 - 00:15:59:01
Lucienne Pears: Incredibly committed to that vision that what we're doing in creating.
00:15:59:01 - 00:16:08:23
Lucienne Pears: Communities and placemaking impacts the ability of every single home and every single business to be able to be successful of it, 30%.