American Builder (Bob and Dick Ross) - 3,500 new homesites in NPB 1957-''r? ,
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THE BIG STORY . .
Ae�gs,l
13ja
"I saw them turn
an impossible land -
planning problem
into a booming
building opportunity"
ob and Dick Ross can well point with pride
to the 3,500 new homesites they are opening i
up for builders n North Palm Beach, Florida:
,
what they've accomplished is a model in land plan-
ning.
I think it's a model of national significance: the
basic idea is adaptable anywhere where there's a
land shortage and it can mean steady profits for
small builders and big builders alike.
But don't take my word for it. Take the word of
one of the builders who is putting up his fifth house
in North Palm Beach. He is a former Washington
builder. who has moved there simply because the
basic idea behind the new homesites was sound.
He explains why he moved by opening a booklet
of Protective Covenants and letting you read the
opening paragraph:
` "A home is not a detached unit but apart of
p a
neighborhood, which in turn is part of a town; and
the good quality of the home usually depends at
least as much on its surroundings as on its design
and construction. Hence the vital importance of
ground planning and control of the development of
1 neighborhoods."
That's a quote from Thomas Adams, the promi-
by Walter Reese Browder
Editor
nent British architect who died in 1940. Bob and
Dick Ross have had it in mind ever since they
bought the raw land for North Palm Beach back in
hep ember, 1955.
They believed it so strongly that they actually
created a town with all the features of a munici-
pality -including; a $1 million sewage and water
plant, $70,000 city hall, a police and fire depart-
ment, a city manager, and even a country club with
an 18 -hole golf course before they opened it up
to builders like Maynard Duvall.
I don't wonder that Duvall moved from Wash-
ington and set up the H&D Construction Co.
When you build well on well-planned sites, a new
reputation is easy to earn.
LAND PLANNERS Dick and Bob Ross, shown projecting
their model town of North. Palm Beach against raw Florida
land, are developing 3,500 new homesites. They completed
most municipal features of new town before selling lots. `
88
AMERICAN BUILDER
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THE BIG STORY, continued �� �
� ... heres howyou dog
rrr �.-0'4
hen the Home Builders Association of Palm
Beach County staged its first Parade of Homes
in 1956, they found themselves in a remarkable
position.
The town they had chosen for the Parade either
had or was soon to have all a town could want (and
a few things that most towns never dream of) except
for just one thing: it didn't have any people. It was
wide open for the business of selling houses.
The story of how 1,350 acres of raw Florida land
became a town in just one- year is the story of
Bob and Dick Ross, builders -turned -land plan-
ners. Here's a quick chronology of what happened
between the time they bought the land and began to
open «p some 3,500 homesites to local builders:
They paid___ $3,700,0__00 for the land which lies
across ^U: 1 about three miles north of Palm
Beach and includes more than a mile of frontaize of
famous Lake Worth to John McArthur, a Chicago
insurance,.man who invests heavily in Florida real
estate.
They"..cal fed in Seward H. Mott Associates of
.•.Was'hin�ton. D.C., famous community planners.
--and asked them to make the land one of the most
desirableplaces to live in the U.S.A.
They went to the Florida Legislature and saw to
it the*t, the land became--officially—the new Vil-
hwfe of North Palm Beach, Inc.
They began construction of a water and sewage
treatment system and spent another $1,000,000.
They donated 10 acres for a school that would be
readYin-the Fall of- 1957.
All the while, they were in continuous consulta-
tion with Seward H. Mott Associates to make the
Land Plan (shown above) a booming reality. Its
most remarkable feature: over half of the 3,500
homesites will be on the water; all the waterways
will be connected and all will have ready access to
Lake Worth and the Intracoastal Waterway.
This wonderful feature of North Palm Beach
didn't "just happen." It was the happy by-product
Of Seward H. Mott's solution to the two big prob-
lems that plagued the raw land: (1) There were
several low areas that had to be filled to make them
suitable for home building; (2) the absolute neces-
sity—in this region of moderately heavy rainfall
for economical storm water drainage.
Continued on J). 94
92`�
AMERICAN BUILDER
J:
AJIi
DEVELOP A SOUND LAND PLAN
Bob and Dick Ross relied on famed community planners, Seward H.
Mott Associates, to turn raw Florida land into a tropical paradise
for home -owners as well as builders.
s� s
�d n
�an
C.?l�A••f`..4YA'.
up a buildingmopportun*lty"
r
MARCH 1957
BE CAREFUL HO YOU SELL IT 3
Developers sold first section to builders in HBA of Palm Beach
County who staged first Parade of Homes there. New town was
nearly complete on "community facilities."
93 e
P
can buy these lots for about 53,000
reparing the first 500 building
sites in North Paln-. Beach
required the digging, pushing and
h�iuJing of about 330,000 yards
of earth. This represents an aver -
Of slightly more than 600
Vards per house high, but not
unreasonable; and the Rubin
Construction Co. of West Palm
E3each, earth -moving contractors
\,.,ho are doing the fob for the
Rosses, are holding costs to ap-
proximately 30 cents a yard.
There are some builders who
\\!ould get the shivers at the
thought of paying $200 per house
for grading in a level, sandy
area, but in this case, the figure
includes the creation of numer-
ous canals which, in effect, turn
ilhout half the sites into water-
front property. This alone would
he cheap at twice the price. In
z,ddition, the canals serve as
storm sewers, and permit the use
Of relatively short runs of drain
pipe.
The canals were dug with a "41
Northwest" combination crane
and dragline, and presented little
difficulty beyond the need for
mats in some of the muckier
areas.
North Palm Beach is built on
iin ancient dune formation with
rounded soil particles. This pro-
vides excellent bearing when it
is confined, but when the cover
is removed it makes very loose
footing. This was a problem, fi-
nally solved by equipping the
"D Tournapulls," which do most
of the hauling, with special 65 -
inch, low pressure sand tires.
The individual builders are re-
sponsible for putting in the con-
crete driveways and five-foot
concrete sidewalks that go with
each house; before that, of
course, the Rosses had put in
roads, and Rubin handles this
job too. It involves some 60,000
square yards of paving, at a cost
of about $2.20 a yard. Specifica-
tions call for 28 -foot major
streets, on 8 -inch local shell marl
bases and 8 -foot stabilized shoul-
ders, and 1'/2 inches of asphalt;
neighborhood roads are built to
the same specifications, but are
20 feet wide.
Acct 1957 f358�
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What you see on the Land
Plan as the "North Palm Beach
Waterway"_ (and the "finger
canals" ofT it) was the solution:
It would come into existence
when a shallow stream that con-
nected the Intracoastal Waterway
and the Earman River was
dredged. The new Waterway
would provide not only storm
water drainage and fill but home -
sites with water frontage as well.
Nearly half the residents would
be able to dock boats in their
backyards!
Other features of the Seward
H. Mott Plan: a town hall (com-
pleted January 15), a Country
Cluh with an 18 -hole golf Course
(the only structure on the land
when it was bought and now
completely refurbished)-, two
lakes, a shopping plaza. a ma-
rina, an office and medical cen-
ter, two schools, boat storacye
facilities (these to be built).
The whole thincT amounts to a
$20 million investment and the
Ross brothers, who had originally
planned it as a five-year project,
now hope to see it completed in
three years. Reason: a $42 mil-
Iion Pratt & Whitney jet plant is
being built just 12 miles away;
about 2,000 personnel will thus
become potential customers for
houses in North Palm Beach.
This year, the Rosses expect to
see 300 houses go up in their
town, next year, they expect an-
other 500. At present, in addition
to the Parade Homes (17 houses),
another 25 have been completed.
These run in the $16 to $38,000
Price bracket which the Rosses
feel is both too low and too high;
they hope builders will concen-
trate on a range between $18,000
and $22,000.
When you ask the Rosses how
they accomplished their project
in just oney ear, they bow in the
direction of each other, Seward
H. Mott Associates (Community
planning) and Brockway, Weber
Brockway (West Palm Beach
engineers who engineered the
streets and storm drainage as well
Lis the sewa(le and water -treat-
ment plant). Then they tell you
that if any one attempted to pro-
ceed Without the others. chaos
Ace -*45 358'
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ARCHITECTS Plockelman & Powell. AIA, specified re-
claimed old brick and a smooth stucco finish to warm up
t the concrete block construction of this Florida house.
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THE BIG STORY, continued
Wow a good land plan
sets up a good house plan
he builders who built this house moved all the way from
Washington, D.C., to North Palm Beach, Fla., to do it.
That's because their idea of custom building agreed perfectly
with the idea that went into the planning of that town:
the good duality of the home usually depends at least as much
on its surroundings as on its design and construction" (see
page 88). The builders therefore matched their own imagina-
tion to that of the land planners, and this house (for $29,750)
is the result.
It was built by H&D Construction Co., Inc., which is also
currently building a similar model for about one-third less.
96
ti
AMERICAN BUILDER
Hing means community facilities like these"
"Good land values are
maintained by good codes"
(.(. he vital importance of ground plan-
ning and control of the development
of neighborhoods" is played up in the
introduction to a booklet of Protective
Covenants that has been issued by the
Village of North Palm Beach. These
covenants, backed by zoning regulations,
protect the area from haphazard develop-
ment. For example: all shops are con-
fined to a Shopping Plaza.
"They put up a city hall
before people moved in"
he $70,000 city hall at the left was
completed January 15 and houses the
municipal functions of the Village of
North Palm Beach. Also on hand: a city
manager, 'a fire engine, a police depart-
ment of three men to provide 24-hour
police protection. Until tax revenues
(which will be first collected in Novem-
ber 1957) can support the city govern-
ment, operating funds were loaned by
a local bank.
"The best facility of
all: there's more land"
he officers and directors of the HBA
of Palm Beach County chose the new
Village of North Palm Beach for their
first Parade of Homes not only because
there was a site big enough (including
parking space) but because there was
plenty of additional improved land on
which speculative or custom building
could be done.
q57 39"'
. end of THE BIG STORY: "'Good land plan
"When they say `country-
club living/ they mean it"
n existing Country Club was on the
land when the Rosses bought it; the
club is now completely refurbished and
it's 18 -hole golf course is being re-
designed—all of it for the exclusive use
of N.. Palm Beach residents. A modern
marina and yacht club is also planned. It
will provide deep water dockage and
will be built on the lake front adjacent
to the country club. (Land plan on
page 92 shows exact locations).
"They put in utilities
before selling sites"
uilders Bob and Dick Ross spent
1 million on this sewage and water
plant in N. Palm Beach; .it can serve 10,-
000 persons and can easily be expanded
to serve over 221000. Storm drainage sys-
tem, gas lines, street paving were also
completed before houses were built. Flo-
rida's director of Sanitary Engineering
and Board of Health called it all "just
wonderful."
"They donated ten acres
for schools"
0 ne of the first moves the Rosses
made, after incorporating their land
a,s the Village of North Palm Beach, was
to set aside acreage for schools to serve
.their 3,500 homesites. At left is the pro-
posed model. The School Board is budget-
ing the -necessary funds so that it will be
completed in Fall -1957. At present, town
is served -by school just one mile away.