Immerso

Design Services

The story before it’s built

Landscape architecture for multifamily and mixed-use developers, from the amenity budget and first concept through construction documents and construction administration.

Email the site plan

Process

Concept through construction

Immerso carries each project from the first site plan through construction documents and construction administration. Anthony leads every phase.

See From the vision to the experience, and back.

See What is landscape architecture.

  1. Discovery Listen to goals, constraints, neighbors, and what “keeping people local” means for this place.
  2. Concept Design Shape the story, diagrams, and spatial ideas that make the vision tangible without over-designing.
  3. Schematic Design Establish the preferred plan, character, and major systems so stakeholders can align on direction.
  4. Design Development Refine materials, planting, grades, and coordination with civil and architecture.
  5. Construction Documents Produce the drawings and specifications needed to bid and permit the work.
  6. Construction Detailing Resolve junctions, edges, and craft so the design can be built as intended.
  7. Construction Administration Support the build through review, clarifications, and field coordination.

For multifamily amenity packages

How Anthony sets multifamily amenity budgets

Most multifamily amenity budgets are unknown. This one is calculated, so you know what the amenity package may cost before design starts. See the multifamily amenity budget.

≈ 0.53 functional seats per unit on a typical mix

Example (hypothetical numbers, not a real project or quote)

  1. A comparable community has 320 bedrooms. 320 × 95% × 35% is about 106 functional seats. Its amenity package cost $800,000, so its amenity cost per seat is about $800,000 ÷ 106 ≈ $7,500.
  2. Your new site has 400 bedrooms. 400 × 95% × 35% is about 133 functional seats.
  3. 133 seats × $7,500 ≈ a $1,000,000 amenity budget, set before design starts.

The landscape package works the same way. Divide a comparable project’s historical landscape cost by its functional seats, and carry that cost per seat to the new site.

The formula is simple. The inputs aren’t: which projects are truly comparable, what belongs in the amenity cost, and how the unit mix shifts the seat count. That judgment comes from more than 15 years of amenity and landscape work.

Free first step

Amenity and Landscape Budget Review

The Amenity and Landscape Budget Review is a free budget and priorities review of one active multifamily project. Using the functional-seat method, Immerso sizes amenity spaces to how many residents will use them at once. The developer gets summary findings: an early amenity and landscape allowance range, and where investment matters most on the site. Analysis, not design. It’s not about spending more. It’s about spending in the right spaces.

What to include in your request

  1. Project location: city and county, plus an address or nearest intersection.
  2. Size: unit count and bedroom count or mix, if known.
  3. Stage: site owned or under contract; pre-design, schematic, or entitlement/rezoning underway.
  4. Existing site plan: yes or no, with an optional upload.
  5. Requester’s role and company: developer, owner, or representative (e.g., architect or civil engineer acting for the owner).
  6. Comparable project data (REQUIRED): amenity and landscape budgets, amenity programs, and unit or bedroom counts from one or more comparable completed projects (upload or share). The review doesn’t start until this is received, because cost per seat comes from these comparables.
Request a free review

For clients and cities

Early concept packages

For sites that need to persuade investors, councils, or land sellers before full design starts. Each package carries forward into the full process.

Tier 1 — Baseline Concept

Includes

  • Site analysis
  • Opportunities and constraints
  • Blue-sky vision with narrative
  • Inspirational imagery
  • Functional diagram
  • Basic massing and program arrangement
  • High-level palettes + imagery
  • One (1) round of revisions

Best for Early feasibility, land sellers, municipal projects, and developers testing options before internal commitment.

Recommended

Tier 2 — Enhanced Concept

Includes

  • Everything in Tier 1 plus:
  • 1 concept design
  • Enhanced graphics
  • Modeling for key spaces (light, not full rendering)
  • Coordination for early cost estimating (by client estimator)
  • Up to two (2) rounds of revisions

Best for Developers, city or municipal projects, placemaking work, or clients preparing to present to investors or councils.

Tier 3 — Premier Experience

Includes

  • Everything in Tiers 1 & 2 plus:
  • Full 3D model
  • 3–6 high-quality renderings
  • Material + furnishing mood boards
  • Detailed program diagrams
  • High-level cost estimation
  • Up to two (2) rounds of revisions

Best for Pitches, approvals, and more. A full concept built to be fundable and sellable.

Send the site and unit count.

Share the site and unit count, and Anthony will recommend where to start.

Email the site plan