A SCALABLE MODEL FOR

  THE FUTURE OF MULTIFAMILY

   NORTHHAVEN // SANFORD, FLORIDA

As multifamily developers contend with rising construction costs, shifting renter expectations, and the need for faster, more predictable project delivery, the architecture studio at Forum is helping move the industry toward practical, scalable design solutions. Northhaven Apartments in Sanford, Florida, a 420-unit community developed by RPC, illustrates how thoughtful design can balance efficiency with livability, technology, and long-term performance.

When fully delivered, Northhaven will be Sanford’s largest multifamily development to date. This development represents a strategic shift toward replicable building solutions that simplify entitlement, reduce design friction, and create a consistent resident experience that can be carried across future sites. At the same time, the project responds to what today’s residents expect: smart-home features, wellness-oriented amenities, sustainable performance, and a flexible mix of apartment homes that serve diverse households.

Northhaven will seek National Green Building Council (NGBC) Bronze Certification, reinforcing a commitment to energy efficiency, responsible construction, and durable design that will perform well over time rather than just look good on day one.

AT A GLANCE

CONSTRUCTION TYPE

V-A Wood Frame 

7 buildings, 4 stories

Surface parking

NUMBER OF UNITS/UNIT TYPES/MATRIX

420total units / 8 unit types

1bd/1ba - 210

2bd/2ba - 182

3bd/2ba - 28

LOT SIZE (ACRES)

18.8 acres

RESIDENTIAL BUILDINGS

547,164 sf 

CLUBHOUSE

12,954 sf 

DENSITY

20 units/acre

A Prototype Building Designed for Scalability

At its heart, Northhaven is about repeatability done smartly. RPC wanted a prototype building that could flex to different parcels and municipalities across Florida without starting from scratch each time.

Forum developed a single four-story building type based on rational massing, repeatable cores, predictable unit stacks, and clear, efficient circulation. The design supports a flexible unit mix allowing the community to serve a wide range of residents while maintaining structural clarity and budget discipline.

“Once we understood RPC’s longterm vision, our focus became building a framework, not just a single project,” said Studio Director Amanda Froelicher, who took over leadership of the project. “Northhaven is designed to travel.”

More than just serving this one community, the prototype establishes a roadmap that can streamline future RPC developments and create a more efficient delivery model across multiple markets. It is less a one-off building and more a repeatable system that can evolve with the developer’s portfolio.

Smart Homes and Everyday Wellness

Inside the units, Northhaven integrates smart-home technology, including keyless entry and Nest® Smart Thermostats. These features make daily living more convenient for residents while also supporting energy efficiency and long-term sustainability goals.

Beyond individual apartment homes, the amenity strategy was shaped around real use rather than visual spectacle. Forum prioritized wellness-oriented amenities that support how people actually live, work, and connect, including:

• A central fitness center
• Coworking lounge with private offices
• Generous dog park and indoor pet spa
• Resort style pool
• Refrigerated package storage  

 

Each element was placed with intention to reinforce walkability, convenience, and community while keeping operational demands reasonable for ownership. The result feels elevated without being excessive.

“This project was about being smart with space, not piling on features,” said Project Manager Andres Mogollon. “Every amenity had to earn its place.” Rather than chasing trends, Northhaven reflects a broader movement in multifamily design toward curated amenities that support everyday life and resident well-being.

A Modern Interpretation of Local Vernacular

Architecturally, Northhaven takes cues from Sanford’s historic Florida residential character and reinterprets them through a contemporary lens. Clean lines and a restrained material palette create a modern identity that aligns with long-term operational priorities.

Instead of relying on expressive forms, the design emphasizes durable materials and thoughtful detailing that balance performance with timelessness - an essential consideration for a prototype meant to scale across future developments. The architecture feels distinctly rooted in Sanford while still adaptable to other markets.

Navigating Real-World Challenges Through Collaboration

Like most large-scale developments, Northhaven encountered unexpected site and technical conditions during construction, including complications related to neighboring stormwater systems and coordination issues with building systems.

Rather than treating these moments as setbacks, the project team leaned into a collaborative, solutions-based approach - working closely with RPC, contractors, manufacturers, and local authorities to resolve issues efficiently and keep the project moving forward.

This ability to adapt in real time, coordinate across disciplines, and find practical paths forward underscores how Forum operates not just as a designer, but as a strategic partner through delivery.

Navigating Real-World Challenges Through Collaboration

Like most large-scale developments, Northhaven encountered unexpected site and technical conditions during construction, including complications related to neighboring stormwater systems and coordination issues with building systems.

Rather than treating these moments as setbacks, the project team leaned into a collaborative, solutions-based approach - working closely with RPC, contractors, manufacturers, and local authorities to resolve issues efficiently and keep the project moving forward.

This ability to adapt in real time, coordinate across disciplines, and find practical paths forward underscores how Forum operates not just as a designer, but as a strategic partner through delivery.

Looking Ahead
Northhaven joins an important evolution in how multifamily communities are designed: one that prioritizes projects that are thoughtful and livable, but also strategically scalable, energy-efficient, and adaptable over time.

Every decision - from planning and unit configuration to amenity placement, smart-home integration, and building massing - contributes to a flexible framework that RPC can adapt and repeat as its portfolio grows.
   
For developers exploring ways to streamline their next project through repeatable models, smarter planning strategies, or more efficient delivery, Northhaven offers a compelling example of what is possible when design is treated as a long-term investment. 

PROJECT TEAM

DEVELOPER

RPC Holdings

GENERAL CONTRACTOR

Landsouth Construction

ARCHITECT

Forum Architecture & Interior Design

INTERIOR DESIGNER

designBAR

CIVIL ENGINEER

Kimley-Horn

STRUCTURAL ENGINEER

Structural Concepts & Design

MEP

Joseph, Lawrence & Co.

LANDSCAPE ARCHITECT

Kimley-Horn

ANDRES

MOGOLLON

GLEN

BAURHYTE

AMANDA

FROELICHER

SENIOR STUDIO DIRECTOR

PROJECT MANAGER

STUDIO DIRECTOR

FORUM

PROJECT TEAM

TAYLOR

DEHAYES

PROJECT MANAGER