4C — August 30 - September 12, 2013 — Shopping Centers — Mid Atlantic Real Estate Journal
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hile most of us won ’t be go ing back to school this By Nicholas P. Rakowski, PE, Nave Newell, Inc. Back to School – Land Development 101 W process. Code conflicts and identification of relief needed from the Township must be factored into the entitle- ments schedule.
tification results in work- able alternative solutions for sketch plans. • DOT Permits – Propos- ing work within a State right-of-way will require Highway Occupancy Per- mits. A traffic analysis will determine required improve- ments to serve the proposed use. Right-of-way and utility impacts must be assessed to determine probable magni- tude and timeline for design and approvals. • Recognize Accessibility Requirements – New ADA regulations require exami- nation of accessible routes within the site and to the public right-of-ways. Projects limited to building improve- ments now require a percent- age of costs dedicated toADA improvements. An initial assessment will determine design requirements and site constraints to consider in sketch plan development. Finally, if the potential project already has a tenant targeted, make sure your due diligence effort includes any specific criteria that tenant may require. Recognizing these criteria and challenges during due diligence will help avoid surprises that can pile on unexpected costs and delays. Early collaboration with land planners, survey- ors, civil engineers and a local land use attorney will improve due diligence and position your project to be a success. Nicholas P. Rakowski, PE is a project manager at Nave Newell, Inc., a land development consulting firm located in King of Prussia, PA. n
September, we all tend to view the week after Labor Day as a fresh new start. Attendees at this year ’s I CSC PA /
• Identify Utility Connec- tions and Relocations – Is there available water, sewer, gas, electric utility service? Existing utility poles and aerial facilities, if impacted, can result in third-party utility relocations and fees, requiring significant lead time. An assessment can also be made to determine the level of difficulty of tying into existing utilities and the po- tential need for underground explorations. • Understand Sewer Ca- pacity and Tie-in – Do I need a sewer planning waiver, exemption, or a full Sewer Planning Module? Does the project area have a Con- nection Management Plan (CMP)? How long may I need to wait to have adequate sewer capacity? You’ll also need to consider the impact of regulations and permitting such as: • Stormwater Manage- ment, Erosion & Sedimenta- tion Pollution Control/NP- DES Permits – Assessing the site and proposed im- provements in terms of the latest DEP and Conservation District guidelines, identifies the best approach to control erosion and stormwater for the site. An early meeting with the Conservation Dis- trict and DEP helps gain agreement and acceptance of design concepts. • Soils – Existing soil char- acteristics can influence the feasibility of stormwater infiltration needed for water quality control. Early iden-
Nicholas Rakowski
NJ/DE Idea Exchange are looking to kick off the fall season with new connections and new opportunities. Before diving into your next real estate development project, let’s take a minute to make sure you have the right approach to add value to your land. The key to a suc- cessful project is to conduct a thorough due diligence eval- uation - ensure the concept will work, unearth potential issues, and identify realistic costs and design/approval timelines. To create a well-function- ing site that maximizes yield, you want to start with: • Comprehensive Land Survey – Confirmation of boundary and identification of setbacks, encumbrances, steep slopes, wetlands and buffers aid in determining the yield and configuration of the buildable area. • Review of Codes/Zon- ing – A review of the land use documents, including the Zoning Ordinance and Map, Subdivision and Land Development Ordinance and Comprehensive Plan, ascer- tains the zoning and land use requirements that regulate the proposed use and sub- sequent land development
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