Land Development & Permitting: 10 Things To Know Before You Start
What you need to know before your project begins
Embarking on a land development project requires more than just a vision; it demands a thorough understanding of the permitting process and regulatory landscape. Whether you’re a seasoned developer or a first-time investor, knowing the key facts about land development and permitting is crucial for navigating the complexities and avoiding potential pitfalls. This article outlines ten essential facts that will equip you with the knowledge needed to make informed decisions and streamline your project. By familiarizing yourself with these critical aspects, you’ll be better prepared to tackle the challenges and seize the opportunities that land development presents.
1. The land development permit process is often lengthy.
One of the most surprising aspects of going through a land development permit process is the length of time it can take. Unfortunately, even seemingly straightforward projects can take anywhere from a few months to a year or more. There are many factors at play that may add to the time it takes for approvals. For example, a new ground-up construction project should anticipate a lengthier approval process than simple additions or renovations. Special restrictions, such as building on a wetland or state road, could also increase the length of time significantly.
Pro tip: Avoid schedule delays by starting the land development process as early as possible. Have your information organized and well-documented and reply to any requests from the permitting office in a timely manner to keep things moving.
2. Make sure your location is zoned properly.
Zoning refers to municipal and/or local laws that govern how properties can and cannot be used in certain geographic areas. The type of structure you are building will dictate the type of zoning that is necessary. Sometimes zoning is easy and straightforward, while in other situations you may need to complete the steps to re-zone your property. Certain zoning districts may impose additional requirements that necessitate special approvals.
Pro tip: If you find yourself in a re-zoning situation, be aware that neighbor input will be considered. This is something many people are unaware of and can become a point of friction in some cases. Be prepared to “sell” your concept and explain why it is in the community’s best interests.
3. Find out about rocks.
The unseen environment beneath the ground can become a costly surprise if you don’t do your homework before the project begins. During the structural design of your building, soil probes will be taken around the building site for evaluation by a geo-technician. The samples will be studied to determine the bearing capacity of the soil. This information can provide valuable insights into how much rock you may encounter during the site work phase of your project.
Pro tip: Unknown rock can become a very costly expense in some cases, so obtaining a geotechnical report can be an important and valuable tool.
4. Permitting requirements may not be easy to maneuver.
You may be surprised to know that each phase of your project may require separate permitting. This means obtaining multiple permits over time for land development, demolition, building, plumbing, mechanical, electrical, fire protection, and more. In Pennsylvania, for example, over 90% of the 2,562 municipalities have elected to administer and enforce the Uniform Construction Code. While you may think that would streamline the permit process, in reality it can create more confusion due to each local authority’s autonomy in administering the process. Differences between the agencies might include timing of when you pay for the permitting fees to specific submission requirements to providing requested documentation. Most authorities will require original stamped drawings, while others may accept copies.
Pro tip: It is key to know who the governing authority is for the area in which you will be building and find an outline of the process for that agency. This can often be obtained on their websites or by directly contacting each authority.
5. Consider how you will tie-in to your utilities.
Site utility services are vital for any construction project, and the earlier they are considered the better. Essential utilities such as electricity, gas, water, sewage, and communications will require proper planning for tie-ins on your project. If you have access to public water and sewer, make sure you have adequate space to tie into those utilities and suitable water supply for what you need. This can sometimes be a stumbling block or cause additional costs to a project if not considered in advance of the project’s start. You may also be required to have a water flow test completed to determine adequate supply for fire protection.
Pro tip: Engaging with the right professionals to inspect, plan, and coordinate your utility needs is an essential step for a successful project. Developing an appropriate site-specific utility plan will help you be prepared and keep your project on track.
6. Get everything in order for Department of Health reviews.
This won’t apply to all facilities, but for senior living operations and healthcare sector projects, Department of Health reviews will be a necessary step. In these instances, drawings will be submitted to the DOH for review. You will have the opportunity to review the plans together with a representative and ask any questions you may have. At the completion of your project, you will need an inspection through DOH in addition to the normal building inspections.
Pro tip: Each state has a slightly different way of handling approvals. Details can be found on your state’s website, providing a helpful resource to guide you.
7. Be prepared for Department of Agriculture reviews.
Much like the Department of Health, certain types of facilities will require an inspection by the Department of Agriculture. If your building contains a commercial kitchen, food preparation in a dining hall, or retail of food products in any way, you will fall into this category. Small kitchens that only serve members are considered non-public and are thus usually exempt from this process. While Pennsylvania has a state Department of Agriculture, local authorities may also have their own individual health departments. In fact, there are 6 pages of municipal departments such as this, and they are the approving parties for final inspections in these cases.
Pro tip: If this step applies to your project, you should anticipate about 4-6 weeks of processing time according to most recent reports.
8. Watch out for municipality-specific amendments.
As previously mentioned, each local municipality in Pennsylvania is required to adopt the Uniform Construction Code. However, some municipalities adopt their own amendments that can add to the code requirements. In fact, the Uniform Building Code has a commentary that is just as thick as the code itself – no kidding! While this often helps better understand the code, it does not make every area of the code perfectly clear. Furthermore, not every project falls neatly into how it is outlined in the code.
Pro tip: Your construction partner can help you navigate this process and understand the intricacies of local authority amendments and permitting requirements.
9. Have your construction partner involved early in the process.
Many of the aforementioned pieces of advice are timely and addressing them early will provide the best opportunity for a successful project. While it’s never “too late” to get a construction partner involved, it will be in your best interest to have a trusted partner involved as early in the planning stages as you feel comfortable. This enables your partner to anticipate and address the specific needs of your project efficiently and in a timely manner.
Pro tip: Getting your partner involved early gives adequate time for planning as well as providing a professional to help guide you through the ins and outs of the land development permit process.
10. Make sure you partner with someone who advocates for you.
Partnering with a contractor who advocates for you and keeps your best interests in mind throughout the process is the most effective way to get your project happily across the finish line. In partnerships that strive for this advocacy, you benefit from the most cost-effective, streamlined, and client-centered project approach. Your partner should maintain your project vision, communicating it to the entire team and keeping it central in decision making. They will also incorporate their own experience and knowledge into the review of your plans, helping ensure as many potential issues as possible are accounted for and addressed prior to submission of your drawings for permitting.
Pro tip: Horst Construction’s Design-Build approach keeps you and your vision at the forefront of all decision making. Our talented and knowledgeable team of experts guides you from start to finish, using our past experience and creativity to develop your vision into an exceptional environment.
In conclusion, the complexities of the land development process require a nuanced approach that balances regulatory compliance and community interests. By educating yourself about construction-related issues, you are starting off with a strong foundation for a successful outcome. Aligning yourself with a professional, trustworthy firm that is dedicated to understanding your vision and needs for the built environment will help you rest easier knowing they can guide you from start to finish.
Posted August 21, 2024