Clifford Alejos, P.E.
President, AH Burkett Engineering
One of the most crucial aspects of a land-development project is how closely your team adheres to the timeline. We’ve all heard people complain that their build team is behind schedule. The best way to get in front of the issue is to start with a team that understands the start-to-finish process of a land-development project, from purchasing land to completing the permitting process, all the way to breaking ground.
Step 1: Perform Civil Engineering Due Diligence
The due diligence phase must come first, even before site plans are created.
During this phase, the floodplain is assessed, as is the environmental impact of the build. A geotechnical report will also be ordered to ascertain the site’s soil composition. In Florida, most sites are composed of sand, clay or a mix of both. The soil composition determines what can be built, and what amendments to the site must occur to accommodate build plans. If the soil makeup is mostly clay, for example, a bigger drainage pond may be needed to accommodate water runoff.
Time needed for due diligence depends on the project’s size; it could vary between three and six months, perhaps longer. Commercial projects take more time than residential. If the residential site already has building setbacks in place and is pad ready, then not much time is needed for due diligence.
During this phase, water is one of the biggest considerations. One way or another, the runoff from any property directly links to a waterway. In the case of wetlands or other low-lying areas, water collects directly on site.
An environmental assessment must also occur to determine which species dwell on the land, and if any species are protected, that will alter next steps.
During this phase, the engineer will also assess the distance necessary to connect your project to a main water line as well as sewage. Likewise, distance and cost to connect the site to local utilities must be calculated.
The land itself will also be assessed to determine how much of a parcel is immediately buildable and how much would require mitigation. Wetlands present additional challenges to develop as they require some degree of mitigation or other compensation to make them buildable.
Zoning is also considered. The zoning code of the land must match your intended use. If it doesn’t, the next step is to determine if the surrounding lands have been rezoned to accommodate similar projects. From here, it’s possible to attend city meeting and apply for zoning changes.
Road access would need to be determined. Every property requires access. The land seller typically has this information, and if not, it may be necessary to talk to the county about crossing easements or determining other points of access.
One of the biggest benefits to bringing an engineer on board before you start your due diligence phase is that they can coordinate all the various required assessments and determine which consultants you need, such as flood plain specialists. They will oversee all the reports so that all the work is handled under one roof.
The environmental survey will examine the topography, as well as determine any potential site obstacles that may require alterations in plans. One of the biggest considerations in Florida is if a site consists of wetlands or not, and if so, how low and wet is that land. A site may require too many modifications, such as adding soil and other earthwork, to make it buildable.
Step 2: Choose a Civil Engineer with Prior Experience and Knowledge Base
Selecting the right engineer for your project is a crucial step. If you’re developing land, you want an engineering team that specializes in land development. They can coordinate with your builders and other project members to facilitate the process. This person or team can walk you through every step of the project, explaining what needs to be done along the way.
When choosing a civil engineer, it’s important to ask if they have taken on projects similar to the one you’re undertaking. Review their portfolio of work on their website. You’ll also want to research to see if they have completed projects in the same area that you’re looking to build. Having familiarity with an area’s particular geographic hurdles, as well as the local zoning regulations, is a huge asset in completing a scope of work within a projected timeframe.
One way to check this is to review county databases, which the public has access to, and check to see which engineering firms are attached to which projects. The more frequently you see an engineering firm’s name, the safer it is to assume they are very familiar with local processes.
Alternatively, you could search water management district projects. Here in greater Orlando, you would search the St. Johns River Water Management District, looking for permits connected to various projects. The engineers attached to those projects understand the stormwater systems and utility systems in your local area.
Next, you’ll interview the engineering firms you’re interested in. Ask to look at their past projects. Something to consider: Will the engineering firm handle all the subcontracting work with specialists? Or do they expect you to coordinate that? If they coordinate work with subcontractors, they’re more likely to be able to provide a cost estimate for the entire project, from start to finish.
Don’t forget to seek out testimonials for the firms you’re considering.
Step 3: Secure Permits for Your Land Development Project
A crucial piece of any project is permitting. Your engineer will be in constant communication with local code reviewers to ensure the site plans meet all code and permitting requirements. In this phase, there’s often a lot of back-and-forth as your engineer alters plans, resubmits them, and follows up to see if the altered plans meet the requirements—or if more alterations must be made. Your engineer’s ability to follow-up in a timely manner with permitting departments directly determines whether or not your project will be completed within the projected timeframe.
In the preliminary stages, the team determines if your plans fall within the land’s permitted use or if a rezoning is required. Rezoning can be complicated if neighborhood opposition becomes an issue, for example. If the plan is to build a big box store, neighbors must be mailed letters about the intended use of the land and be given time to voice their opposition.
With any project, you have an architect, but it’s your civil engineer who completes the permitting work. Permits take, on average, 3 to 6 months to obtain.
For example, let’s say you start your project on January 1. It might take six weeks to complete plans, which has you submitting plans by February 15 to the city. The review process takes 30 days. At the end, your plans are returned with comments, and you have to resubmit altered plans that meet their comments. On March 15, you might resubmit plans that address the comments. It might take another two weeks for the city to respond and return your plans. Now it’s April 1, and after another round of submitting and comments, you’re at May 1.
By this stage, most municipalities have sent the projects for review to the county staff. If there aren’t any major comments, the projects will be approved. Now it’s June 1, and your plans are permitted and approved, and you can break ground.
Step 4: Build Your Land Development Project
When it comes time to build, your contractor may need to return to the civil engineer if something unexpected happens. For example, if they start building and discover an old abandoned pipe impeding progress. They need the civil engineer to come up with a solution, which may mean redesigning the plans if the pipe or other obstacle cannot be removed easily and cost effectively.
The final step in the whole process is the walk-through. Pass, and the project is granted a CO, or certificate of occupancy. That marks the completion of a project.
Your engineer’s role continues for another 10 years past the project completion date. Your engineer stores all your documents and records, which is helpful should you need them for future reference. If, for example, something needs to be rebuilt or if an addition is needed, the architect must access the previous plans before moving forward. After those 10 years, any changes would need to be re-engineered.
AH Burkett Engineering has developed projects of all sizes, from a single residential lot to a subdivision of 400 lots. This firm brings a wealth of local experience to any land development project. We are happy to answer any questions you may have or consult on a bid to help you get started on your next project.
