CRE Finance Council, Miami Beach Hotel, Miami
www.crefec.org
- General Plan and Amendment Process
- Zoning - Community Master Plan - Village Plan - Multi-Family
- Preliminary Plat
- Final Plat
- Improvement Plans
- Permitting (City, County and State Levels)
- Assured Water Supply (100 year AWS)
- Development Agreements (Municipal and with other developers)
- School Agreements and Student Housing
- Reimbursement Agreements (CFD's, CDD's, Impact Fees)
- Other Project Specific Agreements (JDA's, Irr. Districts, CAWCD)
- General Plan
- General Plan designation does not equal zoning
- Creates presumption of probable land use
- Under Growing Smarter updated every 5 - 10 years and approved by public vote
- Zoning
- Determines legally permissible land use
- Legislative action - "Referable" to the voters
- Approval often accompanied by "Stipulations"
- Preliminary Plat
- 2 Dimensional
- Confirms lot yield and general City planning and engineering requirements
- Generally "Vests" zoning approvals, but can expire
- Final Plat
- Legally creates lots - unique APN's for each lot
- Supported by improvement plans
- Improvement Plans (Off-Site and In-tract)
- Grading, Paving and Drainage
- Sewer and Water
- Dry Utilities (Electric, Telecom, Gas, CATV)
- Landscape
- Amenities
- Off-Site Improvements
- Off-site improvements typically control the schedule of a project (i.e. harder to control items outside out box)
- Provide utility services/access to entire projects or parcels, not individual lots
- Regional improvements - freeway interchanges, arterial streets, sewer/water mains and treatment plants, etc.
- Project-Serving - major collector streets, potable water wells, community amenities, etc.
- In-tract Improvements
- Access and utilities to individual lots
- Neighborhood open space and amenities
- Lots of rules from City to County to State to Federal
- Permits = regulatory authorization to construct
- Administratively permits tie approved improvement plans to construction to inspection to acceptance
- There are many types of permits, and the list keeps growing:
- Municipal Construction Permits (grading, sewer, water, etc.)
- County Environmental Services Dept. (ESD) Sanitary Sewer Approval to Construct and Operate
- SWPPP and Notice of Intent to Construct (NOI)
- ESD Dust Control Permit
- WRF Permitting (City, County, State and Federal)
- State Pollution Discharge Elimination System (PDES)
- USACOE Permit 404 (Wetlands/Waters of the US)
- The Entitlement Team is responsible for processing all project entitlements
- Timeframes vary by municipality, but on average it takes 18 - 36 months to process a zoning case or master plan in Arizona and longer in California
- Preliminary Plats take approximately 6 - 9 months
- Final Plats and Engineering approval takes an average of 9 - 12 months
- A complex, raw land projects will take 3-4 years to entitle
- The Entitlement Team tracks the entitlement and development activities in MS Project, Timeline, Lot Availability, Plan Tracking and other land tools
- For larger, more complex, projects we will engage specialists:
- Attorneys (zoning, water, environmental, development agreement, CFD, CDD, Industrial Bonds etc.)
- On deals that include a 404 Permit we engage an Environmental Attorney and/or Consultant
- Entitlement and Construction Schedules in MS Project
- Timeline
- Lot and Super Pad Availability
- Production Planning Management Tool
- Duration Summary
- Entitlement Checklist
- Standard Microsoft Project Schedule
- Standard Budget and Cash Flow
- Timeline
- 404 Permits (individual): 24 - 36 months
- Analysis Assured Water Supply (AAWA): 9 months
- Certificate of Assured Water Supply: 12 months
- MAG 208 or SEAGO 206 Approval (sewer capacity): 18 -24 months
- Various Permits (APP, USF, Interim Fill, Service Area, well drilling permits, etc.)
- Archeology and Endangered Species
- Impact Fees range from $7,000 - $26,000
- Determine Procurement Approach
- Determine public vs. private bid process
- Design - Bid - Build
- Design - Build
- Construction Manager at-risk
- Constructability Reviews
- Bid Package Preparation
- Scope of Work (Schedule A)
- Pre-Bid Meetings