entitlement 101 for land owners and buyers
TRANSCRIPT
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DEAL OR NO DEAL ??What Every Land Owner
Should Know About Entitlement
MJA Consulting LLC2031 E. Edgewood Drive #1
Lakeland, Florida
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OBJECTIVES• GIVING YOUR BUYER
EVERYTHING THEY WANT
• FINDING OUT WHAT THE SELLER IS REALLY OFFERING
• DETERMINING WHO IS ENTITLED TO WHAT
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ENTITLEMENT MEANS MANY THINGS
HAVING:
The “Right” Zoning And Comprehensive Plan
Preliminary Plat Approval
Final Plat Approval
Site Plan Approval (Commercial And Multi-family)
All Your Governmental Approvals And Permits.Zoning Vs. Comprehensive Plan
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WHAT THE LAND OWNER OR BUYER
NEEDS TO KNOW
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DO NOT ASSUME
• That you have the correct information about the land
• That the local Planning, Zoning, Building Department has told you all you need to know about a piece of land
• That just because there is development next door that you can develop the property
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WHAT YOU NEED TO KNOW
The Future Land Use Designation
The Zoning
What The Difference In Requirements
The Fema-Flood Information
The Wetlands Information
The Location Of The Site And If There Are Any Additional Controls
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So Who Do You Ask?
YOUR PLANNING CONSULTANT
THE CITY/COUNTY PLANNING DEPARTMENT
THE ZONING DEPARTMENT
THE BUILDING DEPARTMENT
THE UTILITIES DEPARTMENT
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What to Know
• The Difference Between
– Comprehensive Plan Designation
– Zoning
• The Legal Status Of The Property
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How Does The Size Of The Project Affect Requirements
Zoning– Small Scale Amendment
– Large Scale Amendment
– Development Of Regional Impact
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If the Comprehensive Plan Designation or the zoning is wrong
– Hire a planner
– Hire an engineer
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Zoning Changes Will Take 2-4 Months
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Comprehensive Plan Amendments
10 acres or less• 2-4 months to change
10 + acres • 6 months to a year to change• Involves the State Department of
Community Affairs (DCA)
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DCA REVIEW
• Objections, Recommendations, Comment Report (ORC)– If Objections
• Must Be Met– If Not Met
• The Change Out Of Compliance• An Administrative Hearing Is Required
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DUE DILIGENCE• In addition to the normal title searches and agreements
during this period you need to – check zoning– comprehensive plan– flood maps– wetlands maps– soils maps– topography – and more
• If there is an issue- then an extra long due diligence period
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DUE DILIGENCE
To address issues you need experts:
Engineer to review site Certified Planner to Manage and Plan Site Surveyor Lawyer Soil Scientist Environmental Scientist Other experts
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The Land Owner Or Buyer Needs To Complete:
• An Environmental 1 Site Investigation
• Survey the property
• Survey the wetlands
• Get soil and topographical information
• Market studies
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• Economic Feasibility studies
• Adequacy of Schools (residential projects)
• Project feasibility
• Government support (at least staff support)
• Public hearing
• Neighborhood objections?
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CLIENT DECISION
• Closing before all of the information and
actions are done?
• Extend the Due Diligence Period
• Seller does not agree
– Contract might be lost
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Due Diligence Period Ends
Do not cheer until the contract closes!
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HIDDEN ISSUES
• The Water Management District
• Road system-concurrency
• Schools
• Parks and recreation
• Utilities
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A Potential New Wrinkle
The Home Town Democracy Act:
Modification to the State Constitution
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What It Will Do?Require ALL comprehensive plan changes to be
voted on by the public. It will cost the land owner/buyer more money. It could stop growth.
The public probably would not have enough information to make a good decision on a request.
None of the planning or development organizations support this change.
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What It Means To You!
• If the Home Town Democracy Act passes:
Difficult - if not impossible – CPA
• Little or no growth
• Land that does not require a change becomes
far more valuable
• NO CHANGE = NO SALE
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More Wrinkles
• New Growth Management changes– School concurrency is required– Enforcement of Capital Improvements Budget– New Concurrency Rules-Pro-Rata share– No new funding for infrastructure at local level
• Power of no growth forces increases
• Lack of Funds to keep up with Infrastructure
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Buying/selling a piece of land requires a great deal of accurate homework
• Understand what you have
• What are your needs; what are their needs?
• What are the Facts?
• What else do you and your client need to know?
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When you find a reasonably priced and fully entitled property - BINGO!
If not, get to work!
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U.S. Forecast Summary 2007-2008
• 2007 stronger 2st half– Rebound from slow residential Market– Higher rates and high energy prices sap
consumer spending
2008 recovery– Lower interest rates stimulate growth
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Deal!
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