Feasibility Studies for Land Development

A Land Development Feasibility Study is the result of the evaluation of all physical, commercial, social, and environmental factors that make up a piece of land in order to determine if that land is viable and best suited for an intended purpose. At First Capital Engineering, we will help you understand the purpose, components, and benefits of a Feasibility Study and what you can expect from our process.

What Is a Feasibility Study?

A Land Development Feasibility Study is a comprehensive analysis of all factors that will determine if a piece of land is worth investing in and is commercially viable. These factors include site topography and physical features, environmental characteristics, zoning and regulatory issues, sewage and water viability, socio-political value, market value, and future growth potential to name a few.

The most important aspect of a property development project is the land. Will this land add value to the project? Is this land suitable for the intended development? A comprehensive Feasibility Study is crucial to assist the property developer in moving forward with the go-no go decision with emotional and financial confidence. As site selection is generally the first step in the land development process, the feasibility study should be the first order of business.

How Are Feasibility Studies Useful?

A thorough Feasibility Study will assist in maximizing the natural advantages the land offers, thus aiding in creating the best project design, which will safeguard the natural resources in the area. Some of the information that is gathered in a Feasibility Study includes the commercial viability and growth potential of the land; any environmental challenges the land may pose; the rules, regulations and zonal laws around the land; and the land’s flora, fauna and natural features such as rivers, vegetation and wildlife profiles. Having this data and information in the beginning of the project leads to better credibility and more competent and cost-effective decisions on the front end.

Who Can Benefit From a Feasibility Analysis?

All property developers and individuals contemplating the purchase of land or initiating any Land Development project will benefit from a Feasibility Study. Some examples of these project types include residential, commercial, industrial, institutional, healthcare, municipal, parks and recreational projects.

What are the Components of a Land Development Feasibility Study

Challenges

Understanding the challenges associated with a parcel of land is critical, as this will facilitate necessary changes in the planning and design process. These challenges can potentially affect the budget and cause delays, so contingency plans could be required.

Possible challenges include those from the physical environment and the social environment.

Physical Challenges:

Topography
Climate concerns
Stability of the soil
Geographic elements such as forests and bodies of water

Social Challenges:

Nearby commercial prospects
Population demographics of salaries and employment
Socio-political climate
Local regulations

Utility Access

Utilities are an essential consideration for any project. Whether the access to utilities either exist, or the ease at which they can be sourced are critical to evaluating the success and potential budgetary requirements of a project. Some of the factors that may be evaluated include:

Water supply
Septic & drainage systems
Sewage lines
Electricity and gas connectivity
Available roadways
Accessibility of the land

Environmental Impacts

In order for a project to be successful, the land, water and air must be considered. To help achieve a balanced ecology, we must enhance the positive impacts and mitigate the negative impacts of the potential project to the natural environment.

The land must be evaluated for:

Soil Type
Previous contamination
Existing vegetation
Potential location in a floodplain or watershed
Potential proximity to ecologically critical areas

Legal and Regulatory Issues

The established government and municipal ordinances will determine if that parcel of land will be a good fit for the intended purpose of the project. At this stage, it will be determined if special zoning exceptions, variances, or even rezoning will be required.

As all jurisdictions have their own set of rules and regulations to follow, the Feasibility Study must outline the following items to legally develop the property:

All required fees
Permit
Zoning regulations

Costs

Unplanned and unexpected costs and fees have often stopped a potentially viable project in its tracks. The financial review is a critical piece of the Feasibility Study and includes:

Permitting, NPDES and PennDOT fees
Required costs to alter the physical landscape
Outline of utility costs

Our Feasibility Study Process

Our Feasibility Study Process consists of a physical evaluation, planning and development, a process evaluation, and feature analysis. You can read more about each step of our process below. FCE clients receive their Feasibility Study in one comprehensive report, including all sketch plans, data, maps, photos, schedules and any other pertinent material related to the study.

Step 1: Physical Evaluation

We complete a thorough physical evaluation of the site as well as Deed research at the Court House and with the Township or Borough. Topography and boundary surveys may be utilized at this time.

Step 2: Planning and Development

This evaluation is followed by the development of a sketch plan and a full zoning ordinance review. The various iterations and evolution of the sketch plan will be detailed, as well as all reasons for the modifications. The zoning ordinance review will ensure that all aspects of the sketch plan and proposed project meet the requirements including frontage, rights-of-way, easements, parking, fencing and signage, to name a few.

Step 3: Process Evaluation

The Land Development and Subdivision processes are evaluated next, to determine all necessary permitting and applications that will be required, meetings and scheduling for Township, Planning Commission, Zoning Hearing Board, PennDOT and Conservation District meetings. Filing costs and permitting fees would also be determined at his stage, as well as estimates for the required physical alterations to the parcel needed to develop the project, including earthwork, paving, stormwater and drainage, sanitary, erosion and sedimentation control, landscaping and signage.

Step 4: Feature Analysis

The stormwater and natural features analysis come next, addressing any issues regarding floodplains, watersheds, wetlands and physical features that could be problematic. Any disturbances found in or around the wetland areas could require wetland mitigation and environmental permitting. The soil profile could possibly be evaluated at this stage to determine underlying geology as part of the overall stormwater management and erosion and sedimentation control design. Potential geologic concerns, such as earthquakes, radon, landslides and sinkholes would also be evaluated, as well as concerns for sensitive species habitats.

Certifications & Affiliations

Aside from being a certified Disadvantaged Business Enterprise (DBE) in both Pennsylvania and Maryland, FCE is also certified through the following organizations: