Feasibility Studies for Land Development

Before investing in land development, scheduling a feasibility study will ensure your land is viable. A feasibility study is the result of the evaluation of all physical, commercial, social, and environmental factors that make up a piece of land to determine if that land is viable and best suited for an intended purpose. At First Capital Engineering, our expert will guide you through the process, helping you understand the purpose, components, and benefits of a feasibility study.

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What Is a Feasibility Study?

A Feasibility Study is a comprehensive analysis of all factors determining if a piece of land is worth investing in and commercially viable for development. These factors include:

Site topography and physical features – elevation, drainage, slope, and landforms.
Environmental characteristics – wildlife habitats, soil quality, vegetation, and flooding or wetland regulations.
Zoning and regulatory issues – local zoning classifications, building codes, environmental regulations, and historical designations.
Sewage and water viability – water supply availability, sewage disposal access, and water table levels.
Socio-political value – community opinions, local government policies, and visual implications.
Market value – comparable property values, economic conditions, and developmental costs.
Future growth potential – projected population of the region, nearby urban development, and surrounding infrastructure development plans.

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, a feasibility study should be the first order of business.

How Are Feasibility Studies Useful?

In a state with such diverse terrain as Pennsylvania, a thorough feasibility study will assist in maximizing the natural advantages the land offers while aiding in creating a project design that will safeguard the natural resources in the area. Obtaining this data and information at the beginning of the project will lead to better credibility and more competent and cost-effective decisions on the front end.

It’s also important to note that not all feasibility studies go beyond design and engineering. As you select your feasibility study specialists, be sure to choose a team with comprehensive feasibility study experience, like our 30-year experienced team here at First Capital Engineering.

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Who Can Benefit From a Feasibility Analysis?

Not sure if you need a feasibility study? At First Capital Engineering, we believe 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 projects that would benefit from a feasibility study include:

Residential
Commercial
Industrial
Institutional
Healthcare
Municipal
Parks and recreational projects

What are the Components of a Land Development Feasibility Study

A feasibility study identifies potential components/challenges a parcel of land may face, allowing developers to address issues face-on in the beginning stages. By scheduling a feasibility study, you ensure a smoother project, avoiding the need for contingency plans to be put in place.

Challenges

Understanding the challenges associated with a parcel of land is critical, particularly in Pennsylvania, where simple factors such as weather can play a significant role in the outcome of a project. These factors can lead to unnecessary delays in planning. 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 is 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 on the natural environment.

The land must be evaluated for:

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

Legal and Regulatory Issues

In Pennsylvania, 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 regional jurisdictions in Pennsylvania will have their own set of rules and regulations to follow, a Feasibility Study will outline the following items:

All required fees
Necessary permits
Zoning regulations

Costs

Unplanned and unexpected costs and fees have stopped potentially viable projects in their 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

At First Capital Engineering, our comprehensive feasibility study process evaluates the unique challenges of land development in Pennsylvania. Our assessments include a physical evaluation, a planning and development review, a process evaluation, and a feature analysis. All First Capital Engineering clients will 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.

Read more about our four-step process below.

Step 1: Physical Evaluation

We complete a thorough physical evaluation of the site and deed research at the local courthouse and with the township or borough. Topography and boundary surveys may be utilized at this time.

Step 2: Planning and Development

The planning and development 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 any given reasons for modifications. The zoning ordinance ensures that all aspects of the sketch plan and proposed project meet the requirements including frontage, rights-of-way, easements, parking, fencing, and signage.

Step 3: Process Evaluation

Next, we evaluate the land Development and subdivision processes, identifying all necessary permits and applications. This includes scheduling meetings with local entities such as the township, planning commission, zoning hearing board, PennDOT, and conservation district. We will also determine filing costs and permitting fees, including estimates for the required physical alterations to the parcel such as earthwork, paving, stormwater and drainage, sanitary, erosion and sedimentation control, landscaping, and signage.

Step 4: Feature Analysis

Lastly, the stormwater and natural features analysis will address potential issues regarding floodplains, watersheds, wetlands, and other physical features. Disturbances in or around the wetland areas could require wetland mitigation and environmental permitting. The soil profile will be assessed for underlying geology, aiding the overall stormwater management and erosion and sedimentation control design. Additionally, geologic concerns such as earthquakes, radon, landslides, sinkholes, as well as sensitive species habitats, will be evaluated.

Our Service Areas in Pennsylvania

Choosing a trusted firm to execute your feasibility study can be challenging. Which is why we’ve expanded our service areas to include the entirety of Pennsylvania. This includes York County, Lancaster County, Harrisburg & Cumberland County, and Adams County. Conveniently located near Baltimore, we also serve Maryland clients. Additionally, our expertise now extends to West Virginia, offering feasibility studies across a significant portion of the Mid-Atlantic region.

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Project Examples & Client Testimonials

At First Capital Engineering, our 30 years of experience, and local and numerous awards speak for themselves. But more than that, our dedication to your project is reflected in our past work and client testimonials. Check out our previous projects and client feedback to gain confidence in moving forward with your feasibility study.

Past Projects

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Certifications & Affiliations

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