and are crucial steps in real estate development. Developers must carefully evaluate physical characteristics, market conditions, and infrastructure to find the ideal location. This process involves assessing factors like , , and existing amenities.
is essential before purchasing land. Developers conduct legal investigations, environmental assessments, and financial feasibility studies. They also navigate zoning regulations and consider how location and accessibility impact the project's success. These steps help minimize risks and maximize potential returns.
Site Selection Factors
Physical Site Characteristics
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Top images from around the web for Physical Site Characteristics
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Urbanization - LID SWM Planning and Design Guide View original
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Topography shapes development potential and costs
Steep slopes increase construction complexity and expenses
Flat land simplifies building but may require more extensive drainage systems
Soil conditions impact foundation design and construction methods
Clay soils may require specialized foundations to prevent settling
Rocky terrain increases excavation costs
influence development feasibility
Wetlands protection limits buildable area
Flood zones necessitate elevated structures or flood mitigation measures
Existing vegetation affects site preparation costs
Heavily wooded sites require extensive clearing
Open fields may need less preparation but lack natural buffers
Market and Economic Considerations
determines demand for proposed development type
Residential assess housing needs and preferences
Commercial analysis evaluates retail gaps and office space demand
impact development viability
Employment rates influence housing demand and commercial space needs
Income levels affect the potential for luxury or affordable housing projects
shapes development opportunities
Tech hubs create demand for modern office spaces and high-end housing
Manufacturing centers may require industrial parks or workforce housing
guide development decisions
Aging populations may increase demand for senior living facilities
Young professional influx could drive need for urban apartments and co-working spaces
Infrastructure and Amenities
impact development costs and feasibility
Water and sewer capacity determines potential density
Electrical grid capacity affects industrial development possibilities
influence site accessibility
Proximity to highways enhances commercial site potential
increases residential density opportunities
affects development types
Quality schools drive demand for family-oriented housing
Emergency services coverage impacts insurance costs and marketability
enhances property values
Parks and recreational facilities boost residential appeal
Shopping centers support mixed-use development potential
Due Diligence for Land Acquisition
Legal and Title Investigations
verify property ownership and reveal encumbrances
Liens may indicate financial issues or unpaid taxes
Easements can limit development potential or require design accommodations
confirm boundaries and identify potential encroachments
Fence lines not matching legal boundaries may require neighbor negotiations
Discrepancies between deed descriptions and actual boundaries need resolution
impact allowable uses and development parameters
Homeowners association rules may limit commercial development in residential areas
Conservation easements can permanently restrict development rights
Environmental and Geotechnical Assessments
identify potential contamination
Historical use as a gas station might indicate soil contamination
Nearby industrial sites could pose groundwater pollution risks
involve soil and groundwater testing if concerns arise
Soil borings can detect underground storage tanks or contaminated fill
Groundwater monitoring wells assess pollution plumes and migration
evaluate soil conditions for construction
Soil bearing capacity determines foundation design requirements
Presence of expansive soils may necessitate specialized foundation systems
identify risks like sinkholes or landslides
Karst topography increases sinkhole risk in limestone areas
Steep slopes may require extensive erosion control measures
Financial and Market Feasibility
projects potential returns on investment
Development costs, including land acquisition and construction expenses
Projected revenues from sales or leases based on market conditions
assess long-term financial viability
Operating expenses, including maintenance and property management costs
Debt service coverage ratios for financing requirements
Market studies validate demand for proposed development type
Absorption rates for similar properties in the area
Competitive analysis of existing and planned developments
determine upgrade needs
Traffic impact studies may reveal necessary road improvements
Utility capacity analysis might identify required system expansions
Zoning and Land Use Regulations
Zoning Ordinances and Development Standards
Allowable land uses dictate potential development types
Residential zones may permit single-family homes but prohibit apartments
Commercial zones often allow retail but restrict industrial uses
impact development intensity
Downtown areas may allow high-rise construction
Suburban zones often limit buildings to 2-3 stories
control units per acre or floor area ratios
Single-family zones might allow 4-6 units per acre
Mixed-use zones could permit higher densities of 20+ units per acre
shape site layout and building footprints
Front yard setbacks create consistent streetscapes
Side yard setbacks provide space between buildings for light and air
Special Zoning Districts and Overlay Zones
impose additional design and preservation requirements
Exterior alterations may require approval from a historic commission
New construction must often match architectural styles of existing buildings
encourage higher density near public transit
Reduced parking requirements near subway stations
Increased height allowances within walking distance of light rail stops
focus on building form rather than specific uses
Street frontage requirements ensure active ground floors
Building envelope standards create consistent urban form
offers bonuses for providing community benefits
Density bonuses for including affordable housing units
Height increases for incorporating public plazas or green spaces
Zoning Flexibility and Variances
allow case-by-case approval of non-standard uses
Churches in residential zones might require conditional use approval
Large-scale retail in mixed-use areas may need special permitting
provide relief from specific zoning requirements
Lot size variances for irregularly shaped parcels
Setback variances to accommodate unique site constraints
offer flexible zoning for large projects
Mix of uses not typically allowed in standard zoning
Custom development standards tailored to project needs
allow changes to existing zoning designations
Public hearings and community input requirements
Consistency with comprehensive plans often required for approval
Location and Accessibility Impact
Transportation Network Connectivity
enhances regional accessibility
Interchange locations create prime sites for regional shopping centers
Industrial parks benefit from easy truck access to major highways
Public transit access increases development potential
Transit-oriented developments cluster high-density housing near stations