13_08_30_marej

4C — August 30 - September 12, 2013 — Shopping Centers — Mid
Atlantic Real Estate Journal
www.marejournal.com
Shopping CenterS
By Nicholas P. Rakowski, PE, Nave Newell, Inc.
Back to School –
Land Development 101
W
hile most of us
w o n ’t b e g o i n g
backtoschoolthis
September,
we all tend
to view the
week after
Labor Day
as a fresh
new start.
Attendeesat
this year ’s
I C S C PA / Nicholas Rakowski
NJ/DE Idea Exchange are
looking to kick off the fall
seasonwithnewconnections
andnewopportunities.
Before diving into your
nextrealestatedevelopment
project,let’stakeaminuteto
makesureyouhavetheright
approach to add value to
yourland.Thekeytoasuccessfulprojectistoconducta
thoroughduediligenceevaluation - ensure the concept
willwork,unearthpotential
issues,andidentifyrealistic
costs and design/approval
timelines.
www.LMS-PMA.com
To create a well-functioningsitethatmaximizesyield,
youwanttostartwith:
• Comprehensive Land
Survey – Confirmation of
boundaryandidentification
of setbacks, encumbrances,
steep slopes, wetlands and
buffers aid in determining
the yield and configuration
ofthebuildablearea.
• Review of Codes/Zoning – A review of the land
use documents, including
the Zoning Ordinance and
Map,SubdivisionandLand
DevelopmentOrdinanceand
ComprehensivePlan,ascertainsthezoningandlanduse
requirements that regulate
the proposed use and subsequent land development
process. Code conflicts and
identificationofreliefneeded
from the Township must
be factored into the entitlementsschedule.
• Identify Utility Connections and Relocations – Is
thereavailablewater,sewer,
gas, electric utility service?
Existing utility poles and
aerialfacilities,ifimpacted,
can result in third-party
utility relocations and fees,
requiring significant lead
time.Anassessmentcanalso
be made to determine the
levelofdifficultyoftyinginto
existingutilitiesandthepotentialneedforunderground
explorations.
• Understand Sewer CapacityandTie-in–DoIneed
a sewer planning waiver,
exemption, or a full Sewer
Planning Module? Does the
project area have a Connection Management Plan
(CMP)?HowlongmayIneed
to wait to have adequate
sewercapacity?
You’llalsoneedtoconsider
theimpactofregulationsand
permittingsuchas:
• Stormwater Management,Erosion&Sedimentation Pollution Control/NPDES Permits – Assessing
the site and proposed improvements in terms of the
latestDEPandConservation
Districtguidelines,identifies
thebestapproachtocontrol
erosion and stormwater for
the site. An early meeting
with the Conservation District and DEP helps gain
agreementandacceptanceof
designconcepts.
•Soils–Existingsoilcharacteristicscaninfluencethe
feasibility of stormwater
infiltrationneededforwater
quality control. Early iden-
/DQFDVWHU2IÀFH
120 N. Pointe Boulevard, Ste. 301
Lancaster, PA 17601
717.569.9373 •
tification results in workablealternativesolutionsfor
sketchplans.
• DOT Permits – Proposing work within a State
right-of-way will require
Highway Occupancy Permits.A traffic analysis will
determinerequiredimprovementstoservetheproposed
use.Right-of-wayandutility
impactsmustbeassessedto
determine probable magnitudeandtimelinefordesign
andapprovals.
• Recognize Accessibility
Requirements – New ADA
regulations require examination of accessible routes
within the site and to the
publicright-of-ways.Projects
limitedtobuildingimprovementsnowrequireapercentageofcostsdedicatedtoADA
improvements. An initial
assessment will determine
designrequirementsandsite
constraints to consider in
sketchplandevelopment.
Finally, if the potential
projectalreadyhasatenant
targeted,makesureyourdue
diligenceeffortincludesany
specific criteria that tenant
may require. Recognizing
thesecriteriaandchallenges
during due diligence will
helpavoidsurprisesthatcan
pileonunexpectedcostsand
delays. Early collaboration
withlandplanners,surveyors, civil engineers and a
local land use attorney will
improve due diligence and
positionyourprojecttobea
success.
Nicholas P. Rakowski,
PE is a project manager at
Nave Newell, Inc., a land
development consulting
firm located in King of
Prussia, PA. n
<RUN2IÀFH
1200 Greensprings Drive
York, PA 17402
www.LMS-PMA.coM
Visit U
s:
ICSC
PA
Idea E /NJ/DE
xchan
Sept. th
ge
9
Boot - 11 th
h 207
“Creating value for our clients through experience”
FeaTuRed pRojecTs
TenanT RepResenTaTion
1611 Oregon Pike
Millersville Commons
30 Keller Avenue
The Shoppes at Landis Valley
Oregon Pike (Route 272)
Lancaster, PA 17601
Join Patient First
0HGLFDORIÀFHORFDWLRQ
Keller Avenue & Lititz Pike
Lancaster, PA 17601
11 Acres • New Development
Parallel to Lancaster Amtrak Station
Wabank & Millersville Road
Millersville, PA 17551
Join Sheetz & Jake’s Wayback Burgers
Approved Bank & 1,600 - 15,000 SF
Oregon Pike & Landis Valley Road
Lancaster, PA 17601
2,798 SF
Join Giant-to-Go & CVS/pharmacy
• Starbucks
• Pier 1 Imports
• Pet Valu
• Shoe Carnival
‡2IÀFH0D[
• Qdoba
• Amelia’s
• Patient First
• Royal Farms
• Ruby Tuesdays
• Verizon
• Haircuttery
• Taco Bell
• Fire Birds
• The Fresh Market
• Aaron’s Rent to Own
• Denny’s
• Meadows Frozen
Custard
• Giant
• Majik Rent to Own
• Sportsmans Liquidation
• Outback
‡%RQHÀVK
• Carrabas
• Chico’s
• White House
• Soma