The approval process in commercial and residential real estate development can be intricate and lengthy. To provide insight into this vital step, Danto Builders interviewed Damon Ricks, a seasoned expert in site entitlements and co-founder of a civil engineering firm (Scheffer Mote & Ricks) specializing in land development approvals. Ricks is also one of Danto’s preferred consultants.
Understanding the Development Review Committee (DRC) Process
The DRC process is a critical step for many development projects, especially those involving commercial buildings or multi-family residences. As Ricks explains, “Every site is very specific as to the process that the project will go through.”
While single-family homes typically don’t require DRC approval, projects like townhomes or commercial developments must navigate this process. The timeline can vary significantly depending on the project’s complexity and location. Ricks estimates six to nine months for a straightforward plan but notes that more complex projects or those requiring rezoning and platting can take a year or more.
Key Steps in the Development Review Process
Survey and Platting: The first step is obtaining a current survey and determining if the property has been platted and if there are any easements or other encumbrances to the property. In some cases, we find that the site requires a platting process or easement and utility relocation,” Ricks explains.
Water and Sewer Availability: Especially crucial in Fort Lauderdale, developers must obtain a water and sewer availability letter. “The consultant provides a projected demand analysis, and the municipality provides modeling analysis of their system and then issue us a letter saying whether they have capacity or don’t have capacity,” says Ricks.
Site Plan and Documentation: The DRC process requires a comprehensive package, including site plans, landscape plans, tree disposition plans, preliminary civil plans, and building floor plans and elevations.
Traffic Studies: For projects on major roadways or those involving drive-throughs, traffic studies are often required to assess impact.
Public Participation: Many municipalities require developers to notify nearby residents and stake holders and hold public meetings. “There’s often a mailing sent out within a quarter mile radius or so for a public participation meeting,” Ricks notes.
Challenges and Considerations
Rick highlights several challenges developers may face during the process.
- Changing Regulations: Requirements can vary significantly between municipalities and may change over time.
- Infrastructure Capacity: In some areas, lack of water or sewer capacity can halt projects.
- Right-of-Way Dedications: Developers may need to dedicate land for road expansions, especially on older properties.
- Balancing Municipal Requests: Different departments may have conflicting requirements, requiring careful negotiation to find the balance right for the project and to satisfy all conditions imposed by the local land development code.
Expert Tips for Success
Drawing from his extensive experience, Ricks offers several tips for navigating the development review process.
Start Early: Begin the process as early as possible, as it often takes longer than anticipated.
Assemble the Right Team: Work with experienced professionals who understand local regulations and maintain open communication.
Be Flexible: Be prepared to adapt plans based on feedback from city staff and the community.
Think Creatively: Sometimes, innovative solutions can unlock a property’s potential. Ricks shared an example where his team proposed filling in a portion of a canal to expand a client’s buildable area, doubling their space.
Be Persistent: When faced with initial rejections, don’t give up. “You’ve got to find creative ways to push for it,” Ricks advises, “especially when seeking approvals for uses like drive-throughs in challenging areas.”
Navigating the development review process requires patience, expertise, and strategic thinking. Danto Builders enhances this process by offering a turnkey solution that brings together experts from start to finish—from dirt to done. By working with experienced professionals like Damon Ricks, Danto Builders focuses on success and efficiency in maximizing a property’s potential.
Danto Builders is an experienced commercial general contractor and has been building in the South Florida area for over 40 years. If you are looking for quality and reliable work, contact Danto Builders at (954) 229-2006 or debbie@dantobuilders.com.