Preparing Raw Land for Commercial or Mixed-Use Projects
What This Page Covers
A straightforward process to take raw land from concept to build-ready for retail, office, hospitality, industrial, or mixed-use. Use this as a checklist for due diligence, approvals, site design, utilities, access, budgeting, and phasing.
Quick Checklist (Copy/Paste)
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Verify zoning, future land use map, and overlays
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Confirm allowable uses, density/FAR, and height limits
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Order ALTA/NSPS survey and title commitment with exceptions
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Run environmental screens (Phase I ESA), wetlands/floodplain checks
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Check utilities: water, sewer/septic, power, gas, telecom; capacity letters
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Traffic/access: driveway permits, turn lanes, sight distance
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Geotech/soils, topography, and drainage modeling
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Concept site plan + test fits for parking, loading, fire lanes
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Entitlements: rezones, conditional/special uses, variances, PUD/MXD
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Off-site improvements and impact fees
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Budget: hard/soft costs, pro forma, lender package
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Schedule: entitlement timeline, permit path, bid/award, mobilization
Step-by-Step Process
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Step 1: Land Use & Zoning Feasibility
Future Land Use & Zoning
Confirm existing zoning and the comprehensive plan. Note overlays (corridor, airport, historic) that affect height, noise, or design.
Use, Intensity & Height
List permitted and conditional uses. Check floor-area ratio (FAR), unit/acre caps, height limits, and step-backs.
Parking & Loading
Calculate stalls, EV readiness, ADA spaces, and loading berth needs based on use mix.
Entitlement Strategy
If not by-right, map the path: pre-app meeting → submittals → hearings → approvals. Identify any development agreement or PUD/MXD route early.
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Step 2: Site Due Diligence & Constraints
Survey & Title
Order an ALTA/NSPS survey; review easements, encroachments, and access rights. Resolve title exceptions that block utilities or circulation.
Environmental & Floodplain
Complete a Phase I ESA; screen wetlands, endangered species, cultural resources. Verify FEMA maps and local floodplain rules.
Geotech, Soils & Topography
Boring program for bearing capacity and groundwater. Use a 1’ or 2’ topo to shape grading, pads, and stormwater.
Utilities & Capacity
Request will-serve/capacity letters. Plan for extensions, upsizing, lift stations, or off-site main upgrades if needed.
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Step 3: Access, Traffic, and Off-Site Work
Access Permits
Coordinate driveways, turn lanes, medians, and signal warrants with DOT/city. Secure sight-distance and fire access approvals.
Traffic Impact Study
Scope the TIS; anticipate mitigation (lane additions, signals, striping). Tie improvements to phasing.
Off-Site Improvements
Budget curb, gutter, sidewalk, utility extensions, and frontage requirements. Confirm reimbursement/credit policies.
Construction Logistics
Identify haul routes, staging, and temporary traffic control.
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![Mountains West Ranches Fruitland office, where buyers can explore flexible financing options for off-grid land.]()
Step 4: Site Planning & Building Fit
Test Fits & Massing
Run multiple test fits to balance pads, residential over retail, and shared parking. Protect future phases.
Circulation & Service
Lay out fire lanes, turning radii, loading docks, and waste enclosures without disrupting customer flow.
Stormwater & Grading
Model pre/post flows. Choose detention/retention, LID features, and erosion control that fit the site and code.
Design Standards
Note façade, glazing, screening, and open-space requirements. Track sign code and lighting cutoffs.
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Step 5: Entitlements, Permits & Approvals
Hard & Soft Costs
Itemize earthwork, utilities, paving, vertical costs, and off-site work; add design, surveys, legal, traffic, and permit fees.
Pro Forma & Sensitivities
Model rents/sales, vacancy, TI/LC, cap rates, and exit assumptions. Run sensitivity on interest rates and contingencies.
Lenders & Incentives
Assemble lender package (entitlements, budgets, schedule, pre-leases/LOIs). Investigate TIF, tax abatements, and fee waivers.
Phasing & Cash Flow
Sequence pads or buildings to start revenue early and reduce carry.
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Step 6: Budget, Pro Forma & Financing
Hard & Soft Costs
Itemize earthwork, utilities, paving, vertical costs, and off-site work; add design, surveys, legal, traffic, and permit fees.
Pro Forma & Sensitivities
Model rents/sales, vacancy, TI/LC, cap rates, and exit assumptions. Run sensitivity on interest rates and contingencies.
Lenders & Incentives
Assemble lender package (entitlements, budgets, schedule, pre-leases/LOIs). Investigate TIF, tax abatements, and fee waivers.
Phasing & Cash Flow
Sequence pads or buildings to start revenue early and reduce carry.
Raw Land For Commercial Use
Deliverables You’ll Need
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ALTA/NSPS survey + legal description
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Title commitment with exception documents
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Phase I ESA + any follow-ups
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Geotech report + pavement design
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Topographic base map and constraints map
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Concept/test-fit site plans and renderings
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Utility capacity/will-serve letters
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Traffic scoping/TIS and access permits
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Stormwater report and civil plan set
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Entitlement approvals and conditions matrix
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Detailed budget, schedule, and pro forma
Timeline Snapshot (Typical Range)
Pre-app & feasibility: 2–6 weeks
Studies & concept plan: 4–10 weeks
Entitlements/approvals: 2–6+ months (jurisdiction-dependent)
Civil/Building permits: 1–4 months (can overlap)
Common FAQ’s
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Not always. Some districts allow mixed-use by right; others require a PUD/MXD or conditional use. Check both zoning text and comp plan.
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Start with feasibility and concept, then seek LOIs to support entitlements and financing. Full leases often finalize after approvals.
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Request written capacity/will-serve letters from each utility. Plan for off-site upgrades if capacity is limited.
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Jurisdictions set trip thresholds. Mixed-use can benefit from internal capture; confirm scope with the reviewer early.
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Yes. Phase by pad or building. Align off-site improvements and utility loops so each phase can stand alone.
Why Choose Us for Raw-Land Prep
Entitlement Navigation: We map approvals from pre-app through final permits.
Site-First Design: Test fits that protect circulation, fire access, and future phases.
Real Budgets: Clear hard/soft costs, off-site work, and contingency planning.
Local Coordination: Direct utility, DOT, and city/county coordination to keep schedules moving.
Reviews From Buyers
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If you want a piece of heaven then this company is a good start. We got our lot so that we can get away and just be a family.
★★★★★
James M.
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The loan terms make it affordable to own a piece of land. We are looking forward to start building and moving on to the property as soon as possible
★★★★★
Stephanie E. -
This is such an amazing team to work with! Hands down the easiest way to buy land. They really listen and took care of our family!
★★★★★
Megan W