Prior to making a large investment into a piece of land, it is important to determine if the piece of land is going to fit your needs. Sometimes a piece of land may look like it can be developed but depending on site constraints and local, state, and federal regulations you may not be able to use the land to the extent that you may think. We offer planning services that will give you a better idea as to how much of a property is actual usable land for development and the cost of developing.
Whether you are looking to buy a piece of property to construct a new office, build a restaurant, subdivide a property into multiple lots, or simply build an addition on your current property, we can help you determine the feasibility of whatever your idea may be. During the planning stages of a development or construction project, our office investigates the feasibility of the project with regard to local, state, and federal land use regulations and site concerns. Our office will then create a feasibility layout plan for your project and then meet with you to discuss any potential site issues and concerns that may impact or delay your project.
It is our familiarity with local wetland, zoning, health, and planning regulations and commissions that allows us to give our clients a good idea as to just how much they can actually do with a property. Our past experiences combined with our knowledge of land use law and current trends gives us an edge when discussing the feasibility of a project with our clients.
Hope Consulting helps maximize the value of your property by providing quality design, timely permitting, entitlement and development services, and exceptional follow-through.
From site selection to initial design and on through construction, our civil engineers and land planners consult extensively with you and community officials to ensure a fully-integrated design, fulfilling your goals and maximizing your return on investment. Whether your needs involve subdivisions or master-planned communities, commercial or institutional developments, industrial or agricultural facilities. Hope Consulting offers a full suite of land development services including predevelopment and regulatory approvals; site civil engineering, land planning; and land surveying.
Once the client selects a Feasibility Layout, it is typically a good idea to informally present the desired layout to the local zoning and regulatory commissions or agencies. These informal meetings typically provide the client with initial feedback on the project. The feedback from these informal meetings can then be used to develop final design plans that address the initial concerns prior to formal submission. Once the client gives the formal go ahead, our engineering staff works to develop final design plans from the preliminary Feasibility Layout.
During this phase, the more detailed aspects of the project are addressed. Site grading is provided through the use of spot grades and contour lines. A cuts and fill analysis will typically be included during the development of site grading to minimize the need for removing excess soil material from a site or require additional fill material to be trucked onto a site. Detailed information regarding the proposed drainage system, sewer or septic system, water supply system, and other site utilities is also provided. A detailed stormwater management system which attenuates any potential impact to peak runoff flow rates and stormwater quality is analyzed and designed. Sedimentation and Erosion Control measures and construction sequences are designed and developed to minimize any effect the development may have on wetlands and watercourses during construction. Depending on the types of vehicles that will use a site, a traffic circulation plan will be developed that shows how cars, garbage trucks, box trucks, tractor trailers, emergency vehicles, and any other type of vehicle would be able to maneuver the site. During the design phase, it is also necessary to ensure that all site driveways have appropriate intersection and stopping sight distance. Details regarding construction materials and methods are also specified at this time.
Once the final design plans are developed, they are then submitted with the appropriate application and presented to the local commissions and agencies having jurisdiction over the project for approvals. The project will then be submitted to obtain local planning and/or zoning approval. Following all local approvals, the project would then need to be submitted for any other state and federal permits that would apply to the project. During the local, state, and federal permitting process, the reviewing agencies may offer comments or express concerns over issues relating to the site development plan. Depending on the comments, the design engineer may need to revise the plans to address any concerns that are raised. This iterative process, which involves some back and forth, typically results in a project approval and a development where all parties concerned are comfortable.
Hope Consulting has a team of highly skilled individuals who are experts in the permitting process. Due to our extensive residential and commercial development expertise we are intimately familiar with the most current changes and development challenges, which may affect our client's projects. Furthermore, due to our day to day coordination, we have developed professional relationships with staff that are directly responsible for approvals in many jurisdictions in Arkansas. These relationships enable Hope Consulting to navigate this process in an expedient and cost-effective manner. Let us show you how with these services:
The process of land development is increasingly complex. Rigorous reviews by public agencies must address growing environmental and public concerns. With each development project, Hope makes these concerns priority. We know that public outreach, agency assistance and community involvement ensure a smooth development review. We also understand that time is money during this process. We can meet the tough deadlines.
Hope Consulting has extensive sewer system design experience and as such, is highly skilled at completing sewer system plans. These plans typically include the following:
- Horizontal Sewer Main (location, material, size, length, and slope)
- Pipe Main Profiles (structures, basin rims, and inverts)
- Single Family Pumped System Design (Grinder Pumps)
- Sewer Lift Station Design
- Sewer Force Main Design
Hope Consulting has extensive water system design experience and as such, is highly skilled at completing water system plans. These plans typically include the following:
- Horizontal Water Pipe Design (location, material, size, fittings)
- Water Main Profiles if Required
- Horizontal Location/Sizing of FH Assemblies, Blow-Off Valves, Air Release Valves, etc.
- Pressure Reducing Stations
- Existing System Connection Design
- Trench-less Water System Design (critical area crossings)
- Well Head System Design (including pump station, storage)
- Well Head Design Incorporation (site layout)
During the design process of a site development plan, it is necessary to develop drainage systems for collecting and conveying surface water from a site in order to minimize property damage and "bad experiences" due to ponding and puddling. While some water puddling is unavoidable during peak storms and the winter months, the functionality of a stormwater system comes down to the placement, capacity, and maintenance of the components of the system.
The engineers at Hope Consulting recognize that most people don't like getting their feet wet when exiting a car or jumping over puddles to enter a building. Whether you are designing a building addition, your dream house, or a large scale commercial facility, we analyze and design each and every site in order to provide a cost effective stormwater system. Our engineers perform the necessary calculations and analysis to ensure that all drainage structures are of adequate size and capacity to ensure that every visit to your project is a pleasurable one.
Whether you are experiencing surface drainage problems on an existing site or looking to build on a new property, we can help you design a cost effective, low maintenance stormwater system that works.
Per Arkansas Department of Enviromental Quality guidelines, most projects that include site grading will require Erosion Control measures. In order to meet these requirements, Hope Consulting has developed a team of individuals that are highly knowledgeable regarding erosion control requirements. These requirements typically necessitate the creation of a Stormwater Pollution Prevention Plan (SWPPP), notes and details. These plans identify the means by which the contractor can achieve affective erosion and sediment control on the construction site.
Are you in need of a Fast and Affordable FEMA Elevation Certification Letter or Letter of Map Amendment (LOMA)?
If you live, or are considering moving to, areas where flooding may be a problem, then you may be in need of special land surveying or certification.
Whether your land is located in a flood plain is important not only because of the possibility of flooding, but also because mortgage companies may require you to secure flood insurance before they will finance your purchase. The FEMA site tells you whether flood insurance will be required if you plan to finance land that lies within the flood plain outlined on their maps.
Never rely on anyone's word that the land will be suitable for your purposes or that it won't flood. A land survey can tell you the concrete details of the land you are interested in. Even if the property is located well inland, always investigate the possibility of flooding. Besides the fact that floods are rather inconvenient, it can also be expensive, both to repair flood damage and to pay for flood insurance so that you can finance the property. If your land does lie within these areas, you can either have a land survey done and apply for a LOMA or LOMR to revise the flood maps, or purchase flood insurance through the National Flood Insurance Program.