WHAT WE DO THE NILE HAWK COMPANY and their associates specialize in: ACQUISITION | ENTITLEMENT | DEVELOPMENT | FINANCING Best use practices for land development involve a thorough understanding of a subject property and its surrounding environment. Physical characteristic and land suitability, local governance interaction and permit approvals, feasibility, design and construction plan production, and construction supervision and contract administration. In the initial investigation of a development project, THE NILE HAWK COMPANY evaluates zoning and best land use. Our existing database of information along with available GIS information will reveal: Cursory information about layout possibilities, development costs, environmentally sensitive areas, and other potential challenges. This information is critical to assist through the decision-making process. Once the decision is made, THE NILE HAWK COMPANY will outline the tasks required to reach the objective. Process of Rezoning Often there is a need to change or create new zoning areas to allow for the proper utilization of land. Fulfilling this need requires interaction with governing authorities and the public. THE NILE HAWK COMPANY and their staff have knowledge of the steps required, which may include: Preparing a proposed lot layout or site plan, submitting the necessary applications, plans and fees to governing authorities, developing landscaping, sitting, floor plans and elevations of critical points, resolving or mediating any unfair requirements, making presentations at advisory planning commissions or design panels, attending committee of the whole meeting and possibly speaking on behalf of the client, attending public hearing and making presentations with owner and/or architect as required, and attending council meetings for approval decisions, sometimes annexation into the City. Preliminary/Tentative Approval Once the development concept is decided, THE NILE HAWK COMPANY will undertake the following tasks to receive preliminary approval from the local governing authority: Surveyor to perform location and topographic survey, including tree survey and tag, prepare final lot layout or site plan, arborist to walk site and prepare comment about danger trees, endangered or protected trees or habitat, submit application, plans and fees to governing authorities, obtain copy of engineering comments and resolve any unfair requirements, make presentations at committee meetings and possibly speak, prepare for and attend public hearing and council meetings and make presentation with owner as required, send out plans to all utilities for design input, finalize municipal staff requirements & similar requirements, attend council meeting for final readings and approval, and receive preliminary/Tentative approval. Preliminary Design Once a decision on what kind of development is made, THE NILE HAWK COMPANY will collect the following data to refine the development objectives: Prepare a property location map, municipal composite plans, contour plans, municipal service plates (or contact local utilities for locations), check zoning, and check subdivision requirements. We will order a title search and obtain legal plans, right-of-ways and easements that may affect the property. A site walk will note drainage courses, nearby land to service, and confirm the historical information that has been gathered. Staff is trained to liaison with governing authorities on property matters. Environmental Impact Mitigation Another very critical task is to investigate, analyze, and report on the environmental issues involving the property. An increasing social consciousness demands accountability from all new developments. In some cases, a previously developed property may require remediation from soil contamination or erosion before it can be used again. The type and variety of reporting may include: Phase one environmental report, environmental impact report, development impact assessment, impact mitigation report, tree retention plan, and conservation covenant areas. Process of Subdivision The process of subdividing property requires a thorough knowledge of the regulations involved. Properly submitted applications that are followed up in a timely manner reduce the overall period from concept to construction. Staff will undertake many of the following tasks in this phase: Prepare final lot layout, submit application, plan and fees (if applicable, include letter), obtain and check over engineering requirements and resolve any problems, receive conditional approval to subdivide, provide lot layout and conditional approval for legal surveyor to stake lots, receive legal surveyor's manuscript and check for variances from lot layout, receive legal surveyor's final survey plan, have plan signed by the necessary parties, particularly mortgagors, request the amount for development cost charges (if any), request the amount of park payment (if any), arrange for documentation for easements & right-of-ways, obtain approvals of fisheries, highways, regional district, health etc., submit original legal plan and prints to governing authorities, arrange for legal plan registration, submitting signed legal plan, easement & right-of-way, and flood plane documents to lawyer. Engineering Design Contrary to former 'clear and rebuild' design styles of the past, current thinking involves the use of innovative techniques to minimize environmental impact. Low impact development practices allow such benefits as retention of existing features, fauna and flora. Many of the following steps are undertaken in every detailed design: Obtain bench marks, detailed survey in the field (road and easement r/ws), draft preliminary survey, prepare plan and profile drawing of subdivision, prepare drainage calculations and drainage drawing design services, complete design drawings, complete general notes, and review checklists, submit prints to all utilities, receive preliminary comments on engineering design, make corrections to drawing, resubmit prints to utility authorities for full circulation, receive drawing approval, submit to governing authority for formal approval, secure right of way or easement documents, and registration of the approved design drawings. Subdivision Construction Once the layout is approved and the detailed design is completed, preparation of documents and specifications preparation, tendering and award. The tasks that could be involved include: Contract award, cash flow analysis, project schedule development, confirm and layout construction services, check for conflict with existing services during construction, measure quantities and check elevations during construction, coordinate with various utility companies for connections, test and certify construction improvements, resolve conflicts with existing services ad redesign if necessary, administer contract progress and certify payments, measure and update construction drawings to produce a record drawing set, and obtain approval and acceptance from local governing authority. Talk to the Specialists! THE NILE HAWK