Approvals often underestimated

The last few years has brought many lessons to developers. One important one is that the design and approval process in all mixed use development should include maximum flexibility. This doesn't mean having a variety of potential uses for a block. It means to consider stacking, parking lot development, and alternative building uses in every site plan, and stretch for the stars when getting your approvals. Here are a couple things to keep in mind:

First, have three or four alternative development scenarios and make sure they are all included in your entitlements. It is a challenging task, but it is important to do this thoughtfully so you still design and approve something that is marketable under different conditions.

Second, it's critically important to have a residential developer and her architect involved from the beginning, no matter how many residential units are being contemplated. The risks involved in mixed-use development are too great to save the residential discussion for later.

There is no doubt that approvals will only get more difficult and expensive over time, and the processes involved will continue to be prolonged. No one wants to go back through a year or two of municipal approvals to make changes to a plan that already saw intense scrutiny the first time around.