Engineering Services
We are land development professionals who see the “big picture”. We have extensive experience with site selection, due diligence investigations, re-zonings, and land planning. Every project is different. We look forward to identifying all buildable alternatives. We become part of the project and enjoy developing the best plan for the success of each particular project.
We can handle the most complicated engineering challenge. Let us worry about all the technical stuff and the regulators. Our firm has extensive experience with infrastructure assessments, erosion control, grading, roadway design, storm water management, water systems, sewer systems, wastewater disposal, utilities, flood plain management, and landscape design. We provide full service permitting, bidding, contract negotiation and construction administration services. We enjoy working with our clients to help solve challenging problems.
Site Selection
There are numerous factors to consider when choosing a site such as: access, permitting, zoning, land use restrictions, availability of water/sewer, environmental contamination, geotechnical conditions, wetlands, land cost, development cost, etc. We have extensive experience with identifying all relevant items for consideration by the developer during the site selection process.
Due Diligence Investigations
We are due diligence experts. We understand the complex requirements associated with land development projects. We understand the importance of investigating every possible issue while adhering to deadlines and conditions of real estate contracts. We prepare due diligence notebooks to provide a concise reference source for a particular project.
Master Plan Development
A master plan should be developed for any project where multiple building sites are to be constructed at present or in the future. Lack of proper master planning could result in inefficient traffic flow, wasted space, unsightly views, unnecessary inconvenience and reduced value of the completed portions of the project or future development. A master plan should be developed for even the smallest projects when any future development is planned.
Land Planning
A properly designed site plan achieves the project goals including convenience, accessibility, sight lines, and visibility while maximizing development of the site in the most economically feasible way and following local regulations. It may be necessary to generate many conceptual site plans to determine the right plan for a given site. A poorly planned site can result in unnecessary inconvenience and reduced value of the completed project.
Infrastructure Assessment
We recommend a buyer of a previously developed property obtain an infrastructure assessment report which may identify potential safety and/or maintenance problems that may not have been considered. Often such issues can be addressed prior to closing of the real estate transaction. A road assessment report and maintenance plan for a property owners’ association in a subdivision with privately maintained roads is a must.
Re-Zoning
The use a developer intends for a property may not be allowed by the zoning district in which it is located. In such cases it is necessary to re-zone the property to accommodate the desired use. The re-zoning process generally involves presentations at meetings of the local planning board and city council. For some intensive projects it may also be necessary to hold community meetings to inform citizens to avoid speculation which can hinder the public hearing process.
Erosion Control
All site development work should include a sedimentation and erosion control plan to prevent the migration of silt (mud) from the construction site onto neighboring properties, roadways or waterways. A common device used is a temporary sediment trap or pond which filters muddy water, capturing the silt before releasing the filtered water downstream.
Grading
A properly designed grading plan considers factors such as quantity of earth to be moved, rock excavation, retaining walls, slopes, storm drainage, sight lines, and visibility to maximize development of the site in the most economically feasible way. It is generally desirable to balance earthwork on a project to avoid costly import or export of material. An inefficient design can result in unnecessary construction costs.
Retaining Walls
Retaining walls are sometimes required when a site would not otherwise be large enough to accommodate the intended use if a slope were used. Retaining walls are also used when the value of the useable real estate gained is greater than the cost of the wall. Retaining walls can be constructed using cast-in-place concrete, modular concrete blocks with geogrid reinforcement, and other methods.
Underground Storm Water Detention
The purpose of an underground storm water detention system is to temporarily hold storm water runoff and release the storm water over some extended period of time so that the rate of storm water discharge is no greater than the pre-developed rate. Underground storm water detention systems are generally used when a site does not have enough space for a detention pond or the value of the property is such that it is not economically feasible to reserve space for a detention pond.
Storm Water Detention Ponds
The purpose of storm water detention ponds is to temporarily hold storm water runoff and release the storm water over some extended period of time so that the rate of storm water discharge is no greater than the pre-developed rate.
Water Distribution Systems
Most new development requires extension of municipal water distribution systems to provide water service for the project. A proper design ensures adequate pressure is maintained throughout the system during peak flow conditions. Water main extensions are typically constructed by the developer and dedicated to the municipality upon completion of construction and certification by the engineer.
Sewer Collection Systems
Most new development requires extension of municipal sewer collection systems to provide sewer service for the project. A proper design ensures flow is maintained throughout the system, avoiding back-ups from under-sized piping or future flows. Sewer main extensions are typically constructed by the developer and dedicated to the municipality upon completion of construction and certification by the engineer.
Subsurface Wastewater Systems
On-site subsurface wastewater discharge systems are commonly referred to as “septic” systems. These systems treat wastewater generated from a particular use and discharge the wastewater into the ground. Subsurface wastewater discharge systems can be designed for residences, churches, apartment complexes, convenience stores, restaurants, retail establishments, and most other uses.
Wastewater Discharge to Surface Waters
Wastewater treatment plants (WWTP) treat wastewater to an acceptable level and then discharge the water into surface waters such as streams and rivers. Most municipal systems and systems that generate large quantities of wastewater utilize surface water discharge systems. Typical flows for such facilities may range from 10,000 to millions of gallons per day.
Landscape Design
A detailed landscaping plan may be required by the local municipality which specifies the location, quantity, and species of materials to comply with a landscaping ordinance. The developer may wish to exceed the ordinance to achieve the desired look for the project. When no ordinance exists, and a project has a tight budget, a simple cost effective landscaping plan may increase the value of the project with little investment.
Roadway Design
Construction of a road may be one of the oldest the most common civil engineering projects. A well designed road is one that is least noticeable. Most roads are designed to meet the requirements of local municipalities or departments of transportation including factors such as: speed, horizontal alignment, vertical curvature, crown, drainage, lane widths, pavement thickness, signage, etc.
Construction Drawings
Once the site layout is approved by the developer, detailed construction drawings must be produced to obtain permits and provide to the contractor to carry out the plan. All design calculations and details of the project are considered during this stage of the project.
Construction Permitting
It is safe to say that nothing can be built today without some sort of permit required. Nothing is worse than a “Stop Work Order” being issued on a project because the owner was unaware of a permit that should have been obtained. We can take care of procurement of all permits necessary for land development projects.
FEMA
The Federal Emergency Management Agency (FEMA) oversees regulation of development in flood prone areas. Most communities have flood plain damage prevention ordinances. Structures built within flood hazard areas are typically required to have an “Elevation Certificate” which verifies the elevation of the structure relative to the BFE. Development is strongly discouraged and most stringently regulated in floodways and non-encroachment areas immediately adjacent to streams and rivers.
CADD
Computer aided drafting and design (CADD) increases the speed which projects can be designed. We use some of the most innovative software programs in the industry such as: AutoCAD Civil 3D by AutoDesk; AutoTurn by Transoft; WaterCAD by Bentley; Hydraflow Hydrographs by Intelisolve; and Geomatics Office by Trimble.
Mining/Quarry Design & Permitting
Regulations are becoming increasingly stringent for mining operations. A mining plan must be designed and a mining permit must be obtained prior to opening a quarry. Many areas have been zoned to specifically prohibit intensive land uses such as rock quarries and mines. A feasibility study including subsurface exploration services with projected development cost and yield can determine if a mine is feasible for a specific location.
Structural Design
Structural design is generally associated with buildings and not land development. However, many site development projects require structural design of foundations, culverts, retaining walls, underground structures, and other site development items. We provide structural design services for our projects.
Bidding, Contract Administration, and Construction Inspection
During the bidding and construction contract negotiation phase we prepare construction cost estimates, contract documents, advertise for bids, receive bids on behalf of the owner, and make recommendations to the owner concerning construction contract negotiation. During the construction phase we provide construction inspection services and as-built certifications as necessary.