Service 01
Land Development
You own a parcel — or you're about to close on one — and you need to know: what can I build here, how much of it, and what will the municipality require before I break ground? Zoning codes, comprehensive plans, concurrency requirements, and utility capacity create a maze that determines whether your parcel is worth $2M or $8M. The difference is density — and density is won through entitlements, not assumptions.
When You Need Land Development Services vs. Going Straight to Design
You need land development services when: the parcel requires a zoning change, variance, or special exception to build what you want; you're converting agricultural or residential land to commercial or multi-family use; the site has environmental constraints (wetlands, flood zones, endangered species); or you need to coordinate with multiple agencies (municipality, county, SFWMD, FDOT, Army Corps) before design can begin.
You can skip straight to design when: the parcel is already zoned for your intended use, has no environmental constraints, has confirmed utility capacity, and requires no variances or special exceptions. In that case, your architect can proceed directly to site planning.
The risk of skipping land development: you spend $100K on architectural drawings for a building the municipality won't approve, or you close on a parcel that can only support half the density your pro forma assumed. We've seen both — and both are avoidable with a $10K–$20K feasibility study upfront.
Developers, investors, and property owners evaluating a parcel's potential — especially parcels requiring zoning changes, variances, or multi-agency coordination.
Not needed if your parcel is already zoned for your intended use, has confirmed utility capacity, and requires no variances or agency approvals beyond a standard building permit.
Speak with Danto
Get a straight answer on feasibility, budget, and schedule for your project.
Schedule ConsultationWhat 40 Years in This Market Teaches You.
Broward County's 31 municipalities each have their own zoning code, comprehensive plan, and development review process. A project that's by-right in Oakland Park may require a variance in Wilton Manors — even on adjacent parcels.
SFWMD (South Florida Water Management District) permitting for stormwater management: every commercial project over 2 acres requires an Environmental Resource Permit. Review takes 30–90 days depending on complexity.
FDOT access management: if your parcel fronts a state road, driveway permits and turn-lane requirements can add $50K–$200K to site costs and 60–90 days to the schedule.
Flood zone and sea-level-rise considerations: FEMA flood maps are being updated across Broward and Miami-Dade. Finished-floor elevations, compensating storage, and flood-proofing requirements affect both cost and design.
How We Run It
Feasibility Analysis
Deliverable: Zoning & entitlement memo + density calculation
We research the parcel's current zoning, future land use designation, comprehensive plan policies, and any overlay districts. You receive a written memo showing what's allowed by right, what requires approval, and the maximum buildable density.
Agency Coordination
Deliverable: Pre-application meeting notes + agency requirements list
We schedule pre-application meetings with the municipality, SFWMD, FDOT (if applicable), and utility providers. Each meeting produces a written requirements list — so you know exactly what every agency needs before you submit.
Entitlement Strategy
Deliverable: Entitlement timeline + hearing schedule + application package
If a zoning change, variance, or site plan approval is required, we prepare the application package, coordinate with your land-use attorney, and manage the hearing schedule. You know the timeline and approval probability before committing.
Site Development Permitting
Deliverable: Approved site development permit + utility agreements
Once entitled, we submit for site development permits — stormwater, utilities, access, landscaping — and negotiate utility agreements. This clears the path for building permits.
Construction-Ready Handoff
Deliverable: Permitted site plan + utility commitments + contractor bid package
The parcel is entitled, permitted, and ready for vertical construction. We hand off a complete package to the design-build or GC team — or continue as the builder ourselves.
Questions You May Have
How long does the entitlement process take in Broward County?
A simple variance: 60–90 days from application to hearing. A rezoning or land use amendment: 6–12 months, depending on the municipality's hearing schedule and whether adjacent property owners object. A DRI (Development of Regional Impact): 12–18 months. We map the timeline during feasibility so your pro forma reflects reality.
What does a feasibility study cost?
Typically $10,000–$25,000 depending on parcel complexity, number of agencies involved, and whether environmental assessments are needed. This is the cheapest insurance against buying a parcel that can't support your intended use — or spending $100K on drawings for a building the municipality won't approve.
Can you help with parcels that need environmental remediation?
We coordinate Phase I and Phase II environmental assessments and work with remediation contractors when contamination is found. We've developed parcels with petroleum contamination, asbestos-containing fill, and wetland mitigation requirements. The key is identifying these issues before closing — not after.
Do you handle the construction after entitlement, or just the land development?
Both. We offer land development as a standalone service (feasibility through permitting) or as part of a full design-build engagement. About 70% of our land development clients continue with us through construction — but there's no obligation.
Ready to bring your vision to life? Let's talk.
Whether you are evaluating a site, preparing a renovation, or planning a ground-up commercial development, an early conversation can help you clarify scope, timelines, budget considerations, and next steps.