SOLVING THE "NOT IN MY BACK YARD" PROBLEM FOR A NECESSARY LAND USE
Angelo’s Recycled Materials, with, at the time, six locations in Florida, engaged Trevor Hall and Bill Parke of Colliers International Central Florida to find a 20 plus acre site for a concrete recycling operation, an intense industrial land use necessary in this era of recycling almost anything that can be re used. Problem is, no one wants a concrete recycling plant in their vicinity. The Colliers task was to find a 20 plus acre property in a location acceptable to Angelo’s that would be approved for concrete recycling.
To meet the location requirement, Hall and Parke had Justin Frye, the GIS director in the Orlando Colliers office, identify all the properties in the given search area that had the right zoning for the desired use. Frye created a KMZ file that showed all the potential sites (whether improved with buildings or not) within the search area as an overlay on Google Earth. With that file, the team created a “look-at-list.” Then, with their IPads using Google Earth with the zoning overlay, they toured the possibilities. The result was a “short-list” to investigate further. In addition to location, key factors were access to primary arterial roads, heavy industrial zoning, no restrictive covenants, accessible and ample utilities, and sufficient size.
One property stood out from the others. It was in an area of South Orlando where heavy industrial uses are the norm and, significantly, there were no neighbors who were expected to oppose the intended use for the property. It had been owned for decades by four prominent Orlando families. Previous contracts for the land had failed due to permitting difficulties and constraints posed by low grade wetlands on the property.
In order to render the site usable for the intended uses, considerable wetland impacts had to be understood and quantified. Colliers set up meetings with firms expert in that endeavor. These included civil engineers, lawyers, hydro-geologists and biological analysts. The client then formed a team to analyze the costs associated with optimizing the land utilization, a balancing act largely driven by mitigation exactions, costs to reclaim low areas and 100 year flood plain compensating stormwater storage impacts.
Ultimately, with the information obtained with the help of Hall and Parke, an offer was made, negotiations ensued, and Angelo’s Recycled Materials purchased the 44 acre parcel.
• Identified possible locations
• Conducted tours of the potential locations and narrowed the search to the best site
• Negotiated a contingent contract with seller allowing sufficient time to underwrite permitting issues
• Re-negotiated the contract to lengthen the due diligence period
• Arranged interviews with third-party service providers associated with permitting
• Helped coordinate our client’s due diligence inquiry and pursuit of permitting
Angelo’s Recycled Materials now has a wide range of uses permitted on the site, with approximately 40 of the 44 acres deemed usable for industrial purposes. These include the original objective/concrete crushing operation, limited construction debris recycling, and future subdivision of the road frontage for office/warehouse/business purposes. Those sites, to be sold to third parties, will bring values nearly triple the cost, allowing the client to