Economic recovery is underway after recession. As a result of the recession land development on a national scale was stalled. Development of residential, commercial and industrial projects was disrupted or discontinued altogether. As the economic downturn worsened control of projects transferred from private developer and returned to financial institution with a public surety, if necessary, held by the municipality. This shift left the financial entity with valuable property and in some cases an obligation to perform the originally intended improvements.

The vital approval and or development background and current physical status of the individual projects may not be entirely known or understood by that controlling entity. Possessing that vital information would be advantageous to the controlling entity whether they are dealing with the existing municipality or potential new development interests. In short the controlling entity should have all current, pertinent and necessary knowledge that would benefit them and give them an advantage in any decision or negotiation pertaining to the specific property. Municipally held surety balances as compared to completion status may result in surety reductions and funds returned to the holding entity.

New Services Descriptions

Development Background – If requested an investigation would be performed to identify all the background due diligence as performed by the original development entity. That would include all title policy review, annexation, zoning, entitlement, planning, design, budgeting, permitting, approval, consultant identification, recapture status and contracting. This should not be confused or considered an appraisal but will greatly assist in any valuation exercise.

Site Assessment – If requested an investigation of all pre development site conditions to include soils, utility, environmental, wetland and topography would be performed. In addition the existing site status, improvement progress and conditions would be evaluated, documented and compared to the approved documentation. This could be limited to only physical existing site improvements or expanded to evaluate all permit status, consultant disposition, contract status, liens, regulatory agency status and municipality relationship and status. The condition of any existing vertical construction would also be evaluated if required and or completed as per specifications and contract documents. All contract obligations with Water treatment, Sewer treatment and public obligations (Parks)can be completed as required using surity funds and not the holding entity funds. 

Cost of Services

A proposal would be created in the form of a checklist that will identify cost of each requested service. A rate of $95.00 /hour plus expenses would be the basis and time for this type of service and would be estimated to calculate the item cost, based on the size of the project.

Staff Bio’s

Jeff Ramirez Sr,

Has been in construction, land development (Public)and facilities management for over 25 years, With an emphasis in Medical, Commercial construction and Land development supervision. 10 years of hospital inspections. (IDPH) Illinois dept of public health, (JACHO) Joint Commission on Accreditation of Healthcare Organizations, Environment of care. (building infrastructure) 8 Years of municipality inspections in Plumbing, Electrical, Foundation, Framing,HVAC,Under-ground utilities, and Land development, Commercerial and residential.                     Independent agent as a certified Loan Draw Inspector  (CCI)

Sam McLean,

 Holds a degree from the Denver Institute of Technology and possess of over 25 years experience in the land development field. From the early 1980’s his experience began in land development working for a civil engineering/land surveying firm for civil, municipal and residential development projects to municipal construction inspection and eventually into development management that includes entitlement, approval, permitting and construction management both on residential and commercial projects of varying size.