➢ ( 7-8 ) – Residential Land Dev. Terms, Acronyms, and Lingo
➢ ( 9-11 ) – Valuation of Residential Development LAND
➢ ( 12 ) Hypothetical Development Spotlights • ***Residential Development Pro-Forma***
➢ ( 13-16 ) – A Complete Guide to Residential Land Development
➢ ( 17-18) – Agent Tips for Success in Res. Land Development
➢ ( 19-21) – Government Relationship Target List
➢ ( 22-24) – Building Your Professional Network -AList, Tips, and Guide
➢ ( 25-27) – Guide to Reading a Plat & Site Plan
➢ ( 28-29) – Phases of Due Diligence for Residential Land Development
➢ (30-31) – Residential Land Development Specialist Toolbox
➢ ( 32 ) – LDP 101
Class Objectives
Note: I have personally seen & experienced this class result in millions of dollars of commission earned!!!
By the end of this course, participants will be able to:
1. Confidently determine and present Fair Market Value for land whose highest and best use is residential subdivision development.
2. Identify, evaluate, and compellingly present a land development opportunity that would be difficult for any serious developer to decline.
Participants will also gain:
• A solid understanding of key terms, concepts, and industry language related to land development projects.
• The ability to deliver high-value insights and solutions to both land buyers and sellers.
• A clear, start-to-finish understanding of the residential land development process.
• Increased professional confidence in discussing, marketing, and negotiating land deals.
• The potential to build valuable new relationships that could lead to more successful real estate transactions.
Please Scan at END of class to receive CE Credit
Addressing & Overcoming PROBLEMS
Definition: The highest and best use of a property is the most profitable, legally permissible, physically possible, and financially feasible use of the land that results in its HIGHEST VALUE.
Four Key Tests of Highest and Best Use
For a use to qualify as HBU, it must pass all four of these tests:
1. Legally Permissible
o Does zoning, land use regs, or deed restrictions allow it?
o Example: Multifamily may not be allowed on land zoned only for agriculture.
2. Physically Possible
o Can the land physically support the intended use?
o Consider: topography, size, access, utility availability, flood zones.
3. Financially Feasible
o Will the development generate a return on investment?
o Example: Building condos may be legal, but not profitable in a weak market.
4. Maximally Productive
o Of the feasible options, which use gives the highest return or value?
Why It Matters to Land Development Specialists
• Helps Clients Unlock Value: Identifying the HBU shows landowners, investors, or developers how to reposition the property for maximum equity gain.
• Shapes Development Strategy: Guides rezoning, subdivision, and marketing strategies.
• Influences Land Valuation: Appraisers use HBU to estimate market value. A parcel may appraise significantly higher based on its HBU not its current use.
Example in Practice (Georgia-Based)
A 10-acre parcel in Forsyth County currently zoned AG (agriculture):
• Current Use: Horse pasture.
• HBU Analysis:
o Legally Permissible: Submit rezoning request for Res-3 or TND.
o Physically Possible: Gentle topography and road frontage = good.
o Financially Feasible: Builders actively buying in the area.
o Maximally Productive: Likely a townhome or small lot detached home subdivision
Result: The agent helps owner reposition land, leading to a 3X increase in value.
Pro Tip for Agents
Use this question with landowners: “Have you ever had a feasibility or HBU study done? You may be sitting on significantly more equity than you realize.”
Large estate lots; limited buyer pool; value driven by rural residential demand.
Slightly higher density allows smaller lots; more buyers; modest infrastructure costs.
Subdivision potential increases; more total homes per acre; developers can pay more.
Strong appeal to tract builders; more efficient land use; higher absorption rate.
Maximizes single-family density; smaller lot sizes; maximizes profit margins for builders.
Townhome or garden-style apartment zoning; higher rental yield potential.
Larger apartment complexes; investordriven pricing; steady rental income projections.
Higher per-acre value than residential in some markets; depends on location visibility.
Daily needs retail; strip centers; typically higher value than office if near rooftops.
Greater commercial flexibility;
counts become a key driver of
Large-scale retail or specialty uses; high traffic, high visibility locations.
Depends on logistics demand; often less than prime retail but more than rural res.
Flexibility attracts developers; can stack uses vertically; depends on demand balance.
Prime
or
Explaining HBU: Here’s a professional but easy-to-follow dialogue you could use when speaking to a land seller. I’ll make it conversational but still authoritative, so they feel informed without getting lost in jargon.
You: "Before we even talk numbers, the very first step in pricing land is figuring out its Highest and Best Use, or HBU. That’s a real estate term that basically means: What is the most valuable and legally allowable way this property could be used right now?
Think of it like this if your land could be used for a single home, a subdivision, or even a commercial project, we want to first identify which of those uses the market would pay the most for, given zoning, utilities, road access, and demand.
In your case, after looking at zoning, location, and the surrounding development patterns, the highest and best use points toward a residential subdivision not just a single homesite. That’s important because the type of buyer changes completely instead of a homeowner, we’d be talking to a builder or developer who’s looking at the project as an investment."
Seller: "Okay, so if it’s a subdivision, do we just look at recent sales of similar land?"
You: "That’s actually where a lot of people go wrong. For subdivision land, we can’t just pull up comparable sales like we do with houses. Developers don’t buy based on comps alone they buy based on a financial proforma.
That’s just a fancy way of saying they run the numbers:
• How many lots can they create?
• What will each lot sell for?
• What will it cost to install roads, utilities, and meet county requirements?
• How much time will it take?
Once they have all that, they back into the number they can afford to pay for the land and still make a reasonable return.
So in a subdivision scenario, the land value is determined by the project’s math, not by what your neighbor sold a few acres for last year. That’s why getting the highest and best use right from the start is crucial it shapes how we market the property, who we target, and how we justify the price."
Seller: "Got it so first we figure out the best possible use, and then for something like a subdivision, the value comes from what it can earn a builder, not just what similar properties sold for."
You: "Exactly. It’s a two-step process Highest and Best Use first, then the financial reality of that use. And in your case, the subdivision potential is what unlocks the most value, so that’s the path I’d recommend we pursue."
Residential Land Development Terms, Acronyms, and Lingo
Here's a list of 50+ essential residential land development terms, acronyms, and lingo that every real estate agent working with land, developers, and builders should know. These are grouped by category to help with understanding and application.
Planning & Zoning Terms
1. Zoning – Local regulations that govern land use.
2. Future Land Use Map (FLUM) – Shows planned development patterns.
3. Master Plan / Comprehensive Plan – Community-wide long-term planning document.
4. Rezoning – Process of changing land’s zoning classification.
5. Conditional Use Permit (CUP) – Special allowance for non-conforming use.
6. Variance – Permission to deviate from zoning rules.
7. Density – Number of units per acre (e.g., 4 DU/AC).
8. DU/AC (Dwelling Units per Acre) – Measure of residential density.
9. Overlay District – Adds requirements or protections on top of base zoning.
10. Entitlements – Legal rights to develop a property.
49. Army Corps of Engineers – Oversees wetlands and waterways.
50. County Commission / Planning Board – Approves zoning and subdivisions.
51. TIS (Traffic Impact Study) – Required analysis of how development affects roads.
BONUS: Must-Know Slang & Lingo
52. Raw Land – Unimproved, undeveloped land.
53. Entitled Land – Land that has secured approvals to build.
54. Pad-Ready – Land with infrastructure in place, ready for construction.
55. Paper Lots – Lots approved on paper but not yet built.
56. Flag Lot – A lot with a narrow access “flagpole” leading to the main parcel.
Valuation of Residential Development LAND
When the highest and best use (HBU) of a property is residential land development, real estate agents must go beyond comps and consider land from a developer’s perspective. Here are the key elements and formulas to understand land valuation in this context:
Key Elements in Land Valuation for Residential Development
1. Zoning & Density
• Determines how many units (lots) you can build.
• Must confirm with the county/city (not just tax records).
2. Lot Yield / Usable Acreage
• Not all land is buildable subtract floodplain, buffers, setbacks, utility easements, etc.
• Use yield percentages:
o Raw land: 60–75% yield is common in suburban markets.
o Example: 10 acres × 70% = 7 usable acres.
3. Topography & Access
• Steep slopes, wetlands, or lack of road access reduce value.
4. Utility Availability
• Cost and proximity of water, sewer, electricity, and gas impact feasibility.
5. Absorption Rate
• How quickly lots/homes will sell in the market (important for back-end valuation).
6. Entitlement Risk
• Raw land has zoning or approval risks; entitled land (approved plat) is worth more.
1.
Valuation of Residential Development LAND
Key Valuation Formulas & Approaches
Residual Land Value Formula
Used by developers to determine what they can pay for land.
Formula:
Estimated Gross Revenue (after development and sales)
- Total Development Costs (construction, permits, profit, soft costs)
= Residual Land Value (Max they can pay for the land)
• Lot Ratio:________% Target Price Point: $______________
• Land $___________ Development $ ___________ Margin $__________
•
A Complete Guide to Residential Land Development From Raw Land to
Turnkey Community
Land development projects follow a structured path, moving through a series of strategic phases that balance legal, financial, environmental, and infrastructure demands. As a real estate agent or land professional, understanding these steps can elevate your ability to guide developers, investors, and builders to success.
1. Pre-Acquisition & Feasibility Phase
This is the foundation of the entire project. Mistakes here can be extremely costly, so comprehensive due diligence is essential.
Key Steps:
• Market Analysis: Evaluate local demand, pricing, absorption, and competition.
• Site Identification: Assess location, access, topography, and surrounding land uses.
• Final Plat Approval: Once infrastructure passes inspection.
• Bonding & Erosion Control Compliance
Agent’s Role:
• Stay in contact with civil engineers and contractors.
• Ensure timelines are aligned with builder demand or investor requirements.
5. Vertical Construction or Sale Phase
Depending on the strategy, the developer will either build homes or sell finished lots to builders.
Key Steps:
• Build Homes: For builder-developers.
• Sell Lots: For land developers selling to third-party builders.
Important Elements:
• Lot pricing, phasing strategy, and permitting coordination.
• Set up HOA and record CCRs (Conditions, Covenants, and Restrictions).
Agent’s Role:
• Market lots to builders or new homes to buyers.
• Facilitate permitting and builder partnerships.
A Complete Guide to Residential Land Development From
6. Closeout & Turnover Phase
The final wrap-up of the project includes legal, financial, and operational transitions.
Key Steps:
• Final Inspections and as-built surveys.
• Dedication of roads and utilities to local governments.
• HOA Transition: Control transferred to residents.
• Bond Release & Final Accounting
Agent’s Role:
• Coordinate with attorneys, engineers, and local agencies.
• Support HOA planning or identify property management options.
Supporting Documents You Should Know
• Feasibility worksheet
• Land acquisition checklist
• Site plans & preliminary plats
• Financial pro forma
• HOA setup docs and CCRs
Summary: The Agent’s Strategic Value
Agents play a critical role in land development by:
• Coordinating due diligence teams
• Guiding entitlement navigation
• Helping developers make data-driven decisions
• Serving as a market expert and municipal liaison
Understanding this process not only helps you better serve your clients it positions you as an indispensable asset in Georgia’s growing development landscape.
Agent Tips for Success in Residential Land Development
1. Understand the Development Process
• Know the phases: from raw land to lots to vertical construction.
• Learn how zoning, density, sewer access, and topography affect land value.
2. Build Relationships with Local Government
• Attend planning commission and zoning board meetings.
• Get to know city/county planners, inspectors, and permitting staff.
3. Develop a Network of Experts
• Civil engineers, land use attorneys, surveyors, environmental consultants.
• These connections help you become a one-stop resource for developers.
4. Learn to Read a Plat and Site Plan
• Understand setbacks, lot sizes, floodplains, and proposed infrastructure.
• This adds real credibility when consulting with landowners or builders.
5. Master Land Valuation
• Learn to value raw land based on potential lot yield and absorption rate.
• Know how to use residual land value or land per front foot methods.
Opportunities to Create Value and Income
1. Connect Landowners with Developers
• Represent landowners who have property suitable for development.
• Match them with small developers or builders needing land.
2. Sell Finished Lots to Builders
• Once the subdivision is developed, represent the developer to sell lots.
• Become the go-to agent for inventory lot sales to small-to-medium builders.
3. Consult on Assemblages
• Help developers acquire multiple parcels to create buildable sites.
• Use option contracts and off-market outreach.
4. Teach and Guide
• Educate agents, investors, or landowners through classes or consultations.
• Charge for consulting, especially on zoning or entitlement strategy.
Agent Tips for Success in Residential Land Development
5. Referral Fees
• Refer clients to attorneys, engineers, or investors.
• Participate in deals passively via syndication, assignment, or finder's fee (when legal).
Challenges to Be Aware Of
1. Long Timelines
• Development deals can take 12–36 months or more to close and pay out.
2. Financing Complexity
• Developers may struggle to secure funding; deals can fall through unexpectedly.
3. Zoning Risk
• Rezoning is uncertain and often faces community resistance or political shifts.
4. Knowledge Barrier
• Land development is technical agents must invest heavily in education.
5. Deal Assembly
• Convincing multiple landowners to sell at the same time is difficult.
Good Advice for Agents in Land Development
• Think like a developer: What would you need to know before risking capital?
• Document everything: Land deals are legal and complex use LOIs, option agreements, and attorneys.
• Don’t guess on zoning or yield: Always refer clients to professionals for site feasibility.
• Stay educated: Take classes on land use, engineering basics, and development finance.
Government
A land development–focused real estate agent should intentionally build relationships with key government officials and departments that influence zoning, land use, permitting, and infrastructure. These relationships are invaluable for staying ahead of changes, guiding developers intelligently, and becoming a go-to local expert.
Government Officials & Departments to Know
1. Planning & Zoning Staff
• City/County Planning Directors
• Zoning Administrators
• Land Use Planners
• Long-Range Planning/Comp Plan Staff
Why: These people interpret and apply the rules on land use, density, and future development.
How to connect:
• Attend local planning commission meetings
• Schedule informational meetings to ask about zoning and planning processes
• Be respectful, curious, and show you're trying to learn not pushing an agenda
2. Planning Commission Members
• Appointed or elected volunteers who vote on rezoning, variances, and land use cases.
Why: Building trust and credibility with them helps when your client has a project before them.
How to connect:
• Attend meetings and introduce yourself after
• Volunteer for a civic or planning committee
• Avoid lobbying offer your market expertise and ask thoughtful questions
Government
3. Elected Officials
• City Councilmembers / County Commissioners
• Mayor (in smaller towns)
Why: They vote on rezonings, annexations, and infrastructure investments.
How to connect:
• Meet them at community or chamber of commerce events
• Offer to be a resource on real estate trends
• Maintain neutrality and professionalism don't get overly political
4. Building & Development Services Department
• Permit Coordinators
• Inspection Officials
• Development Review Staff
Why: These people guide development timelines, permits, and construction approvals.
How to connect:
• Walk through the development permit process with a client and ask questions
• Attend developer roundtables or workshops if offered
5. Public Works & Utility Departments
• Water & Sewer Authority
• Stormwater & Roadway Engineers
• Transportation Planners
Why: Infrastructure access is often a deal breaker in land deals.
How to connect:
• Schedule pre-development meetings (these are often free)
• Build relationships through your developer clients’ interactions
6. Economic Development or Community Development Departments
• Helpful in larger jurisdictions that have strategic development initiatives.
Why: They often guide developers to incentives or planned areas for growth.
How to connect:
• Attend local business/economic development summits
• Ask for meetings to understand future growth areas and priorities
How to Build & Nurture These Relationships
Strategy Tips
Be Present
Attend planning commission, council, and zoning board meetings regularly even when you don’t have a deal.
Be Useful Offer market insights, housing demand data, or real estate perspectives not just questions.
Stay Neutral & Professional
Follow Up
Bring Others In
Don’t be adversarial or combative. Be seen as an informed, respectful stakeholder.
Send thank-you emails after meetings. Share positive updates or outcomes.
Invite local officials to speak at real estate office meetings or educational panels.
Stay Current Read your local comp plan, zoning code updates, or transportation plans. Show you're informed.
Building Your Professional Network -AList, Tips, and Guide for the
Core Network of Expert Professionals for Residential Land Development Agents
Land & Site Development Experts
1. Civil Engineers – Site layout, grading, drainage, utility design
• Communicate clearly with engineers, planners, and clients
• Build credibility and provide actual value not just sales talk
2. Understanding a Plat (Recorded Subdivision Map)
Aplat is a legal map that shows how a parcel of land is divided into lots.
Key Elements to Read:
Feature What It Shows
Lot Lines & Numbers
Individual parcels in the subdivision
Why It Matters
Used for marketing and estimating sales
Dimensions Linear feet of front, sides, rear of each lot Helps assess building envelope
Easements
Right-of-Way (ROW)
Setbacks
Open Space/Detention Areas
Floodplain Lines
Utility or access rights across lots
Public or private streets
May restrict building or require setbacks
Affects road access, turnarounds, and driveways
Required space between structures and property lines Affects buildable area
Community green areas or stormwater features
FEMA-regulated areas prone to flooding
Cannot be built on, may affect yield
May limit use or require elevated construction
Guide to Reading a Plat & Site Plan For Real
Estate Agents Specializing in Land Development
3. Understanding a Site Plan (Preliminary or Final)
Asite plan is a detailed engineering drawing showing how a specific development will be laid out.
Key Elements to Review:
Feature What It Tells You
TotalAcreage & Lot Yield
Topography / Contours
Road Layout
Gross and net buildable area
Elevation and slope changes
Street configuration, ingress/egress
Water/Sewer Layout Where public utilities are accessed
Retention/Detention Ponds
Zoning Labels
Buffers & Tree Save Areas
Stormwater management areas
Parcel's zoning classification
Why It Matters
Basis for pricing, yield, and feasibility
Steep sites may reduce yield or increase costs
Impacts traffic flow, utility layout, access
Determines feasibility and cost of service
May reduce usable acreage
Confirms use and density restrictions
Required green space between development and neighbors Can impact lot yield and aesthetics
Phase Lines If development will occur in stages
Useful for builders planning cash flow
Guide to Reading a Plat & Site Plan For Real
Estate Agents Specializing in Land Development
4. How to Learn to Read These Plans
Tips forAgents:
• Ask civil engineers to walk you through real plans during feasibility
• Attend pre-submittal or planning meetings with clients
• Pull recorded plats from the county’s GIS or deed records to practice
• Use a scale ruler to measure distances when reviewing physical plans
• Overlay GIS info (flood, topo, zoning) onto site plans using county tools
5. Common Mistakes toAvoid
• Ignoring easements that restrict usable land
• Misunderstanding gross vs. net density
• Overlooking access issues (landlocked parcels or unbuilt roads)
• Failing to factor in stormwater and setbacks that reduce buildable space
• Assuming zoning allows max yield without verifying with planners
Pro Tip:
“One of the fastest ways to gain credibility with a developer is to walk them through a site plan and point out risk or opportunity before their engineer does.”
Phases of Due Diligence for Residential Land Development
Feasibility, due diligence, and inspections are absolutely critical in residential land development. As a real estate agent, your value skyrockets when you can guide developers through these steps to avoid costly surprises and make confident acquisition decisions.
These are typically done during the contract's feasibility/inspection period (30–120 days). Each item below should be reviewed by either the developer, the agent, or the hired professionals with the agent helping organize, recommend, and interpret the process.
1. Legal & Title Due Diligence
• Ownership & Title Search: Check for clean title, easements, liens, or encroachments.
• Legal Access: Confirm public road access or deeded easement.
• Surveys: Boundary survey, topo survey, and ALTA survey (if needed).
• Zoning Verification: What’s allowed by right? Any overlays or moratoriums?
• HOA/CCR Restrictions: On subdivisions or neighboring parcels.
Agent's Role: Order title, recommend land-use attorneys, review zoning maps.
2. Physical & Environmental Conditions
• Wetlands Delineation (by a certified environmental consultant)
• Floodplain Review: FEMA flood zones or local overlays
• Topography: Steep slopes, ravines, cliffs affect yield and costs
• Soils & Perc Tests: Required if on septic; assess soil suitability
• Geotechnical Report: Test for soil stability, rock, or groundwater
Agent's Role: Connect with surveyors, geotechs, and environmental consultants.
3. Infrastructure Feasibility
• Utility Access: Water, sewer, electricity, gas, internet – are they on-site or off-site?
• Capacity Letters: Especially for sewer/water – does the county or utility have capacity?
• Stormwater Feasibility: Determine if detention ponds, drainage easements needed
• Road Access / DOT Review: Will a driveway permit or new curb cut be allowed?
Agent's Role: Coordinate meetings with utility providers and engineers.
Phases of Due Diligence for Residential Land Development
4. Entitlement / Approval Risks
• Rezoning Required?: Is the current zoning correct for the intended use?
• Subdivision Approval Timeline: County process for concept plans, plats, etc.
• Planning Department Review: Check for comp plan conflicts or upcoming changes.
• Community Opposition Risk: NIMBY concerns, political risk.
Agent's Role: Attend pre-application meetings; speak with planning staff.
5. Financial Viability
• Lot Yield Estimate: Based on zoning, setbacks, road layout, topo, and buffers.
• Development Cost Estimate: Per-lot or per-acre cost (grading, roads, utilities, permits)
• Sales Comparables: Support for lot/home values
• Absorption Rates: How quickly similar lots/homes have sold nearby
• Impact Fees: Local city/county fees per lot (can be $5k–$30k+)
Agent's Role: Provide comps, builder contacts, and market insights.
6. Contractual and Exit Considerations
• Feasibility/Inspection Period: Sufficient time to complete all reviews
• Extension Clauses: Option to extend due diligence if needed
• Purchase Price Adjustments: Based on findings (e.g., lower yield, utility costs)
• Option or Contingent Purchase Structure: Delays closing until approvals
Agent's Role: Negotiate terms that protect the buyer and allow time for study.
Residential Land Development Specialist Toolbox
KNOWLEDGE & EDUCATION RESOURCES
• Georgia MLS / FMLS Training Portals – For staying current with systems and listings.
• Local Planning Commission Websites – Zoning maps, meeting agendas, land use plans.
• Georgia Realty School or CE-approved courses – Continuing education focused on land, development, and investing.
• ULI (Urban Land Institute) Membership – Research, trends, and networking.
• Builder Developer Councils (e.g., Greater Atlanta Home Builders Association) – Insights on local builder activity and development laws.
• YouTube Channels / Podcasts
o Dirt to Development (Podcast)
o The Real Deal with Realtors
o Land Academy
MOBILE & FIELD TOOLS
• LandGlide / Parlay – Parcel boundary data and owner information on the go.
• Google Earth Pro – For topography, overlays, and visualizing development potential.
• OnX Hunt (Land Use version) – Parcel overlays, land ownership, topo, and access paths.
• GIS Mobile Apps (e.g., county-specific apps) – Access to real-time parcel data and overlays.
• Scanner App (e.g., Adobe Scan) – Quickly digitize paper docs or sketches on-site.
DEAL & DEVELOPMENT ANALYSIS TOOLS
• Zilculator / Enriched Data / DealCheck – Run feasibility, ROI, or hold/sell analysis.
• Excel Feasibility Templates – Custom pro formas for land development.
• LotNetwork.com – Nationwide database of land and lots for sale.
• CoStar / Reonomy – Commercial and land parcel research.
• CRMs Tailored to Land/Investor Clients (e.g., REI BlackBook, Real Geeks)
• Custom Land Development Timeline Generator (via Notion or Trello templates)
LDP 101
A Land Disturbance Permit (LDP) is an official authorization issued by a local government (typically the county or city where the property is located) that allows the holder to begin grading, clearing, excavating, or otherwise disturbing the earth on a piece of property. It is a crucial step in the development process especially for residential, commercial, or mixed-use projects.
Why Is a Land Disturbance Permit Important?
1. Environmental Protection: It ensures that erosion and sedimentation controls are in place to protect nearby waterways and ecosystems during construction.
2. Legal Compliance: Required under state and federal laws, such as the Georgia Erosion and Sedimentation Act and the Clean Water Act.
3. Construction Authorization: Without an LDP, most site work (clearing trees, moving earth, cutting roads) is illegal and subject to heavy fines or stop-work orders.
4. Utility Coordination & Site Engineering: It confirms that the site plan has been reviewed for proper grading, drainage, and utility infrastructure.
How Do You Obtain a Land Disturbance Permit?
The process typically involves the following steps:
1. Submit a Site Development Plan:
o Includes grading plan, utility plan, erosion control measures, tree protection plan, and stormwater management design.
o Must be sealed by a licensed civil engineer or landscape architect.
2. Erosion and Sediment Control (ESC) Measures:
o Plans must comply with Georgia’s Manual for Erosion and Sediment Control (the "Green Book").
o Sometimes requires certification of a Level II Certified Design Professional.
3. Environmental Impact Review (if applicable):
o Wetlands, floodplains, stream buffers, or endangered species areas must be accounted for.
4. Pay Fees:
o Fees vary by county/city and are typically based on the acreage disturbed.
5. Pre-Construction Meeting:
o A site visit may be required before the LDP is officially issued.
6. Approval and Issuance:
o Once reviewed and approved, the LDP is issued and posted on-site during all phases of land disturbance.
Examples in Georgia (e.g., Forsyth County):
Forsyth County requires:
• A complete LDP application.
• Site development plans.
• Proof of NPDES Notice of Intent (NOI) filing with the Georgia EPD.
