Land Development — 5 Steps To Know About The Process
Land development seems simple on the surface: make the land ready for building, right? If it were only that easy. So when someone asks me how Sy-Con handles commercial development projects, I tell them we reshape the land and ensure a solid foundation by doing some of the following:
evaluating the land
following all codes and regulations
designing and planning
prepping the land
trenching
establishing or upgrading utilities
grading
installing advanced drainage systems
implementing strict safety protocols
There's a lot that goes into any land development we do. I wanted to walk you through our methods and past projects to give you a better understanding of the planning and construction processes involved.
Keep in mind that every project is different. Sometimes, a project demands we work on some of these steps at the same time, and others don't need certain steps. Generally, we're breaking each project down into site assessment and planning, land clearing, grading and excavating, utilities and drainage, and final steps. Before I walk you through these steps, I want to briefly talk about what you should be looking for when hiring a dirt and utilities contractor on a land development project.
Contracting the Right Team
I want to brag about our team for a bit. We were brought in to do the utilities on the Taylor subdivision in Rogers. We were not the dirt contractor, but for what we were hired for, we nailed it. So much so that we passed our water pressure test on the first go! (That’s 150 psi on all 48 water services, which is a huge accomplishment). We kept humming along, and we were asked to assist with the final grading. It wasn't in the project scope, but the client was in a bind and needed extra support to keep the project on schedule.
Our team on this project had some new team members, but we're committed to hiring folks who match our core values. Pair up the right people with the right Superintendent, and work gets done safe, quick and right the first time. That's what you should be looking for when you're looking for a land development contractor. Do they have solid core values? Do they have a portfolio of projects that prove their expertise? How well do they communicate when you're talking through project logistics? Are they able to stay within budget and on schedule? For the Taylor subdivision, we had the water lines, sewer systems, and electrical conduits taken care of and right on time. It's all thanks to the guys on the ground. Now that you've got the team, here are the general steps they'll take as they get to work.
Step 1: Site Assessment and Planning
Before the engines fire up and the ground starts moving, the site must be assessed. We create a site plan showing the current conditions. We note the soil composition, the topography, and the existing underground utilities. We rely on drone shots, topographic mapping, and accurate projections of estimated costs and project timelines in any work we take on. Here's why each of these matters:
Drone Aerial Photography: Using advanced drone technology, we can capture high-resolution aerial images of the project site, which gives us an accurate site analysis. This step enhances our team's precision and helps reduce unexpected complications.
Topographic Mapping: This process delivers detailed contour maps of the land important for planning drainage and infrastructure. It helps us consider specific physical features to work with or around.
Cost Estimation: The aerial footage and mapping help us plan estimates for each project phase — from excavation to materials to finishing touches. We're all about transparency.
Project Timeline Development: We build realistic timelines for every construction phase. Even the best plans face challenges, but we are committed to getting projects done correctly, safely, and timely.
All team members are up to speed on what's going into the plan. We take these things seriously. We lay the plan out on paper each week so everyone is on the same page. When plans change, the Superintendent notifies the team through our project management software and the team adapts accordingly without missing a beat.
Step 2: Clearing the Site
The ground crew will start clearing the land once the green light flashes. The process begins with clearing away surface-level obstacles. And that's a big list of stuff to get rid of: trees, brush, debris, and existing structures. We always need a level and clear area. Last month, I talked a bit about how our people are the difference-makers. In that article, I listed our three core values: Innovation, Integrity, and Impact. I'm always circling back to them. In our land development work, we've shown how we're committed to innovating our processes by utilizing the best equipment.
A while back, we pulled the trigger and bought a Komatsu d51 EXi Dozer. This thing is a high-tech Swiss Army Knife:
It allows you to integrate 3D design data into the dozer
Proactive dozing control helps new operators complete the work more safely and efficiently
It uses built-in GPS to speed up work and eliminate the need for extra workers or equipment
The dozer learns — it's wild — it takes in data from the operator's blade input and allows for more of the work to be done automatically
Having this dozer around allows us to do more and shows our commitment to innovating in the work we do. It's a big piece of the projects we take on. We aim to establish a leveled and debris-free area where the next construction steps can happen securely and smoothly. As we clear the land, we've got to consider soil erosion, too.
We'll install a silt fence to keep sediment from running off. It acts as a barrier around the site perimeter that slows stormwater, keeps water from rushing downhill, and keeps it from messing with the topsoil. We take this seriously. We love our community and don't want anything getting into the waterways or sewers that shouldn't be there. We make sure we follow all local, state, and national regulations.
Step 3: Grading and Excavating
Our team uses our excavators to set the foundation for the site. Look, nothing happens without the groundwork. Once the land is cleared, you're not done. Our team must dig up any rocks and large tree roots. Standard excavation methods work for surface-level items, but once you go deeper, it can get tricky.
You've got to know where utilities are and be smart about your work. During excavation, our team grades the site to establish level building pads and roadways. We're designing slopes and drainage systems so that the site is safe and can be used far into the future with no issues. After completing the excavation, they fill and compact the required areas to provide the base for all the remaining work.
Step 4: Utilities, Drainage & Paving
With the land cleared and excavated, the focus shifts to installing utilities, ensuring proper drainage, and putting down pavement. We'll dig trenches to install water supply and sewage systems infrastructure, along with electrical and telecommunication services, including cable TV and internet access.
One of the projects that comes to mind when talking about all this is our work on the JB Townhomes. Not only did we have to do a ton of grading and earthwork — demolishing sections of the storm drainage system and expanding a road — but we installed a storm drainage, built a retaining wall, and upgraded utilities and gas lines.
We set 14 four-inch PVC sewer service taps from a nine-foot deep main sewer line within the existing public road. Then, we added three-inch PVC water sleeves for cross-road water meter placement. The project also involved demolishing and removing an existing aerial electrical system and excavating and trenching for a new underground primary electrical system. Our coordination with local AT&T and Cox Communications shows how we collaborate and communicate transparently to do things like transition aerial lines to underground, setting the stage for future developments.
Step 5: Site Clean-Up
As we wrap up our work, our team will tidy up the site. We make sure all aspects of the plan were carried out and work with all involved to make sure any hand-offs are handled smoothly. All debris, machinery, and material will be properly handled. We'll ensure the site is clean and safe so that the next stage of construction can begin without issue.
Selection
Hiring the right land development team can make the difference between a smooth project and one full of headaches and unmet deadlines. Communication is everything. Excellence is mandatory. Our team uses innovation and proven processes to deliver quality work. I've gone through the general steps involved in land development work and shared some of our past projects. We set the foundation so that all future work can succeed.
