Land developers come to us at every phase. From the moment we look at a parcel to the day the final plat is recorded, every Bailey project moves through the same ten phases — knowing what's coming is half the work.
Market demand, site identification, zoning and FLUM review, utility availability, access and constraints, preliminary yield, and the go/no-go decision.
Developer-side phase — Bailey does not participate. PSA or option agreement, due diligence, title and easement review, refined concept and costs, exit strategy.
Concept drawing approved by client, road naming, topo and survey, pre-application with city, neighborhood meeting, geotech. Bailey uses this to give agencies an idea of what's being planned. Outcomes: written staff feedback that shapes the preliminary plat.
A more detailed plan presented to city staff. Bailey works with staff, agencies, and the political climate to find a path that meets code and the future land use map (FLUM). Outcomes: staff report, PZ recommendation, council decision (approval, denial, or continuance), and a development agreement when required.
Engineering design. Bailey produces the civil line work and product fit exhibit, and coordinates the landscape architect (planting plan per code) and surveyor (final plat layout) into one document set. Iterative client redlines.
Bailey shepherds the submittal package through agency review. Other documents the CDs depend on — legal descriptions and easements from the surveyor, landscape plan from the landscape architect — are coordinated by Bailey into one coherent submittal. Comment-response cycles average three to four rounds. Outcome: CDs stamped and approved.
Horizontal build — roads, utilities, grading above and below ground. Bailey is not the contractor; Bailey's role is construction observation and agency coordination. Agency inspections and punch list throughout.
The surveyor measures what was actually built. Bailey converts those measurements into record drawings, which agencies review for conformity with the approved CDs. The developer may need to remediate punch list items before approval.
Engineering report, final plat applications, mylar routing through multiple agencies, owner signature, county recording, addressing. Outcome: multi-agency approval results in county recording.
Bailey's engagement ends after Phase 9. The builder or developer handles vertical construction, sales or lease-up, and HOA or asset-management transition.
Most projects come to us mid-process. That's fine — but a feasibility study saves more money than every other phase combined.
