Franchise developers often expect landowners or sellers of pad-ready sites to complete certain site improvements to streamline the development process. These improvements reduce upfront delays, enhance site readiness, and increase the marketability of the property. While the scope of improvements can vary based on negotiations and local regulations, several core expectations are common across most franchise-driven developments.
1. Curb Cuts and Access Points
- Landowners are often expected to provide at least one approved curb cut (driveway access) onto the adjacent road.
- Where feasible, dual access (entry and exit points) or access to cross-easements with neighboring lots is preferred.
- These access points must comply with local Department of Transportation (DOT) or municipal design standards.
- Proper signage and turning radius must be incorporated into the approved site plan.
- The landowner may also be responsible for the cost of constructing the curb cut unless negotiated otherwise.
2. Utility Stubs and Service Connections
- Franchise buyers expect utility services (water, sewer, gas, electricity, telecom) to be stubbed at or near the lot line.
- The landowner is typically responsible for ensuring availability and capacity of these services.
- In some cases, impact fees or connection charges may need to be prepaid or disclosed.
- Utility plans must be clearly documented and aligned with franchise buildout timelines.
- Easements for underground lines or future utility access must be recorded.
3. Signage Easements and Visibility Rights
- Landowners are often asked to grant easements for monument or pylon signage near property frontages.
- These easements must permit installation, access, and maintenance of signage by the franchisee.
- Franchisees may also request view corridor protections to ensure visibility from adjacent roads.
- Limitations on landscaping or future development that may obstruct signage are sometimes written into the agreement.
- In shared developments, signage locations must comply with master signage plans and zoning codes.
4. Grading and Drainage Preparation
- The site is expected to be graded to pad level, allowing for immediate construction.
- Proper stormwater drainage systems or detention basins must be included if required by local ordinance.
- Erosion control, soil testing, and compaction records may be requested by franchise developers.
- The landowner may need to coordinate with city engineers for final grading approval.
- This improvement ensures permits and site plans can proceed without delay.
5. Zoning Compliance and Entitlements
- The land must be zoned to permit the intended franchise use, or the landowner should assist in rezoning efforts.
- Site plan approvals, variances, and conditional use permits may need to be obtained or supported by the landowner.
- Documentation of easements, right-of-way dedications, and encumbrance clearance is critical.
- A title report and survey showing improvements and restrictions is usually provided.
- The landowner may also be asked to sign developer agreements or declarations for larger commercial tracts
