What due diligence is required before acquiring a parcel in the Sunshine Corridor?

The due diligence protocol for Sunshine Corridor land banking is more extensive than a standard commercial acquisition because transit-corridor parcels carry site-specific risks that can eliminate the investment thesis entirely. Required items: Phase I environmental assessment (mandatory for any financing, and critical on the I-Drive and I-4 corridor where gas stations, dry cleaners, and auto service facilities create brownfield risk). Title search with specific attention to environmental liens, conservation easements, and SFWMD (South Florida Water Management District) encumbrances. Stormwater pre-assessment: SFWMD permitting requirements for increased impervious coverage are a binding constraint on development density in the OCCC and Sand Lake corridors. Zoning confirmation: verify LLA eligibility through Orange County Development Services for unincorporated parcels. The parcel must have confirmed commercial, industrial, or mixed-use zoning. Residential zoning does not qualify for LLA regardless of transit proximity. Utility capacity verification: sewer capacity on certain segments of the I-Drive and OCCC corridor is constrained, and a parcel without confirmed sewer capacity cannot support the density that the LLA entitlement allows. Preliminary traffic analysis if planning near-term development. Finally, and critically: verify the parcel is not within the FDOT right-of-way for the PDE corridor alignment. This information is not yet fully public as of Q1 2026 but will become available as the PDE study progresses. A parcel that sits in the right-of-way will be acquired by FDOT through eminent domain at appraised value, not at transit-premium value.