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Hi All!
We are interested in purchasing property for our venture. The price, location and zoning all work, BUT, we`ve come upon the snag of wetlands on the property. I have contacted the DEQ to try and gain info on this particular lot. My question - Who has run into wetlands on their property and what steps did you take (mitigation, build around etc) to utilize the land? How much did it run? State vs city ruling....etc.
Thanks in advance -
Bonnie K9Acres
My brother purchased property on wetlands (Waretown, N.J.). It is unfortunate that "straight-forward and everlasting legal promises" - Do not always hold up on this subject. This is simply do to the fact that too many external influences play a hand: State, Local, regulatory changes (forget grandfathered anything), enviromental groups, etc. It is a convoluted issue that is steeped in altercation.
If you are not playing with your life`s savings? (that`s another matter: "risk -v- reward"). As far as my brother is concerned: Wetlands = being tied to a tree called "Bureaucracy".
I am a licensed real estate broker in Texas. NJ can be a different game, but gov`ts being what they are, the results are usually the same. When all the levels of gov`t get involved plus your local tree huggers, RUN away from the property. Even with assurances from different bureaucracies, don`t try to make it work if you need to get things accomplished soon.
One option you may consider, get the current owner to build your facilities for you, then purchase the finished location. The monkey is on their back to get it built, deal with the regs, etc. Your contract would stipulate that they have to get everything done in a set time-frame or the contract is void.
A second option would be to enlist the "help" of the local environmental groups and get them to suggest how to implement your idea on the land that will help to preserve the wetlands, accomplish your business objectives, generate community good will, positive PR, an immediate customer base to help you get the word out, and even financial assistance in completing your project. This option will take quite a bit of coordinating, time and energy. It may be worth the time/risk, but be prepared to walk away from the deal if it goes side-ways.
If the land is a "good deal" relative to surrounding similar properties, check it out thoroughly, there is always a reason for low pricing.
Good luck, let us know what you decide and the progress if it does.
The answer to your question depends on many factors. If you haven`t already read the landowners guide to living with Michigan wetlands then please check the following out: http://www.michigan.gov/deq/1,1607,7-135-3313_3687-10502--,0 0.html
Hopefully it will have some helpful information within it and/or provide you with contact information on where to go for help.
Thanks for all your recommendations. Upon further investigation, we found that the neighboring land is contaminated - majorly contaminated. So, our search in SE Michigan continues.
Bonnie K9 Acres
Although it appears the wetland issue is now a non-issue, should it become a factor in the future then the following information might be helpful:
The Michigan Department of Environmental Qualty has completed a wetland inventory. This wetland inventory was for all non-contiguous wetlands over five acres of size. These wetland inventory maps show potential and approximate location of wetlands based on statewide aerial photography and soil information. For additional information please go to: http://www.deq.state.mi.us/documents/deq-lwm-water-wetlands- WInotice.pdf
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