What Really is “Shovel Ready”?

In many rural towns, the term “shovel-ready” gets tossed around by every real estate broker, economic development office, or industrial foundation. Unfortunately, it is often loosely interpreted. Potential developments often never materialize once interested developers put in the research on a property. Hence, a community’s hopes are often raised, only to be dashed once the developer realizes that a property really isn’t fully shovel-ready.

Having truly shovel-ready sites is how small towns stop losing good projects before they ever get started.

What Shovel-Ready Actually Means

A shovel-ready property is one where a project can move forward without surprises. It doesn’t mean that every project works out, but it won’t fail due to issues with the subject property. Even in projects where a developer has committed, it can make the difference between a positive economic impact and ongoing delays and frustration.

On a shovel-ready site, the zoning has been determined, and the entitlement process is clear. The utilities for the site are well-known and understood. Environmental issues, if any, have been identified and addressed honestly, instead of swept under the carpet. Ownership is clear, clean, and transferable, so there’s no last-minute scramble to untangle issues that could be deal-killers. And access to the property is provided through a viable roadway that can handle the expected traffic impact.

A shovel-ready property doesn’t mean it is perfect, it just means clarity for potential developers. It tells investors and builders that the community respects their time and is serious about economic development.

Why It Matters in Rural Communities

In rural towns, community leaders need to be ready for every opportunity. Developers are not regularly knocking on our doors. When they are, developers are often looking at multiple sites at once, often in different towns. That’s why being shovel-ready is so important. It reduces risk for small/local developers, helps hometown investors stay committed to a project, strengthens grant applications with a more credible site, and signals that the community is serious about its future.

Also, with many businesses, time is of the essence. If they can’t open their doors within a certain timeframe, they’re moving elsewhere to find a site where they will.

How Rural Cities Can Create Shovel-Ready Properties

The process for making properties shovel-ready involves researching and addressing a variety of aspects. Some may be an ongoing effort when potential development knocks on your door. But having a better understanding of your community’s available properties puts you in a better position than others.

1. Fix the Zoning While the Town Is Quiet

Your zoning ordinance is a picture frozen in time. It reflects development needs at the time of adoption. But soon afterwards, it is out of date as new land uses or development styles gain traction. Rural communities are then forced to rush through changes when a desired new development proposal comes along. However, this is less than ideal. “Haste makes waste,” and the potential negative impacts of developments are not thoroughly considered.

Rather than adjusting to each project individually, modernize the framework itself. Update the zoning regularly to allow for new development styles like mixed-use development, small-scale infill, and other development patterns. But don’t forget to update your comprehensive plan, too. Your zoning should align with the comprehensive plan.

With an updated zoning ordinance, you save potential developers time, which increases your chances of landing the development for your community.

2. Untangle Ownership Before It Becomes a Crisis

Vacant buildings and empty lots often come with complications. Heirs, back taxes, and other potential hidden encumbrances can stop a development project in its tracks. Cities can play a critical role by identifying problem properties early. Using tools like land banks and local investment partnerships, parcels can be assembled, keeping ownership records clean and accessible. When land is clear and ownership is understandable, it reduces risk and opens the door to smooth transactions for new investment.

3. Know Your Infrastructure

Saying “water and sewer are nearby” isn’t enough anymore. You need to have a thorough knowledge of your infrastructure. Shovel-ready communities need to know:

• Where capacity exists and where it doesn’t
• What lines are undersized or aging
• What upgrades would cost and who might pay
• Is there broadband internet access available, and can it support the demands of modern businesses

Sometimes the extension of a single water line can unlock an entire group of parcels, making them more developable. Get the best bang for your buck.

4. Name Environmental Issues Instead of Whispering About Them

Most towns have them, sites that everyone suspects there might be an environmental issue. But they don’t want to look into it. They don’t want to open “Pandora’s Box”. So the potential environmental issues stay buried, only to surface when time is of the essence.

Potential environmental issues won’t just go away if you ignore them. Communities need to open the box now, well before a developer shows interest. Have Phase I environmental reviews conducted on priority sites. Then, utilize brownfield programs to help document or clean up issues caused by past uses.

Even if your community doesn’t move forward with remediation activities, having all of the information on hand is a big step. Being up front and honest, even if the news isn’t good, builds trust and increases the potential for redevelopment.

5. Fix Access Before You Pitch the Site

If trucks can’t turn, bridges can handle the weight, or drainage is treated as an afterthought, development will stall. Cities need to look closely at the fundamentals. The road conditions and how the roads connect matter. Access points need to be safe and functional as well. But stormwater also has an impact too. How the water flows and drains can affect access to a site when storm events take place. Often, this doesn’t mean grading and paving a new road, but tweaks to your existing infrastructure to make access more viable and reliable.

6. Make City Hall Predictable, Not Intimidating

Interactions with City Hall should be simple, clear, and concise. Above all, developers are looking for clarity and a fair process they can understand. In many rural communities, the uncertainty in the processes can be a bigger barrier than the regulations themselves. To limit confusion and frustration, cities can offer pre-application meetings that help bring to the surface any potential issues. It’s also an opportune time to share checklists and clear timelines. Pre-application meetings save time, cutting down on the seemingly endless review letters and lack of understanding. They are also a good way develop relationships with those who are applying, which may be critical to the success of the project.

Just as important is the willingness to say, “We don’t know yet,” and then follow up with a clear answer. Honesty is respected, especially if the final responses are timely and logical.

Shovel-Ready Is About Preparing for Success

Communities with shovel-ready sites don’t hope for development to come; they prepare, knowing it can happen. They take responsibility for the parts only the public sector can fix. Shovel-ready communities provide certainties instead of unknowns. They honor the time and money of people willing to invest in their community.

Provided below are links to a couple of different checklists that may be helpful:

• Shovel-Ready Checklist – Empire State Development
• Redevelopment Site Screening Checklist – Prairie Hills RCD

So start getting ready today for the opportunities of tomorrow.