Commercial acquisitions
Pre-LOI Site Constraints Brief
**Which of these N candidate sites go to LOI and get third-party due-diligence spend, which get killed or repriced now, and for the survivors what does the Phase I / geotech / civil scope have to include.** Today, at the pre-LOI stage, they order nothing: an analyst opens the FEMA flood map viewer, EPA's mapper, USGS's seismic design tool, NRCS Web Soil Survey and the county GIS, one site at a tim
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What is on it
25 lines, three maps and charts, and one page of answers. Anything we cannot answer for a property says so rather than being left blank.
Jurisdiction: county, municipality, state, tract
Building height: reported, or why not
Nearest structure footprint and occupancy
Flood zone and special flood hazard area status
Whether that zone depends on a levee
Levee overtopping: annual chance and return period
Paid flood insurance claims in this block group
Flood depth, 1% and 0.2% annual chance
Storm surge depth by hurricane category
Design-storm rainfall depth
Soil limitation rating, small commercial buildings
Depth to seasonal high water table
Seismic design category and design parameters
Environmental records within screening distance
Superfund site, operable unit and use restrictions
Nearest open underground storage tank release
Air quality attainment designation
Critical habitat and consultation trigger
Public water service and provider
Electric service territory and supplier
Circuit hosting capacity: published or not
Nearest freight route, class and truck limits
Historic listings nearby
Opportunity Zone designation
Limits, coverage notes and units charged
What it is not
- **It must never rank, score, tier or color-code sites by risk.** Four pre-registered tests across two cities have failed to show these measurements predict who has water problems, and `BRIEFING.md` §7.4 states there is no validated national prediction capability.
- **It must never present itself as, or be represented by a reseller as, a Phase I ESA or as satisfying ASTM E1527.** The `use_environmental-screen` payload says so in its own LIMITS text and that text is printed at the head of the environmental block on every brief.
- **It must never issue a determination reserved to a licensed surveyor, professional engineer, geologist or architect**: no elevation certificate, no base flood elevation determination, no wetland delineation, no boundary or ALTA survey, no allowable bearing capacity, no structural adequacy opinion,
- **It must never say the site is or is not inside a National Register historic district.** All 2,758 districts are single points with no boundary and 97.7% of listing points are computed centroids.
- **It must never convert a coverage gap into a favourable value.** `hazard_flood-depth` 'not studied' is never printed as 0 ft; `hazard_storm-surge` NoData is never printed as no surge; a zero NFIP claim count is printed as absence of insurance payouts, not absence of water; a zero from `hazard_aband
- **It must never state a soil `flooding_frequency` of 'None' as evidence the site does not flood** — 'Houston's Meyerland reads None and flooded in Harvey.' That field is deliberately kept out of the flood block.