HELP Boston development- zoning, community, land financing???

[Nicolas Beaujean]

BP, I've been following these forums and podcasts for a long time and now really need some help. I have a piece of land I'm working on getting through zoning variances approved and the ISD is really slowing things down. We closed back in April and i STILL don't have a refusal letter. We're looking to go from 4 units from 2 (zoning, it's vacant land). The ISD moves so slow and I want to speed this up as much as possible. In addition I have a hard money loan accruing 12% right now. The land is worth $150,000-$250,000 as is and add another $100,000 when I finally get permits. What are my options what can I do? I'm 23 years old and this is my first deal. Please help, feel free to @ people that could help me!

1) Want to speed up ISD/getting through zoning as quick as possible

2) Want to refinance raw land with that I own in an LLC with a 61,200 hard money loan out

3) Direct abutters are making a fuss over every little thing because it's a community that is displacing people through gentrification, what can I do to incentivize them?

[Nick Earls]

Are you working with a zoning attorney?  If you want to send me a private message I can walk you through our process.  We have experience working with ISD and getting zoning variances.  One thing I will say up front, what you're experiencing with ISD being slow is normal and we've basically learned we have to budget several months of "dead time" holding costs due to the approval process taking that long.  

Neighborhood outreach is critical and keeping the neighbors happy will be one of the most important tasks you face as a developer in Boston.  Some people have valid concerns, others just have it out for developers from the start and can't be convinced.  It's a tough process, but that's the barrier to entry in this market.  Some neighborhoods are much tougher than others.  Send me a PM and we can discuss more if you'd like.