7 Great Tips for Real Estate Networking

Some people say that real estate is a people business, some say that it's a numbers business. I say it's both. In order to be successful, you need to connect with people. It really doesn't matter if you're an Investor, Realtor, RE Attorney, Mortgage Broker, Appraiser, Home Inspector etc. If you're going to survive in this business. You've got to make connections. Here are 7 great tips to help you with this.

Social Networking - This is a no brainer. If you want to connect and build relationships with people, you've got to be on the social media sites. There are literally thousands of them out there but the major ones like Facebook (1.5 Billion users) Twitter (500 Million users) and LinkedIn (238 Million users) are the ones that you definitely need to be on to connect with past, present & future clients ~ tenants ~ buyers ~ sellers etc.

Free Seminar/Workshop - Team up with local Real Estate Professionals and a Financial Consultant to conduct "Financial Wellness" Seminars at local non-profit organizations such as churches, colleges and specialty clubs. Make sure that you get the names and contact info from all in attendance and follow up with them later.

Reference Calls - Whenever you're calling character references from a perspective new tenant, you obviously want to ask how they feel about the tenant and blah blah blah, but after all of that, let them know that you're looking for more properties to buy. You never know, they might be looking at buying more too. Both of you could end up partnering on a deal, or maybe this tenant was so bad that they've now decided to get out of landlording all together and now they're a motivated seller.

Join a Real Estate Investing Club - These clubs/associations are a great place to connect with other like-minded individuals. However, make sure that you click here first to read this post to see the pros & cons of membership.

Interact with Local Blogs & Forums - There are thousands and thousands of blogs and forums on the topics of Landlording, Wholesaling, Flipping etc. Join these conversations by adding your input and interacting with the authors and followers. Hey, you can even start by leaving a comment below on this post and tell me how you like to network :-)

Sphere of Influence - These are the people that are closest to you. Let your family and friends know that you're in real estate. You should eat, sleep & live real estate. Anyone that's close to you should know that you're passionate about what you do. Share your experiences with them.  Let's say you have a great deal on the table but you don't know where to get the money from. One of them may go to work the next day with your deal on their mind and start a discussion in which could lead to your new private money investor. It's happened to me!

Learn the art of the chit-chat - Having a great conversation often starts with a little bit of back-&-forth. It's an opportunity for you to get a feel for the other person and for them to get a feel for you. Some people describe it this way: Conversation is a ladder, and small talk is the first rung that you step on. Don't worry if it feels unnatural at first. Just smile and remember to be confident in your abilities and listen intently.

• Look for an anchor. This is something that you have in common with the other person. Perhaps it's a school, or a mutual friend, or a shared experience, like a love of sky-diving. You probably need to ask questions in order to find one, but once you have one, you're golden.
• Reveal something about yourself related to the anchor. Asking questions is great, particularly if you're searching for an answer, but a conversation is a two-way street, and you gotta give a little in order to get something back.
• Encourage the other person to continue sharing. Once a few pleasantries are exchanged, keep asking questions about the anchor or share different experiences you've had about the anchor.

Regardless how you choose to meet new people, remember to always stay in contact with them via social media, newsletters or even just an occasional email or phone call. NEVER lose their information. Even if they're not ready now, they may be in the future and/or they may know someone who is ready now.

The CT CHAMP Initiative Program is underway

Governor Malloy today announced a state investment of more than $16.5 million in five housing developments in Hartford, Waterbury, Vernon, Stonington and Middletown for projects that will help build or renovate approximately 465 residential units, of which at least 390 will be affordable to income-qualifying households.

 

The funding, through the Competitive Housing Assistance for Multifamily Properties (CHAMP) initiative administered by the Connecticut Department of Housing (DOH), is a part of the Governor’s commitment to bolstering Connecticut’s economy and building stronger communities by expanding affordable housing opportunities.

“Affordable housing is a key ingredient to turning the Connecticut economy around and making sure it continues to grow in the future,” Governor Malloy said.  “With more affordable housing options, we can attract talent, grow our economy, strengthen commerce, and create the communities that will be more competitive in today’s business climate.  When we invest in housing, we invest in people, communities, and our economic future.”

Through CHAMP, owners and developers of affordable multifamily rental developments can apply for loans and grants to expand or rehabilitate housing.  Funds awarded under this program may be combined with financial assistance from the Connecticut Housing Finance Authority (CHFA), including taxable bond financing or tax exempt bond financing with four percent Low-Income Housing Tax Credits (LIHTC). LIHTCs provide the additional equity developers can leverage to make affordable housing projects possible.  CHAMP funding is intended to be gap financing and may not exceed $5 million per development.

The total project development costs are more than $75 million, with $16.5 million coming from the state and $59 million coming from other sources, including developer equity, private financing, and federal funding.

“Over the last two years, Governor Malloy has brought a renewed vigor to the state’s affordable housing policies and backed it up with financial commitments,” Housing Commissioner Evonne Klein said.  “The CHAMP initiative is just one of the ways we promote workforce, affordable, supportive, and congregate housing for the state’s young professionals, working families, elderly, and other individuals most in need of support.”

 The CHAMP investment announcements made today include the following:

• Horace Bushnell Congregate Apartments, Hartford — Funding will allow Horace Bushnell Homes to convert the 60 existing affordable elderly rental units into assisted living units.  Horace Bushnell Homes received funding in excess of $2,300,000 under HUD's competitive Assisted Living Conversion program for this much needed project, which will maintain the permanent affordability of all 60 units.  This project, located near the Albany Avenue and Vine Street intersection, ensures this elderly population can access nearby commercial services.

      DOH funding: approximately $760,000

• Old Middletown High School Apartments, Middletown — Built in 1894, the Old Middletown High School at 251 Court Street was converted into a 65-unit senior housing development in 1978.  State funding will assist in the rehabilitation and guarantee continued affordability for 40 years.  Rehabilitation will include masonry repair, new windows, energy-efficient boilers, upgraded kitchens and bathrooms, ADA modifications, and improved community space, improvements that will reduce energy use by an estimated 49 percent.  The apartments, which are just blocks from the center of Wesleyan College’s campus and Middletown’s vibrant Main Street, are affordable for residents with incomes below 60 percent of area median income.  There will be no displacement of residents as this will be in-place rehabilitation.  The project will leverage nearly $8 million in non-state funds

      DOH funding: $4,561,000; CHFA funding: $4.2 million in four percent LIHTC equity, and $2.6 million in tax-exempt bond financing

• Spruce Meadows, Stonington — DOH funding will help in the construction of the new Spruce Meadows mixed income housing development project.  Spruce Meadows includes the creation of 32 deed restricted affordable units in the 43-unit development.  The development is located on Route 1 in the Pawcatuck section within a mile of shopping and commercial services and served by the Southeastern Area Transit bus system.   The affordable units will be preserved for households with incomes ranging from 25 to 100 percent of area median income and five of the affordable units will be dedicated for supportive housing.  The project will leverage more than $5.3 million in non-state funding.

      DOH funding: approximately $5 million

• Park West Apartments, Vernon — Funds will assist in the rehabilitation of the Park West Apartments, an affordable mixed-income family rental development that has 189 rental units in 13 buildings originally constructed in 1968, and guarantee continued affordability for 40 years.  The apartments include 30 market and 159 affordable units for individuals and families with incomes below 60 percent of area median income.  Twenty of the affordable units will have supportive services provided.  Renovations will include drainage improvements and erosion control on the site, accessibility improvements to the apartments and construction of a new community building.  New boilers, additional insulation and other energy-efficiency measures are estimated to reduce energy use by 50 percent.  State funding will leverage more than $22 million in other funding.

      DOH funding: $2.2 million; CHFA funding: $6.1 million in four percent LIHTC equity, and $15,910,000 in tax-exempt bond financing

• Watertown Crossing, Waterbury — State funds will be used to assist in the purchase and rehabilitation of the existing Watertown Crossing project in the northwest section of the city.  Built in 1995, the development has 19 buildings with 108 two, three, and four-bedroom apartments designed for families.  The complex needs moderate rehabilitation work, including roof and window replacements, new parking lots, driveways and ramps for handicap units.  Interior work includes new flooring, kitchen and bathroom upgrades.  New gas furnaces will be installed and 11 units will be renovated for handicap accessibility.  The apartments, which are near bus services and Route 8, are affordable for residents with incomes below 60 percent of area median income.  State funding guarantees affordability for 40 years and will leverage more than $14 million in non-state funds.

      DOH funding: $4 million; CHFA funding: $5.1 million in four percent LIHTC equity and $5.5 million in tax-exempt bond financing

Applications for the next round of CHAMP funding are due on December 16, 2013.  Additional information regarding application requirements will be released shortly.  The CHFA/DOH application and CHAMP initiative outline are available on the DOH Web site at www.ct.gov/doh and CHFA’s Web site at www.chfa.org.  CHAMP funding requires State Bond Commission approval.

Pros & Cons to joining a REIA

If you're thinking about joining a REIA (Real Estate Investing Association) or quitting one, you should first consider the pros and cons of membership.

Pros

Education - REIAs are an excellent place to learn about investing in real estate. They usually have monthly meetings where investors of all levels of experience come to learn about new techniques, strategies, products and services to streamline their business operations. Occasionally, they'll have special events whereas they'll invite a real estate guru in to educate members on a particular real estate investing niche such as foreclosures, property management, creative financing etc.

Networking - If you plan to make a career out of investing in real estate, you'll need to remember 3 words; networking, Networking, NETWORKING! You'll need to build a team of professionals that will help build and sustain your business. Realtors, mortgage brokers, attorneys and hard money lenders all associate with REIAs. I would suggest that if you're going to join one, you first seek out all of these professionals

Coaching - Most REIAs offer coaching programs to their members. These programs offer step by step guidance as you navigate your way into real estate riches 

Cons

They are "For Profit" businesses - Every business is in business to make money and REIAs are no different. I have been to many REIA events and monthly meetings. Most of the time there is a fee at the door (even is you pay your monthly dues). But the kicker is that the featured guru almost always ends his educational presentation with a high intensity & high pressure pitch to sell his home study course to you for $995 (I don't know why, but it always seems like that's the price). I hate to admit it but I spent A LOT of money falling for these pitches years ago. Some of them were worth their weight in gold, and some weren't worth the paper they were written on.

Networking Quality - Ok so I did mention that networking is a benefit of REIAs. And I do believe this, BUT unfortunately, I found that the vast majority of members are beginning investors. Most of them have high hopes and dreams of one day making it big in real estate. Sometimes they even dress for success and carry their own business cards with the name of their LLC and an 800 number. But it's all just a front to make them look (and feel) like they're somebody that they're not. My advise on dealing with these people is to take their card and hold onto it. Keep in contact via Facebook, Twitter or some other social media platform and just see if they remain interested in real estate. If they do, maybe one day you'll partner on a deal together, If not, maybe one day they'll buy or rent a house from you. But NEVER totally lose contact with them.

Questionable Information Accuracy & Quality - I've got to be honest, you really have to be careful with some of the advise that these gurus are throwing out there these days. If it sounds to good to be true, it probably is. If it sounds illegal, it probably is. Remember that these gurus don't know you and regardless what they tell you, they don't care about you either. They are standing there selling their home study course because that's where the money is. Remember the old adage, "Those who know how, DO. Those how don't TEACH". If you can, do some research on the featured guru for the night to see if they are actively investing in the field that they're teaching on, or if it's something that they read about in books from the real gurus.

Bridgeport landlord convicted of murder

Jimmy Cunningham was convicted on Friday of fatally shooting an unarmed man he claimed was in self-defense. The Connecticut Post reports (http://bit.ly/15h7P7F ) that the 41-year-old Cunningham told court employees before the trial he would not be sent to prison. "I'll be home having a steak dinner when this is over," he said.

He was convicted of shooting Daniel Speller, the father of a 6-year-old girl, in an argument last year over rent.
Cunningham cursed loudly when the verdict was read. Speller's family gasped "yes" from the back of the courtroom.

"It helps to know that the person who did this is getting justice, but nothing will bring my son back," said Christine Speller, the victim's mother.

Cunningham testified that he shot Speller but that he did so because he feared for his life. He said he had gotten into an argument with Speller, who knocked him to the ground and began kicking him. As he lay on the ground he said he pulled out a handgun and it suddenly discharged.

He said he grabbed Speller in a headlock and dragged him to the rack behind his Hummer, lifting the man's body onto it with a neighbor's help. He then covered it with an old tarp.
He drove to his grandmother's house, parked his Hummer in the woods behind the house and began stuffing the body in plastic garbage bags. "It started to rain and I wasn't going to let him get nasty," Cunningham said.

He's scheduled to be sentenced on Oct. 25 and could face up to 65 years.

Working With Realtors to Find Great Deals

I've heard it said many times over.... "There are no DEALS" on the MLS. To that, I'll say this.... First of all, Deals are seen with the mind, not with the eyes. But also, if you're not finding any [Steals] on the MLS that's because great deals don't last long. Or at least not the ones that don't require much thought into making it a deal.

If you're not finding any great deals by searching websites such as Realtor.com, Trulia, Zillow etc. I would suggest finding a Realtor (I happen to know a good one ;-) and ask them to set you up for automatic email alerts as soon as properties within your buying criteria hit the market. Most websites like the ones listed above will provide email alerts but they unfortunately won't allow you look for specific keywords in the listing descriptions. This is a tremendous advantage that comes along with working with an actual agent.

On the MLS, you'll find property descriptions where the agent can convey to potential buyers all the wonderful amenities that the property has to offer. You might see something like:



 "Astonishing 4 bedroom home nestled in a private enclave setting with breath-taking  

views of the Connecticut River blah blah blah blah"

So if you're looking for a distressed property to flip, I would suggest asking your agent to send you all new listings that have the following keywords in the listing description:

"Needs Rehab, Needs TLC, Handyman Special, Water Damage, Fire Damage, As Is, Not Qualify For, Missing Copper, Fixer Upper, Investor, Investors" etc

 

If you're looking for properties whereas the seller would be willing to sell the property on terms such as "owner/seller financing" or "Lease Option", ask your Realtor to put that into the search. If you're looking for a property to generate great income from the start, use keywords such as "Cash Cow, Cash Flow, Instant Equity" and so on and so forth.

 

Bottom line... If you want to find the great deals, you have to find the properties as soon as they hit the market. Despite all of the technological advances that we've had over the past several years, there's still not a website (that I know of) that will allow you to sift through all of the property descriptions in the same way that you can using an actual agent.

 

hmmm, I actually own stock in Zillow, maybe I should suggest it to them....

Oh well, for now you can still just use your local agent

:-)

The FHA "Back To Work" Program Is Official

The FHA has waived its 3-year foreclosure waiting period.

 

Effective immediately, the FHA is waiving the 3 year waiting period after a foreclosure and the 2 year period after a bankruptcy for people who can show that they have recovered from a negative financial event and that have a good payment history for the past 12 months. This could help some people hurt by the recent financial mess be able to buy a house again.

This applies to FHA Case Numbers assigned on, or after, August 15, 2013, borrowers with a recent history of bankruptcy, foreclosure, judgment, short sale, loan modification or deed-in-lieu can apply and get FHA-approved for an FHA-insured mortgage.

 

The FHA "Back To Work" Program Is Official.

FHA mortgage insurance is available for any loan which meets the following two conditions:

1.The loan must be made by an approved FHA lender
2.The loan must meet the minimum standards of the "FHA Mortgage Guidelines" 

The minimum standards of the FHA mortgage guidelines are straight-forward. Some of the more well-known rules require mortgage applicants to show a minimum credit score of 500; to make a downpayment of at least 3.5% on a purchase; and, to verify income via W-2 or federal tax returns.
The guidelines also include such arcane topics as U.S. citizenship requirements for borrowers; relocation rules for trailing homes and income; and, minimum standards for condominiums and co-ops.
Loans failing to meet FHA mortgage guidelines do not get insured and the Federal Housing Administration has been steadily tightening its requirements since last decade's housing downturn.

On August 15, 2013, though, the Federal Housing Administration moved to relax its guidelines for borrowers who "experienced periods of financial difficulty due to extenuating circumstances".
Dubbed the "Back To Work - Extenuating Circumstances Program", the FHA removed the familiar waiting periods that typically followed a derogatory credit event.

If you've experienced any of the following financial difficulties, you may be program-eligible :
•Pre-foreclosure sales
•Short sales
•Deed-in-lieu
•Foreclosure
•Chapter 7 bankruptcy
•Chapter 13 bankruptcy
•Loan modification
•Forbearance agreements

The FHA realizes that, sometimes, credit events may be beyond your control, and that credit histories don't always reflect a person's true ability or willingness to pay on a mortgage.

If you're a Real Estate agent, an investor, or a seller, this news can help you to get your listings/property sold. Visit www.Hud.gov for more info

Connecticut's Best Real Estate Deals are in.....

I'm often asked "Where are the best deals in Connecticut right now?". My answer is "Right between your nose and your hairline!" (Ok so maybe I don't say it quite like that but you get the picture.)

The best real estate deals are not seen with the eyes, they're seen with the mind. That being said, you can find great deals in every city, in every state, at anytime. All it takes is a little ingenuity and some education on creative investing strategies.

Notice that I didn't say "creative real estate investing strategies". That's because this concept transcends beyond just real estate.

When I was a kid, I had a friend that was upset that the candy in the vending machine at school was much more than it was in the store. Seeing this as an opportunity, he then took a trip to the local wholesale club with his mom and bought that candy by the bulk and sold it at school for much less than the candy in the vending machine. He made a ton of money and he's a successful entrepreneur today.

Bringing it back to real estate, let's say that you have a deal on the table whereas the owner is over-leveraged (owing more than the house is worth). At first glance, it may look like there's no money to be made there. But instead of walking away from the deal, you rack your brain and come up with 3 different options.

Option 1 - Short Sale: If the seller is behind on his mortgage, you can negotiate directly with the bank (or hire a short sale specialist to negotiate for you) and end up purchasing the property for less than market value.

Option 2 - Sandwich Lease Option: I wouldn't recommend this if the seller is behind on mortgage payments. But this type of deal would allow you to have control of the property (without purchasing it) and rent it out to a secondary tenant. The secondary tenant stays in place until the mortgage is paid down enough to go forward with the sale. In short, you're paid to be the middle man.

Option 3 - Subject-To: Before I go into this one, I must say that I don't personally participate in assisting buyers or sellers with Subject-to deals. The reason is that it's a very slippery slope and I can face a lot of ethical issues if the deal goes south. That being said, It's still an option for you in a private transaction. A subject-to deal would allow you to assume ownership of the property while the seller maintains responsibility for the mortgage. In a perfect world, you would find a tenant for the property to pay down the mortgage, and then either sell the property for a profit, refinance it, or keep it for cashflow once the mortgage is paid off.

So as you see, just about any property for sale out there is a potential "deal" if you know how to properly structure the transaction. Education is key! I highly recommend that investors continue to educate themselves in all areas of real estate. You never know it all!

For more information on Short Sales, Sandwich Lease Options & Subject-To's, visit my website at www.MyInvestingAgent.com

It's Time To Buy Office REITs

 

The real estate market is on the rebound. People are beginning to buy again and foreclosures are down across most of the country. Businesses are beginning to see profits rise again and the unemployment rate has been at a steady decline for months. In short, the recovery is finally here and things are beginning to look pretty good.

One area that has kinda lagged in the recovery is Office Buildings. This presents an opportunity for the average investor to still make money on this economic recovery. During the recession, office building owners took a pretty big hit due to the fact that their tenants couldn't keep up with their rent due to low revenues. This is all beginning to change now.

As the economy begins to recover, and banks begin to loosen their lending criteria, we will see more and more entrepreneurs start or expand business operations. This is great news for owners of office buildings and office REIT (Real Estate Investment Trust) owners.

Here are my top 7 picks for the best Office REITs:

Mack-Cali Realty Corporation (CLI) is a fully integrated, self administered, self managed real estate investment trust providing management, leasing, development, construction, and other tenant related services for its class A real estate portfolio. The properties are primarily office and office/flex buildings located in the Northeast. 6 of the company's properties are located here in Connecticut.  www.mack-cali.com

CommonWealth REIT (CWH) primarily owns office buildings located in Central Business District and suburban areas of major metropolitan markets in the United States, and has a large concentration of properties leased to the U.S. Government and medical related tenants. 16 of the company's properties are right here in Connecticut. www.cwhreit.com 

SL Green Realty Corp. (SLG) is a fully integrated, self-administered and self-managed real estate investment trust. The Trust is exclusively focused on owning and operating office buildings in Manhattan. www.slgreen.com

Brandywine Realty Trust (BDN) is a self-administered, self-managed and fully integrated real estate investment trust. The Company is engaged in the ownership, management, leasing, acquisition, and development of primarily suburban office properties. It also owns an interest in and operates a commercial real estate management services company. www.brandywinerealty.com

Franklin Street Properties Corp. (FSP) operates an investment firm. The Company focuses on investments in commercial properties, mainly institutional quality office assets in the United States. FSP also provides real estate operations including property acquisitions and dispositions, short-term financing, leasing, development and asset management. www.franklinstreetproperties.com

Government Properties Income Trust is a real estate company formed to invest in properties that are majority leased to government tenants. www.govreit.com

Highwoods Properties, Inc. (HIW) with its operating partnership and subsidiaries, develops, manages, leases and acquires suburban office and industrial properties. Highwoods has expanded into markets throughout the southeastern and midwestern United States. www.highwoods.com

As always, I recommend that before making ANY investment, you should first know exactly what you're investing in, and if that particular investment strategy is right for your goals and objectives. Click Here for more information on investing in REITs

Saybrook Breakwater Lighthouse Sold at Auction

The Saybrook Breakwater Lighthouse off the Connecticut shoreline — put up for auction earlier this summer by the federal government has been sold to a private owner for $340,000.The new owner of the Old Saybrook lighthouse is Kelly K. Navarro, a spokesman for the General Services Administration, the federal agency charged with selling lighthouses.

Navarro’s plans for the lighthouse, located near the former Katharine Hepburn estate in Fenwick, couldn’t be immediately determined Sunday. But the GSA spokesman says that Navarro was negotiating a required lease with the state on the submerged land under the lighthouse.

The first bid on the 127-year-old lighthouse pictured on some Connecticut vehicle license plates was placed for $10,000. There was a flurry of bidding in the last week of the auction, pushing bids from $80,000 to the eventual high bid of $340,000, according to online bidding records.
The auction, which drew eight bidders and 24 individual bids, closed August 9.

Discriminating Connecticut Landlord Ordered to Pay $113,500

Landlords for a Windsor Locks apartment complex must pay $113,500 to prospective tenants for illegally refusing to rent to them due to race, authorities say.

Federal Judge Janet C. Hall determined that Merlien Hylton, owner of 5 Townline Road, her husband, Clifton Hylton, and Hylton Real Estate Management breached the federal Fair Housing Act in denying a lease to renters, the Connecticut U.S. Attorney's Office said Monday.

The judge this summer ruled in the case filed in October 2011 that the defendants discriminated in the terms, conditions, or privileges of renting to prospective tenants based on their race; and made discriminatory statements based on race regarding the rental of their property.

Merline Hylton was ordered to pay compensatory damages for the actions of her husband and HREM, Clifton Hylton, whom the judge determined "acted with evil motive'' and showed no remorse, and HREM were ordered to pay compensatory and punitive damages to the victims totaling $76,091.05, investigators said.

Hall also ordered the defendants to pay attorneys' fees of $37,422 to the Connecticut Fair Housing Center, which represented the victims.

The Hyltons and HREM couldn't be immediately reached Monday for comment.

(www.HartfordBusiness.com)

Construction Of Foxwoods Outlet Mall Set to Begin Before Year's End

The groundbreaking on an 85-store outlet mall at Foxwoods Resort Casino is set to begin by the end of this year.

Tanger Outlets Foxwoods is being developed by Greensboro, N.C.-based Tanger and Gordon Group Holdings of Greenwich. The $120 million project was supposed to begin in spring 2012, but delays in reaching deals with tenants brought plans to a grinding halt.

Not to be undone, Mohegan Sun announced plans for a $50 million expansion that will add 200,000 square feet and 50 new retailers to its complex.

Both malls will focus on luxury brands and help draw visitors that aren’t interested in gambling. No tenants have been announced as of yet.

Chick-fil-A coming to Connecticut

(AP) With all approvals in place, the new restaurant is expected to open on Federal Road in Brookfield by the start of 2014.The proposed Chick-fil-A restaurant slated to replace the Burger King on the south end of Federal Road in Brookfield — the first Chick-fil-A in Connecticut — has made its way through the zoning process, with demolition and construction scheduled to begin this fall.
If the project continues on schedule, Brookfield residents will be able to order a chicken biscuit and waffle fries by the new year.

The Zoning Commission held a public hearing on the 4,668 square-foot project and unanimously approved the plans in April and set a bond in the amount of $75,000 in May.

The new restaurant will include two drive-thru lanes for ordering that will merge into a single lane for payment and pickup. The dining area will be able to seat a maximum of 109 patrons, as well as a small patio area outside with five tables.

According to the application filed with the Zoning Commission and Inland Wetlands Commission, the new restaurant’s layout will be similar to the old one, with a drive-thru lane along the north side and a parking area with 58 spots on the south.

Though the building and parking area will take up 1,568 square feet more than the previous restaurant, state and local traffic authorities have determined that the expansion “will not substantially affect state highway traffic operations in the area,” according to a letter from the DOT sent July 26.

Chick-fil-A engineers estimate an additional 30 cars passing through the area during peak evening hours but do not expect any significant increase in congestion.

With DOT approval, construction on the new Chick-fil-A can begin as soon as the existing building is demolished. If demolition and construction work remains on schedule, the new restaurant should be open this fall or early 2014.