[
  {
    "priority": 1,
    "item": "Boundary + ALTA/topographic survey",
    "status": "REQUIRED",
    "reason": "establish parcel, elevations, drives, structures, easements and actual developable geometry"
  },
  {
    "priority": 2,
    "item": "River/stream/wetland/buffer delineation",
    "status": "REQUIRED",
    "reason": "Atlanta generally protects 75-ft stream buffers; MRPA/state requirements may also apply"
  },
  {
    "priority": 3,
    "item": "Zoning verification letter + full overlay review",
    "status": "REQUIRED",
    "reason": "confirm R-1, accessory uses, height/FAR/coverage, compound structures and applicable river overlays"
  },
  {
    "priority": 4,
    "item": "Geotechnical borings + slope/retaining assessment",
    "status": "REQUIRED",
    "reason": "cliff-integrated lower levels, underground garage and water architecture depend on rock/soil/groundwater"
  },
  {
    "priority": 5,
    "item": "Flood / drainage / stormwater study",
    "status": "REQUIRED",
    "reason": "listing claims upper building sites avoid floodplain; must independently verify"
  },
  {
    "priority": 6,
    "item": "Tree survey / arborist strategy",
    "status": "REQUIRED",
    "reason": "mature wooded Atlanta site and construction disturbance require tree-protection planning"
  },
  {
    "priority": 7,
    "item": "Utility capacity confirmations",
    "status": "REQUIRED",
    "reason": "presence of utilities does not prove capacity for estate MEP, pools, production and resilience systems"
  },
  {
    "priority": 8,
    "item": "Fire apparatus / emergency access study",
    "status": "REQUIRED",
    "reason": "large compound, grade and long drives need compliant access/turning strategy"
  },
  {
    "priority": 9,
    "item": "Architect + civil desktop site-fit",
    "status": "REQUIRED",
    "reason": "test actual Main House footprint/arrival/water architecture against verified topography and buffers"
  },
  {
    "priority": 10,
    "item": "Schematic site-development cost plan",
    "status": "REQUIRED",
    "reason": "retaining/excavation/water/driveway/site costs could materially alter value proposition"
  },
  {
    "priority": 11,
    "item": "Title / easement / HOA / restriction review",
    "status": "REQUIRED",
    "reason": "verify ownership constraints and optional adjacent 2-acre parcel facts"
  },
  {
    "priority": 12,
    "item": "Dynasty Trust acquisition counsel review",
    "status": "REQUIRED_BEFORE_ACQUISITION",
    "reason": "confirm title-holding structure, situs, financing/encumbrance and operating-entity use"
  }
]