Appraisals and borrowing with future shared parking requirements

[Russ Sheard]

My spouse and I are actively developing 2 acres . We are subdividing into 5 parcels with initial construction being a $6600 sq ft retail facility my spouse will owner occupy with her floral gift shop business. The remaining development will consist of 4 parcels an existing structure then 3 additional units consisting of 12000 sq ft + of flex space.

The problem I presently face is the appraiser can't seem to attach future value to 20 additional shared parking spaces. The lender therefore is unable to move forward without a solution. The only  solution at the present time seems to be paying out of pocket to fund the sitework and infrastructure for the entire site prior to a loan being issued. Or to lien the entire  project with a sizeable equity position. I am not clear on how to proceed with construction financing on the other lots with an existing lien , unless each lot can somehow be apportioned and subsequently broken out for lending.

Any suggestions would be very welcome