When there is once again free-grazing cattle, widespread lowland forests, and barley in Greenland, we will have achieved the global temperatures that are more normal of the Holocene as a whole and will have finally recovered from the Little Ice Age. 

Acrea in assessor office did not show any wetlands/lowlands.  

So the only carry over into the new DST Property is the 99% gain being carried over.Since the DST has a L/V of 50-60% and most have a low land to improvement percentage you wind up with a good portion of fresh depreciable property with the 1031 exchange from unimproved property into the DST.

I am looking for some advise here, I have parcel in contract which is lowland and zoned PD-A, I am trying to explore my development options.

"Lowlands Investors", "The North American REIA".

Many banks won't do, or make it prohibitively expensive to do mortgages that low. Land

@Nik Moushon  in our area here in the north west you have two major issues.You have commercial timber lands ( huge HUGE areas designated as such as big as many states on the east coast) these lands are protected for timber production. in Oregon you need 160 acres minimum lot size for a single home in many of these timber reserve loans.then you have prime low land farm land.. and those are even tougher to try to develop.. no matter that they are not near as valuable as farm land.. but its the farm bureaus protecting their turf.Then you get to CA and you need to do full blown EIR's  ( environmental impact reports) these can cost 200k to 1 mil up front with no assurance your project will be approved..its a tough game out here in the west. 

In extreme cases in some areas like AZ and Texas, the property can even be less than what it was bought for due to the low land value and the condition of the asset. 

You can't do this project without someone very good in your corner.Your expected construction costs seem a tad low to me but you should be able to pull it off under $200/sf which would still give you a decent profit with your low land cost. 

I buy and hold low land value RE for max depreciation.