All Forum Posts by: Jamie Hora

An experienced Civil Engineer can help navigate those initial questions for you if you are unfamiliar with the process. 

The answers to the questions you listed can vary depending on the land that you are looking at. One site may be affected by floodplain and topography challenges, while another site may not.  Some pieces of land may need rezoning and others not. 

Getting in touch with someone that has local experience would be my strong recommendation. Different areas can have different jurisdictional approval processes and having someone who knows this will help on your permitting timeline. 

If you have your eyes set within Seattle City limits, beginning to understand the planning & zoning code is a good place to start and learn things like lot/building requirements.  Having a phone call with someone from the City is also very helpful, and just ask them to explain the process to you starting from scratch.

Even though you are not planning to sell now, I would factor the resale into the current plan in case you change your mind. 

I think lots with equal frontage, Option B, would more be desirable than having 1 flag lot. With the caveat to check the Zoning Code for what your side-setbacks are.  Because the lots are a little more narrow, I would make sure you can build the product you want within that width constraint.  

Hey Ashish, how did your project go?  I've done work in the City of Leander if you are still looking for civil engineering services. 

Hi Betty, did you end up getting your plat done? 

I'm an engineer in San Antonio.  Platting in SA can be very arduous unfortunately with all the drainage & tree requirements the City needs.  It makes it expensive for plats that should be a simple administrative item. 

How did this turn out, Holly?

Easiest way to know for sure is to call the Planning & Zoning Department of the jurisdiction. 

I've done a couple projects that were only in ETJ's in Texas, and they have had no restriction on uses. So, that would allow you to do what you are mentioning.  Building Permits & Fire Inspections approvals have needed to be done through the County. 

If you are in City limits, you would need to rezone. Depending on the surrounding development and the city's future plans, this can be supported by City staff or they can be resistant. All rezoning's I've done require approval at public meetings, so the change in zoning can also get resistance from residents if they oppose the change. Or, if more housing is needed, perhaps they welcome it. 

The impact of additional design effort & permitting to the timeline of the project. Modeling the floodplain can be significant work for the civil, and then permitting time with FEMA can be extensive.

I'm a civil engineer and I agree with the good insight from Robert. 

If you're wanting to save on a cost, then yes, you can be the one to stamp the plans. However, it should be something you're competent in. For example, I've been licensed for 7 years but I've never worked on houses, so I personally would not draw up plans for a house or "stamp" plans that someone else provided. 

I have lots of experience on projects that involve rezoning, platting, understanding City approvals/permitting, but that aspect you will not learn in any college courses, and nor does a Civil Engineering degree help with. Navigating these processes can be learned through experience and just by digging into the details.  There is a part of the entitlement process that will include review by lawyers also. 

Civil engineering becomes larger part of the project as the projects grow in size. With a engineering license, yes you can be the one be the developer and civil engineer if you wish to wear both hats. Alternatively, the education & experience can give you better footing to manage/understand the civil engineers if you choose to hire out that work. 

As a civil engineer I would recommend finding an engineer that has done work in this region before.  They do not need to be physically located there.  I do projects all over Texas, plus in other states, but the process for permitting/approvals can vary by region.  Not only the process, but there are engineering principles that can vary by region.  For example things such as how to handle certain soil conditions, working with certain agencies, specific water quality requirements (which you mentioned). This is the value of having someone who has local experience.

The company you said, if they are some "remote" company, I guess they could provide the things that you need and save money, but I would hesitate to feel confident if they do not have regional experience and that you would be left vulnerable if issues arise with the design later on. 

You could just google for civil engineering firms in the area or the nearest large metro area. The city could possibly also provide firm references. 

I agree with Henry's statement.  There are a large array of items that can be checklist-type answers, however many can sometimes pose further questions.

Ex. Is water available to serve the site?  A yes is great.  If no, then you ask, how far away is the waterline? Is extension of the line feasible? Will the City/jurisdiction contribute cost sharing? etc. 

I'm a civil engineer and what you're explaining is really step 1 for all projects.  We perform a Due Diligence Report that spells out all major items that could affect the project success.  It is maybe a couple thousand dollar up-front cost for the developers to determine the viability of a project.

I work with experienced developers, who could perform & gather all this data on their own if they really wanted to, but the value that an engineer brings on these is typically worth their time & small cost. 

The impacts of the findings obviously affect the cost of the project. I'd note, these can vary widely by region.  Extending a sewer line 300' in rural Texas is not the same as extending a sewer line 300' in a DFW suburb. That is what can be difficult if you are looking at automation of this step.  Just my thoughts!