All Forum Posts by: Jamie Hora

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!

Are you searching for residential or commercial developers?  If you are looking in the area where you live, stop by areas under construction and you can ask.  Or, in most metro areas, you can obtain the list of permits that have been issued, and see who is receiving permits.  It will likely be a web of contractors, engineers, and architects, but some those are ultimately leading to the developer. 

Secondarily, from what I see on BP, if you post the specifics about a deal, and if its a good deal, developers will pop up. 

I would think a quadplex would have 1 building permit. But to phase the project you really are needing separate Certificate of Occupancy's.  

But typically impact fees are related to water & wastewater services, or a traffic impact fee.  Do you have 1-master water meter or do you have 4 separate meters?  If it is 1 water meter, that would be logical you need to pay the full impact fee so water can be tapped. If each unit has their own, I can see them allowing it to be paid with how you phase the construction. 

I would try discussing with someone else at the county or trying again. It seems like it should be a fairly straightforward answer. 

Steps 2 & 3 would be the main contributions of a Civil Engineer who is involved.  When a developer brings me into a project, we always have a due-diligence phase to vet the site and look for anything that may be a roadblock before the project fully moves forward. 

This step would include understanding City zoning & platting, locating utilities, researching City codes for development requirements (big ones include detention), etc.  A key step is also meeting with the City and/or all entities who are involved in permitting.  For example, needing a driveway/access point off a State owned highway is something to be discussed immediately. Different entities have different review & permitting timelines.  Having a consultant who has worked with the agencies before is a huge plus.

Alongside the developer, creating a defined site plan is needed to determine the improvement & infrastructure cost.  The engineer can help with this estimate, but local contractors are the top source for getting this info. 

As a civil engineer, I get involved in many projects while the developer is still only within an option period on the land so that we fully vet the project.  Some experienced developers can handle these steps  if they have the time and know what to look for. 

Quote from @Jordan Ray:

Congrats @Jamie Hora!! What was your biggest take away on this project? That you will use moving to the next?

Biggest take away is permitting timelines continue to increase! Make sure all parties know the jurisdictions that you need permits/approvals with, and whatever duration you think it will take to achieve permits, probably add 50%. 

The question you pose in the title, "Is a rezone required if availability study can support more density".  Technically speaking, to develop with a higher density, then its an obvious yes that rezoning will be required.  

But I think you may be asking, should you do the rezoning, or leave it to the ultimate developer.  I would consider the jurisdiction you are in and the nearby existing development to gauge how this process may be.  Increasing density can often get strong reactions from residents if they disagree with it. 

Is the surrounding areas trending also with increased density? Does the City have Future Land Use Maps showing a higher density? If these are a Yes, then you'll have the support and backing of the City staff in your rezoning case.  In that scenario you could do the rezoning. (That's also assuming the higher density is what a developer is looking for in this area).

@Jay Hinrichs Yep, the lift station was needed just because we were downstream of any sewer connection. I recall quotes in 2018 for all equipment for less than $150k.  Full construction costs I dont always get relayed to me by the developer, but we were significantly lower than even 1 million on the LS. 

This City required individual lot grading plans, signed & sealed by an engineer, for each building permit. These were custom homes & when the subdivision grading was done we did not know the size of the homes nor their driveway locations. The homebuilder could have figured it out how to maintain overall grading/drainage of the site, but it was more so needed to satisfy the City. 

I just wanted to share a recent project that I've just wrapped up.  This is a ~10-acre subdivision in a Dallas-Fort Worth suburb.  It is complete with 18-lots, roughly 0.3-0.5 acre lots.  I was the civil engineer (not the developer or homebuilder on this project). 

This project started in 2017.  The project required rezoning and platting before we got to design. The engineering included public roads, public water, public sewer, and a site lift station. The developer sold the lots to a homebuilder, and I worked with the homebuilder to assist with each individual lot being permitted. Construction of homes began in early 2022.

In my experience, my commercial sites move along a much faster timeline, but this one was exciting to finally see a completed product. 

If it is not in the contract, the contractor has the right to believe they are not responsible for it.