All Forum Posts by: Jamie Hora

Hi @Alvaro Rodriguez. I'm a civil engineer & have dealt with this on many sites.  I concur with advice given on this thread by others. 

It is common that sometime floodplain maps are not always up-to-date based on current conditions, and thus you site may actually be above the floodplain elevation.  This is definitely a good place to start verify. 

The procedure to build in the floodplain varies based on the jurisdiction.  It is common that you would have to do floodplain modeling but then be able to build your site as long as your finished floor is above the 100-yr floodplain elevation.  The practicality of doing this on your site varies depending on how encapsulated the site is by the floodplain and if there is enough space to build it up with dirt, etc. 

If you have a larger site and are doing development, the advice by @Ronald Rohde is great, to get creative with the utilization of this part of the land that is within the floodplain.

I'm happy to answer more specific questions on this site if you wish to reach out. 

From a civil engineering perspective, I have experience creating civil engineering site plans and permitting for apartment complexes in Houston.  If you have questions about the civil engineering aspect, feel free to reach out or post specific questions and I'd be happy to offer my thoughts. 

I would reach out to a local environmental engineering company to discuss what you are wishing to do.  I also think I recall this topic on BP recently, you may try searching for other threads discussing this. 

If you are in City limits, almost all cities will have their zoning maps available online.  Also, ask if they have "future" land use maps.  For example, a city could be currently zoned Agriculture, but if the city has this area planned/expected to be MF by 2030, your chance for rezoning is much more favorable. 

However, you could look outside of city limits, and just within jurisdiction of the county, and avoid zoning restrictions altogether. Sometimes different challenges come with that (utility availability). 

I'm not sure I have a great suggestion in regards to best ROI for you.

However, I've done projects in Waco and done permitting for commercial projects through the City and know surveyors in Waco as well that may be required if you plat into new lots.  Thats great you're in the county, a lot less hassle.  

I dont suppose you'll need to deal with the City but if you do feel free to reach out with any questions on their process. 

When lots are platted, usually it should be required for a cross/shared access easement so a tract isnt land-locked.  However looks like you might have some unique scenario's in NH. 

I second the other recommendation, reaching out to the neighbors and discussing if they are agreeable to an easement for you to access the property. 

I am a civil engineer and this is part of my every day job.  I'm in San Antonio but I have multiple projects in the DFW suburbs.  What exact guidance are you needing? Feel free to share the details here or send me a message if you'd like talk more. 

I've done the civil engineering on several subdivisions varying from 14-acre sites to 80-acres.  On the subdivision, do you have a specific question or more general where to start?

If you are talking about a subdivision, do you already own the land?  If yes, and if you do not have much experience yourself, I would engage a local civil engineer to guide you through the initial planning phases even before you get to design & construction. 

You should check your property zoning. Will you want or need to rezone based on what you wish to build? Then, a preliminary site plan layout to understand what your infrastructure costs will be and laying out your homes per what the zoning allows.  How many home can you fit? Does this make the financials work for you/investors?  

There is never a time that is too early to meet with City staff, but once you have a site plan would be the preferred to have a starting point for discussions. 

The physical effort to rezone is not difficult, but it is often reliant on what the City ultimately wants in this area.  Some cities have Future Land Use Maps available on their websites and if that can give you insight. If "commercial" is here in a future land plan, then the public approvals will likely go smoothly. 

You will probably need to subdivide the lot and just rezone a portion that you wish to build the gas station, as to not rezone all 9 acres at once. 

I've done several 7-Elevens and many needed rezoning. However mine were not existing residential use. In addition to rezoning, your Gas Station & Convenience Store may require a Conditional Use Permit. 

A good step one is having a meeting with City Planning & Zoning staff. 

That is a very general question, but I would recommend getting an architect or civil engineer involved. 

You will need to get permits from the governing agencies.  Generally will require a Site Permit (plans completed and sealed by a civil engineer) and your building permit (plans sealed by the architect). 

Once having those professionals selected, its best to have a Predevelopment meeting with the city/county to discuss all requirements for your site. Do you need to plat? Do you need to Rezone? Is detention required?  The min/max parking required? Landscaping requirements?  Additional Approvals from the State? etc. From there, the engineer & architect can get to completing plans & getting your permits before you can begin construction.