All Forum Posts by: Dorothy Ma

@Rao Mu - Shovel ready can be dangerous in my mind, especially if you're new to development.  Developers have their own way of calculating their numbers and their own architects, engineers, etc.  For example, shovel ready would never be beneficial to me because I am an architect and so I do all our drawings and would not prefer to use someone else's design.  

if you only have a few days, that's not enough time for schematic design.  You can probably do the zoning due diligence yourself, zoning usually are posted on the city's website and they have a full zoning code, but it may be faster and more accurate to speak with an architect who is familiar with the zoning.  But essentially yes, if your lot is zoned the same, unless they had a variance or exception of some sort, you're most likely able to build the same unless zoning codes recently changed and theirs is based on a previous code.

Pricing varies for design firms.  Usually a larger firm charges more than a smaller 1-5 person firm purely based on overhead costs. I would recommend calling the design firm and see if they can give you a fee proposal for drawings but they may verbally be able to confirm your zoning if they're familiar with the city and zoning code.

@Evan Moyle

I like all your options! I been involved with all three and I'm bias towards development because I'm an architect by profession.  While there is more risk involved with development, and flips, there's also more room for profit. However, if a great rental or flip opportunity popped up I would definitely be interested.  

In this market, because it's hard to find a good deal- for land development, flips, and even good cash flow rentals, if you have the option and the ability, maybe jump on any one of them that pops up as the best deal.  

Let me know if you want to chat I'd be happy to share flip and/or new build development processes if you're interested.

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@Yunning Lee

I would recommend you do your due diligence and hire an architect to do a zoning study and schematic design, that way a contractor can provide a cost estimate based on your schematic drawings.  As previous posts mentioned, 6 stories is past your typically wood frame, apartment buildings have specific fire code requirements that are more stringent, and there also may be local zoning codes that you need to consider as well.  While all this costs money, I would encourage you do your due diligence before spending a million to purchase it if you can.

@Chris Isaacson

I moved from Orange County to Denver 10 years ago with no regrets! More sunshine in Denver than CA, less congestion (although traffic here is getting worse as more people move here so I really shouldn't be telling you this) access to the mountains and outdoor activities if you like to live an active lifestyle, great place to raise kids, and compared to CA, cost of living is much better.

The real estate market here is hot!

Here in Denver, I'm definitely leaning towards development because Flip deals are getting harder and harder to find an compete for.  For me personally though, I have an architectural background professionally and my husband is a GC, so development makes sense for us and it's what we've always wanted to do because there is more design involved.

Welcome @Christopher Reilly

like @Micki M. mentioned, the Denver BP meetup is a great way to connect, plus it's on my birthday this year so I'm expecting a cake to be provided.  :)

I second Sketchup, however, if you're looking to use specific cabinet types, usually the manufacturers might offer something.  Ikea's program is pretty easy to use, but it's specific to Ikea cabinets and sizing.

Wow this makes me feel old at 30.  Not in my 20s any more, does that mean I can't come to the meetup? :)

@Tim Brown

I am actually just starting construction on a 6 unit townhomes project in denver, I'd be happy to share some construction cost numbers. 

Also, I'm an architect by trade.  The risk you run by having drawings all ready and paid for is that developers may have their own style, design, numbers, etc.  For example, a goof friend of ours has a similar lot just a few blocks from ours and they are developing 7 units rather than 6.

What I do suggest you do is provide a prelim schematic plan, so you can show a quick site plan of what can be built at what square footage on your lot.  This is essentially a zoning study, showing all setbacks, drive aisle widths, etc.

The denver permit process requires a site development plan submitted to zoning first, this process typically takes 3-6 months from initial meeting to approval.  Once you are approved through zoning, then you can get building permits, which require 6-12 weeks just for review, and this is assuming all construction docs are ready to go once zoning is approved. 

So from a seller prospective, unless you are going to develop it yourself, I would highly recommend against having all permit drawings ready.  I would recommend you just had a initial schematic zoning site plan study done by an architect. I'd be happy to share one from my projects so you can see what level it is and what info it includes.