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All Forum Posts by: Jamie Hora

Jamie Hora has started 1 posts and replied 124 times.

Post: 10-Acre Subdivision - Project Completion- DFW Area

Jamie HoraPosted
  • Developer
  • San Antonio
  • Posts 126
  • Votes 69
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).

Post: 10-Acre Subdivision - Project Completion- DFW Area

Jamie HoraPosted
  • Developer
  • San Antonio
  • Posts 126
  • Votes 69

@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. 

Post: 10-Acre Subdivision - Project Completion- DFW Area

Jamie HoraPosted
  • Developer
  • San Antonio
  • Posts 126
  • Votes 69

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. 

Post: Who pay's utilities while in construction?

Jamie HoraPosted
  • Developer
  • San Antonio
  • Posts 126
  • Votes 69

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

Post: Legacy Land - What types of land would you purchase to pass down?

Jamie HoraPosted
  • Developer
  • San Antonio
  • Posts 126
  • Votes 69

Are you thinking about passing down land that you would want your family members to sell? Or for it to be a generational vacation spot?  Two very different thoughts there.  

Its a personal question.  I like the idea of possible farmland thats in proximity to either lakes/rivers with the idea of it being a possible vacation spot or homestead of a family member down the road.  I would be less concerned about trying to pick land based on future appreciation & selling. 

Post: Land development in Mapleton/springville

Jamie HoraPosted
  • Developer
  • San Antonio
  • Posts 126
  • Votes 69

That question cannot be answered in definite terms.  Development projects can vary from a 1-lot Single Family home to 20-acre subdivision, to a 4-acre commercial site, etc. 

I'm a civil engineer, and for example, I do the civil engineering/permitting for many Gas-Station & Convenience Store. Our fees are not based on the profit or value of the project.  Its a per-service fee.  I.E., how much design work does the civil engineer need to do.  For a Gas-Station with total development cost of ~$1.5M, I will tell you our fees would be nowhere near 33% of that. 

Fee for professional services are not typically based on the profit or value of the project. Its a per-service cost. I.E., how much design work does the civil engineer need to do. The requirements from projects/jurisdiction's varies greatly. Also, logically speaking, for whoever the owner/developer of the project is, they have much more risk involved and should deservedly be the ones with the profit to gain. 

Post: What Area of Development do you Specialize?

Jamie HoraPosted
  • Developer
  • San Antonio
  • Posts 126
  • Votes 69

I specialize in the civil engineering & permitting for any land development type project.  Probably 75% of my focus is commercial work, and the other is residential developments.  I help developers with initial due-diligence & feasibility on site selection, and then all parts relating to civil/site permitting: rezoning, platting, civil design, etc. 

I really love my role in the industry.  Maybe one day I'll work on a development myself, but for now, I'm happy doing the engineering aspect.  I'm licensed in Texas, Arizona & Arkansas. 

Post: Questions about Land purchase and Development

Jamie HoraPosted
  • Developer
  • San Antonio
  • Posts 126
  • Votes 69

Getting a civil engineer and/or architect with experience in the area will be able to guide you through much of this.  Also, you can meet with City staff to discuss your questions as well for you to gain the knowledge yourself before paying an engineer. 

I am not sure on single vs multi-tenant options, that is outside of my experience. I believe you would look at market analysis of what tenants would be in each of those scenarios and compare the proforma on each.