All Forum Posts by: Jamie Hora

Hi Charles.  I dont quite have the advice on the exact financial question your asking, but I'm a civil engineer located in San Antonio.  If you or your client have any questions regarding services, development, or permitting in San Antonio or in the surrounding areas, feel free to ask and I'm happy to offer help. 

I'm usually working on a couple due-diligence reports at a time for a commercial developer client of mine.  I'm the one doing the feasibility studies on the site while they are negotiating with the land seller and are in an option period.  I'm licensed in Texas, Ohio, Arizona and Arkansas.  

- In a standard feasibility I'll get all the standard pieces of data like zoning, platting, utilities, permitting timelines, etc.  But the value is really determining the "bomb" on a site, for what will be either a timeline killer or a money pit for the developer. I'm licensed in Texas, Ohio, Arizona and Arkansas. The process is the same everywhere, just a bit different in acquiring the data. 

- Most planning commissions have been great. The majority I work with are in smaller Cities. The large metros areas that I've worked in like San Antonio, Fort Worth, its difficult getting answers from the decision makers.  Most of my rezoning to "commercial" have gone smoothly.  We had difficulty in a residential rezoning where the residents voiced a strong opposition, and that changed our intensity, but still moved forward with the project.  The project changed from a 3-story MF to a SF-6 (6 lots per acre). 

- For sites that require improvements beyond the developers preliminary plan, I will roughly quantify what is needed, based on results from a feasibility study.  They will get approximate bids to understand if the project can take on the additional cost but still meet their returns.

As the civil engineer, the feasibility aspect of the projects is actually a part I really enjoy. 

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.