Replies

1. 
   BillHartmann | Dec 06, 2006 06:47pm | #1

   The first thing that you need to do is LOCAL research.

   There are so many different rules, laws, and regulations and they differ greatly.

   Zone, impact fees, minimum lots sizes, platting and so many others.

   Without the local knowledge any online information that you would get would be worthless.

   You might be able to just survey the lots, lay out a shared gravel driveway and sell away. Letting the buyer worry aobut water and sewers.

   In anohter place you might not be allowed to sub-divid at all.

   In another you will be requred to install road equivalent to interstate specs and post bonds for 10 years to connect to city water and sewers althoughs are still 2 miles away.

2. 
   junkhound | Dec 06, 2006 06:56pm | #2

   Like Bill says, it is all local, local, local.  Go down to your local permit or land use office and have a discussion.   Ask who should get political contributions <G>, or maybe not <G>

   I can go 50 feet here across a county or city line and all the rules and codes change, except for some state level codes. .

   Not only that, some of the big developers push for annexation to adjacent towns and that can change the rule also, but the flow time for that is usually a couple of years.

   In WA state, the big game being played is "urban growth boundaries'.  If you are inside the boundary you can build high density future slums, outside the boundary you are not supposed to even walk on 65% or you property, keep it wild , etc......

   Need to move to TN or TX or parts of KY to do what you want, though hear the no permit areas are quickly going away.

3. 
   blue_eyed_devil | Dec 08, 2006 06:41pm | #3

   Is there demand for commercial in your area?

   blue

    

1. 
   BillWemyss | Dec 08, 2006 07:53pm | #4

   yeah

4. 
   frenchy | Dec 08, 2006 08:07pm | #5

   billwemyss

      Not only local, it depends on who you work with.. One city offical may have few or no issues while another who may be looking at the site himself will put obsticals in your way forever causing you to tear your hair out !

5. 
   JLazaro317 | Dec 09, 2006 03:38am | #6

   Don't know if you are an NAHB member but went to a seminar yesterday about development financing and such. Seminar was taught by a land aquisition specialist for a national builder. I've been developing for about 10 years now and I learned alot yesterday....and not just about finance. I develop mostly residential but have dabbled some in commercial.

    Local regs as stated earlier will govern alot of your decision making also I've got a buddy that is a Civil engineer that helps me alot with his experience. Also find somebody that has done what you are proposing and ask lots of questions. I find that typically someone who knows likes to teach or share their knowledge.

   Good luck,

   John

   J.R. Lazaro Builders, Inc.

   Indianapolis, In.

    

1. 
   ROlf | Dec 09, 2006 04:15am | #7

   One additional item I might mention is that you get a good understanding of what pending and potential future regulations are in the pipeline with all of the departments within your municipality and state agencies that govern your properties.  <!----><!----><!---->

   Two recent examples that I have encountered illustrate the point:1) storm water management requirements (yes, I'm in California) are making it increasingly difficult and very expensive to fully develop the size of property you have...thus the smaller subdivisions are not "penciling-out" at all.  In fact, we are headed to a "zero convey" requirement for 10,00sq ft of hardscape meaning we will be forced to perc all storm water on the property with no discharge.  This not only costs money, it can seriously impact the buildable envelope of your property.2) Two quietly adopted development fees doubled the cost of the building permit on my last project without any disclosure.  Because the building dept. assesses fees in arrears, we got hit with a very nasty bill completely without notice.<!----><!---->

   Have fun.