Davit

Rezoning, subdividing, and entitling | Licensed PE

[Davit @davitbar]

Making progress on our rezoning in Austin 🚀

Zoning & platting recommended approval with a cap of 21 units. Went into the deal thinking best case scenario was 13 units so good outcome so far.

Final hurdle is City Council in a few weeks!

[Davit @davitbar]

@patcarino Do a drone survey and tell title it was on the ground if they even care

[Davit @davitbar]

@willnyguifarro1 It’s quick but how big is the buyer pool?

[Davit @davitbar]

@KyleVansice Dallas is doing a great job with it. Now if we could just work on getting the new SB pre-application meeting scheduled in a reasonable time

[Davit @davitbar]

@thmindustriesre Bought a bunch of iPhones + sims to try to do this for cheap. Turns out iMessage doesn’t let you send more than 50 a day before the number gets banned. Back to sms 🤣

[Davit @davitbar]

@MaxRigler1 It’s difficult to get iMessage back once it’s been blocked. I just ended up buying a few burner iPhones + sims in order to send iMessage

[Charlie Kirk @charliekirk11]

Get married, have kids, and stop partying into oblivion.

Leave a legacy, be courageous.

Happy Sunday

God Bless all the parents out there

🙏

[Davit @davitbar]

@DhalgrenMarquis @FriskyDiskyy The infrastructure is (usually) set up to handle the runoff from the property in unpaved conditions. If you’re paving you need to do this to match post development runoff

[Davit @davitbar]

@ClintT_land Yes. Would love something like this for Dallas.

[Davit @davitbar]

@reevesas The key is to find a good contact and stick with them.

My ATT guy recently retired. It’s been tough.

[Davit @davitbar]

@thmoneycircle Would love a follow up if / when you get it together. Would be awesome if there was a way to do this with iMessage

[Davit @davitbar]

@SacksRealEstate Sent you a DM

[Davit @davitbar]

@ClintT_land @TicTocTick ~250 feet and $115k. Was dead center where the main road in the project was going.

Shortly after we learned said tree had oak wilt so we were able to remove without the insane mitigation. Whoop

[Davit @davitbar]

@ClintT_land @TicTocTick Can definitely move it. We got a bid to relocate a 36” oak on one of our projects in South Austin.

[Davit @davitbar]

@_sonith If you’ve got a lifetime membership the one at penn station has a massive coworking space.

[Davit @davitbar]

@SacksRealEstate Im working on selling a subdivision I entitled in Dallas and am hearing from home builders (sub 50 lot communities) that profit is down 20-25% from 1 year ago on homes sub 350k but hasn’t slowed down enough for them to stop looking for lots.

[Davit @davitbar]

@TheRealtorDanK In Texas I’m charging $1500/lot for a typical subdivision with ~7500 SF lots. Survey will add another 15k.

[ATX RE @atxREpodcast]

Austin City Council is set to vote on a “Site Plan Lite” and “Infill plat” ordinance this week.

A couple years ago, Council sought to make it easier for “missing middle” projects to financially afford development in Austin.

Currently, small projects such as 2-3 lot re-subdivisions or 6 unit site plans are treated as if they are full scale apartment complexes or Walmarts.

For example, City Staff requires detention ponds, water quality ponds, sewer infrastructure, parkland dedication, street impacts fees, tree plantings, ROW dedication for roads, power line upgrades, fire lanes and more.

The cost of these requirements has made small projects (2-4) lot re-subdivisions or 6 unit townhomes financially infeasible. Hence, the reason middle is missing.

The new ordinance will help in some ways, but Staff has fought very hard to maintain the status quo.

Some positive changes include, lighter or no drainage review for lots smaller than 11,500 SF.

The ability to grade the lots, previously not allowed. A reduced RSMP fee and the ability to let engineers calculate the flood plain easier.

But Staff has some tricks up their sleeve. Staff did things like reduce storm water connection requirements from 500ft to 300ft when they very well know that’s impossible cost wise for tiny projects.

Staff also purposely kept the drainage review exemption size to 11,500. They know at 11,499 you won’t qualify for minimum SF3 lot size and at 11,501 you will have drainage review.

Additionally, several departments barely responded to the resolutions. Issuing statement like “we will monitor and assess ways to improve” after years of having time to bring improvements toward.

While we are grateful to have a pro-housing Council bring forward these measures, it’s become clear Staff controls to a large degree. Staff has the ability to bring forward the bare minimum and they use the power of time to fatigue Council Staff and stakeholders.

The only way to fix this in the future is have outside consultants write the ordinances. Not the very Staff who are opposed to change.

[Davit @davitbar]

@BryanJ361 @TonyMantali Of course it can be done without a degree but having full control of the design/timeline is obviously a massive benefit when the whole game is mitigating the risk in design/timeline.

Getting 100+ lot subdivision platted & engineering approved in <6 months in Dallas currently.

[Davit @davitbar]

@ligmabungy @atxREpodcast @CodyforTexas Ultimate liability falls on the engineer/architect that stamped the plans.

They won’t stamp something that’s going to get them sued/end up in them losing their license.