Houston Industrial Construction Land Acquisition
Land acquisition is a crucial first step in any development project, and it involves much more than simply buying a plot of land. It requires careful research, strategic planning, and a thorough understanding of legal and regulatory requirements. The process can at times be a complicated and daunting ordeal. Before a construction project can even be designed and mapped out, the land that it will sit on must first be selected, surveyed, and acquired.
As a full service Houston general contractor, GRA-Gulf Coast Construction offers construction land acquisition services for our clients. We’re familiar with each step of the process and can help give you a seamless start to your building project here in the Houston area. If you have a new project or a piece of land in mind, give us a call to discuss your idea.
First Things First – What Are Your Needs?
Before even looking at a map, the most critical step is to clearly define your new building’s specific needs. This involves asking fundamental questions like:
- Is it an office building, warehouse, manufacturing facility, retail space, healthcare facility, or something else? Each has unique requirements.
- What is the anticipated square footage of the building and any associated parking, loading areas, or outdoor storage? What is the desired configuration of the site?
- How will employees, customers, and deliveries access the site? Proximity to major roadways (like I-10, Beltway 8, Highway 290, etc.) and airports might be crucial.
- What are the essential utility needs for your building (water, sewer, electricity, gas, telecommunications)? Do these need to be readily available at potential sites, or are you prepared to pay for significant extensions?
- How visible do you need to be? For certain commercial ventures like retail, high visibility is essential. For industrial sites, this might be less critical.
- Is there a possibility your business will need to expand in the future? If so you may want to look for sites with room for growth.
- What is your budget for the land purchase aspect of your project? Establishing a realistic budget will help narrow your search.
Site Identification for New Houston Commercial Construction
The process typically begins with identifying suitable sites that meet your project needs. This involves looking for land that matches your specifications in terms of size, location, accessibility, and utilities. Our initial search focuses on properties that align with these fundamental requirements, setting the stage for more in-depth evaluations in the due diligence phase.
When initially assessing a construction site in Houston, we look at several key things. First, we check the land itself: flat, solid ground is best because it costs less to build on. We do a quick soil check early on and schedule a more detailed geotechnical evaluation later. Because of Houston’s propensity for flooding, we carefully check flood maps and drainage. We also look for any obvious environmental issues with the land that may require specific environmental studies.
Next, we make sure the site is easy to get to, with good roads and public transport. For some projects, we may need to assess how the new building will affect traffic. We also confirm that essential utilities like water, sewer, electricity, and gas are available and can handle your property’s needs. At this stage, we also need to identify if it falls into the proper zoning region for your type of development.
Zoning Requirements in the Greater Houston Area
Meeting zoning regulations is a non-negotiable factor in Houston. You need to know the city’s zoning ordinances and ensure that the intended use is permitted on the potential site. This can include checking for specific use restrictions, height limitations, setback requirements, and parking regulations.
If you are building outside of the city in the surrounding counties, you will need to confirm the zoning for that location. We have worked closely with the administration in many counties here on the Gulf Coast and can provide you with the key information you need about these regulations.
City of Houston
Instead of traditional zoning that strictly separates land uses (residential, commercial, industrial), Houston operates under a system of development regulations. These regulations are primarily focused on how land can be subdivided and developed, rather than dictating specific land uses for particular areas. Building codes also regulate the type and quality of construction allowed, which can indirectly influence the types of businesses or industries that can operate in a particular location.
The City of Houston has extraterritorial jurisdiction (EJT) extending approximately five miles beyond its corporate limits into unincorporated areas of surrounding counties, including Fort Bend, Harris, Liberty, Montgomery, and Waller.
Fort Bend County
Unlike the City of Houston, Fort Bend County does have zoning regulations in its unincorporated areas. The county is divided into various zoning districts (residential, commercial, industrial, agricultural), each with its own specific regulations.
Developers need to obtain zoning permits to ensure their proposed construction aligns with the zoning regulations of the specific property. The county also has a Board of Adjustment that hears requests for variances and exceptions to the zoning regulations.
Municipalities within Fort Bend County like Sugar Land and Missouri City have their own zoning regulations within their city limits, so it’s important to be aware of overlapping jurisdictions here.
Harris County
Similar to Fort Bend County, Harris County has zoning regulations that apply to its unincorporated areas. Zoning compliance is a key part of the county’s permitting process for new construction. The Harris County Regulations for the Approval and Acceptance of Infrastructure outlines many of the development-related regulations in the county.
Houston, Pasadena and Baytown also have their own zoning within their city limits and often exercise planning authority in their ETJs.
Waller County
Waller County has zoning regulations in its unincorporated areas. The county’s planning department oversees zoning and development-related matters. Waller County often has a more rural character in some areas, which may be reflected in its zoning regulations; the Waller County Zoning Regulations outline the rules and procedures for development within different zones. Check for potential overlapping regulations within the city limits of Brookshire, Hempstead, and Prairie View.
Due Diligence in Land Acquisition
The due diligence phase involves detailed site assessments, title searches, and environmental impact studies to uncover any potential risks or limitations. This phase is all about examining the property in several ways to identify any possible problems.
Surveys and Geotechnical Assessments
When we talk about detailed site assessments, we’re not just walking the property lines. This employs specialized tools and expertise to understand the land’s inherent characteristics. Advanced surveying techniques, including GPS and drone technology, can create precise 3D models of the terrain. This reveals subtle elevation changes crucial for drainage planning, identifying potential cut-and-fill requirements, and optimizing building placement. Existing features like mature trees, water bodies, and rock outcroppings are mapped, as they can influence site design and permitting.
Initial visual assessments are often followed by subsurface exploration. This typically involves drilling boreholes and collecting soil samples at various depths. Geotechnical engineers then analyze these samples in a lab to determine soil composition, density, shear strength, compressibility, and permeability. In Houston, understanding the behavior of expansive clay soils is essential as they can swell and shrink with moisture changes and potentially damaging foundations. The investigation also assesses the water table level, which can impact excavation and foundation design.
Title Searches
A title search is like tracing the ownership lineage of the property and identifying any encumbrances that could affect its use or value. A chain of title examination reviews public records dating back decades to establish the complete history of ownership transfers. Any breaks or irregularities in the chain could indicate potential legal issues.
We also look for various types of encumbrance on the land, such as liens, easements, rights-of-way, or restrictions and covenants.
Environmental Impact Studies
Environmental due diligence is critical due to regulations and the potential for significant liabilities. If a Phase I ESA identifies Recognized Environmental Conditions (RECs), a Phase II ESA involves direct sampling and laboratory analysis of soil, groundwater, and potentially air to confirm the presence and extent of contamination from past activities. In addition, if the land contains any wetlands, your project may have additional permits and requirements as per Section 404 of the Clean Water Act.
In-depth floodplain analysis is essential in the Gulf Coast area. We go beyond FEMA maps to conduct detailed hydraulic and hydrologic studies, especially for larger projects or sites with complex drainage patterns. This helps accurately determine the flood risk and establish appropriate building elevations and flood mitigation strategies.
If existing structures on the land are to be demolished or renovated, surveys for asbestos-containing materials and lead-based paint are mandatory to ensure safe handling and disposal in accordance with regulations.
Legal Considerations for Industrial Land Purchase
Negotiating with landowners, securing financing, and navigating the legal complexities of land ownership are also critical aspects of the acquisition process. Successful land acquisition requires expertise in real estate, legal, and financial matters, ensuring a solid foundation for the project’s success. Our experienced team handles all communication and negotiation, leveraging market knowledge to secure the best possible price and conditions. We work closely with your financial partners or assist in identifying suitable financing options tailored to your project’s needs.
We Manage Land Acquisition for Houston Construction
There are many facets to the regulations and guidelines concerning land acquisition for commercial and industrial construction. At GRA-Gulf Coast Construction, we work hard to make your land acquisition process stress-free. Give us a call today to discuss the land needs for your next project.