For discussion: I have land on a state highway on the edge of a small town near Austin. At one point a few years ago the town decided to annex the corridor extending about 450’ and 5 miles out along the route. There was a group of owners that rejected it so that section is now developed but not much else. My property is close to town and has 370 ‘ of frontage. It is a deep tract so I have 4.4 acres in the city but another 13 in the county and the ETJ. Obviously the hurdles to development are much different between the two. It’s all R-1 at the moment but they view it as potential commercial. I have applied to rezone the front to C-3. The county part has no zoning restrictions. I was advised by a developer that I should try to be dis annexed from the ETJ in case the city ever decides to start enforcing restrictions. On the city portion: when I pressed the city about sewer and water they said they were unable to extend it to there due to the railroad between us. Others have confirmed that the railroad here is powerful and hard to deal with. I have a well and septic and it is probably less costly and faster to enhance that than tie in anyway. My research shows that I have grounds for dis annexation and I think it will save me a lot of time and money if I can get it done. I found an attorney that does it. Any thoughts or comments. Sorry this so long winded but wanted to present the whole scenario. I’m sure someone here has dealt with this before.

Thoughts on this layout? We don't have room for large semi access, but made it so we can accommodate box trucks and trailers. My plan is to condo this and sell off units. Open to any and all thoughts!

Does anyone do there own prelim concept plans while under contract or doing due diligence? If so what software do you use? We have engaged Civil Engineers in the past and some will do it for free if you have a relationship but a lot of them also do it for an hourly rate or as part of their overall package. In an effort to not waste their time, if we are not yet sure the project is viable, or spend money before we have gone hard on a property Id like the ability to easy sketch up marginally accurate site plans

I've heard mixed opinions on this, but have other developers had success building flex on septic systems? My concern is that it would limit users. However, many of the sites with sewer in my market (Raleigh) have too high of a land basis to pencil. Would love to hear any real-world input. Thanks!

I’m Tung-To Lam, a Professional Engineer and Principal at Bohler, where I work with developers, owners, and communities to solve complex land development challenges and bring difficult projects across the finish line. A big part of my work is helping industrial, commercial, and mixed-use projects navigate entitlement, zoning, infrastructure, and municipal requirements. I also serve my community as a Township Supervisor in Palmer Township and as a County Planning Commissioner with the Lehigh Valley Planning Commission, so I see development from both the private sector and public perspective. Looking forward to connecting with others in the small bay industrial space, sharing ideas, and learning from everyone here.