Yeah, we've been through a lot on this one and
I'll go through it with our listeners or our
viewers as Arger's journey, but we got it done.
Pretty much on schedule too. Yeah, no, it was
a journey. You guys are municipality whispers.
Hopefully we get there soon. together. Welcome
back to Trust the Process podcast where we talk
about new home construction, the housing industry,
real estate market, and all things in between.
Today's a little bit different. So I'm gonna
do a little introduction here, let you know what
we're doing. It's a slightly different format.
I've mentioned a few times that we would start
bringing in some of our vendors and subcontractors
and opening up conversations with other people
as well. We get a lot of questions about how
we get things done and how we move through things
and, you know, decisions are being made on large
scale levels. And so how is all of that coming
together? And one of the ways that that's coming
together is through a lot of our great partners.
We've got external teams that work with us and
that we just couldn't get it accomplished without
them. And you guys have heard numerous times,
Michael mentioned our engineering team. Engineering
is such a huge part of what we put together in
the building process. And so giving you guys
kind of a glimpse into that. The things that
we talk about with them, it's Taney Engineering,
Jeff Thompson and Jasmine, and we meet with them
weekly by phone calls and often in person, but
more often than not, now there's Zoom calls.
And that's how a lot of these decisions are made
and things move forward. So that'd be kind of
cool to let you peek into how that goes. So we'll
put together a list of all of the homes that
are in our current build cycle at any point,
and then they just touch on each of those. happened
in the last week or last two weeks, however long
it's been movement that has happened movement
that's pending. And I'm going to give you guys
a chance to look at that. So As our podcast audience,
you guys have been around for long enough to
know sort of the ins and outs of most of these
projects, but there are a few that you may not
have heard of. Just know they're coming. More
information will be coming about them. Some are
really at the infancy stages and so we haven't
mentioned them on the podcast yet, but others
that are already in full swing, you'll be familiar
with. So consider this an introduction on the
new guys and a wrap up on what we know about
our existing projects. So hope you enjoy the
call. I'd be curious to hear your feedback. So
please let me know if this is interesting to
you or if you feel like you get any information
from this. We can do more and look forward to
continuing to grow the channel and offer great
insights for you guys. So I already have them
on the call. Go ahead and tap us in. I'm just
going to get real quiet and let them do what
they do and hope you guys enjoy the call. We
appreciate you being open to being on camera.
No problem. And you look handsome as hell. The
hair's looking, he's got his tanning engineering
shirt on. He's just looking good. Anyway, and
maybe when we get some good news on our granny
plans, you'll look even better. In your eyes,
hopefully, at least. Yeah, probably. So, um,
I emailed Chris to the project agenda. I have
the agenda in front of me. I figured we could
just go down the agenda with Westridge. Yeah.
Awesome. And I'll share my screen too. Oh, great.
Okay. All right. Um, so Western Horizon is the
first project. Um, entitlements are approved.
Drainage study was resubmitted on 9 -23. We should
see that back here this week, hopefully. Um,
and if it does get approved at that point, then
we'll have to submit for concurrence at regional,
but that can happen concurrently while we submit
to the city of Henderson as well. Okay. What
is that entity called? What are those abbreviations?
Clark County Regional Flood Control Districts.
Okay, perfect. All right. So they have jurisdiction
on anything in Clark County that has to do with
water movement, basically, right? Only if they
have a facility. So they're kind of in charge
of all the major public storm drain facilities
that storm drain detention basins, such like
that. So there's actually a website. I don't
know if you ever used it, but it's actually good
to know. Okay. It's called flood view advance,
and I'll bring it up here in a second. Flood
view advance. But this is the site that's governed
by regional flood control. Let me share. All
these different colors on here are storm drain,
facilities, or detention basins that are governed
by the regional flood control district. Now.
Blue is what is constructed. Green is what's
in the next five -year plan. And then red is
what's in the 10 -year plan. Oh, okay. So if
we go to your site on Horizon and Westridge,
you can see that this blue line that's adjacent
to your site. is a regional facility. So that's
why we have to submit to them. I see. Okay. So
our other project - So you only have to submit
to them when you're adjacent to a regional facility.
If you're not adjacent to a regional facility,
then you don't need their concurrence. Then it
just comes down to whatever building department
or local jurisdiction you're falling under and
their review of the drainage. Okay. Correct.
Okay. So we drew the short straw on this site.
The other site we have down east of here won't
have that issue. I don't think. I don't know.
So as you see here, your other side that we'll
talk about here in a second. Okay. There's not
a regional facility located in the vicinity.
There's one over here, but that's not close enough
to warrant us to have to submit to them. Okay.
Awesome. Okay. Good to know. And you were saying
that can be concurrent and you don't foresee
any issues with this project and. No. The regional
flood. Okay. No, cause especially that we're
not like if we were extending the storm drain
or something. Okay. Then regional would make
a lot more in depth. look at it, whereas we're
basically just showing them, look, we're trying
to stay away from it and not touch your stuff.
So. Yeah. Do you agree with that? So hopefully
it's a little less. So I don't foresee any issues,
but again, we'll see when we actually submit,
but I do not foresee any issues with that. Okay.
Cool. Awesome. Let me bring up my agenda back
here. Okay. So. Next on the list is the traffic
study. The traffic study was submitted on 10
-2. I believe the fee was sent to you. So we're
just waiting for that fee to be paid so that
it can be accepted and then reviewed. Okay. Let
me take a look at that. And then the water network
analysis was submitted back in August and was
approved last month. So we're good on the water
network analysis. Okay. Awesome. The traffic
fee is an internal study that you guys do, or
is that something that a regional jurisdiction
does? No. So we did it and we submitted it. So
we are submitting our analysis to State Harrison
to make sure that they're okay with our traffic
counts and that nothing, no other improvements
would be needed due to the traffic increase.
Right. Okay. Perfect. So the right hand turn
onto Horizon Ridge, even though that was part
of our... Approval notice a final action. That'd
be where something like that would come up and
they'd say, whoa, wait a minute You got too many
people turning right? Yeah, or if like a stop
or or like a traffic signal was warranted or
something like that because you're adding so
much more We are in this case. So that's I'm
not worried about right But the things as such
as that would be yeah showing this traffic and
now especially commercial developments larger
housing tracks things like that Yeah, especially
like multi -family and just when you get higher
unit counts. Okay. Perfect. All right. And the
network analysis is just, are we, did they have
a water supply in the area essentially to let
us tap in? Yeah, do our water pressures meet
the minimum so that when you turn on your faucet,
like it's not just a drip system, it's going
to flow out and you can wash your hands. So.
Perfect. All right. And now again, that was approved.
So which. We need that and the traffic study
approved before we can submit our plans to CF
Harrison. So we can get that fee paid so that
we can get that done so that when that driving
study comes back out, it'll hold us up, then
that'd be great. Right, right, right. Okay. Awesome.
All right. I'll have Janelle look into that.
And then again, once all those three things are
approved, Then we will submit our plans to the
city of Harrison to go through their review of
all their their internal departments as utilities.
Right. Okay. Do you have a, a draft or a study
set of the utility plan so I can get my head
around it? Yeah. So I will send this to you as
me. Okay. No problem. No problem. And that'll
just be the wets basically water and sewer. Nevada
Energy would go directly with that. Correct.
I'll send you the entire improvement plan set,
and included in that will be the utility plans
that will show the water and the sewer that will
not include dries. Right. Those dries have to
be designed by the dry utility companies, such
as MBE and Southwest Gas and Zentra. Okay. Perfect.
Or COX. Or COX, yep. All right. Cool. Any other
questions you have on Horizon Rays and West Rays?
So we'll pay that traffic fee, then they have
to still review that and approve it? Yes. Okay.
And then all the other things are done. You'll
send me the draft study set of the, basically
the whole civil improvement plans. Then those
will be all submitted. We'll say traffic has
given their blessing. Water network has, you
know, SNWA has given their blessing. And then
that all gets kind of approved as one big civil
improvement plan review set. utilities, all that.
Yeah, so that what we need all three of those
transit traffic bar in our analysis to be approved
and then we can submit that whole plan set to
the City of Henderson so that they can then review
it through their internal departments. Okay,
awesome. Then when those are approved, they're
basically saying... So they'll review our utility
plan. because our utility plan hasn't been reviewed
yet at all. They'll review our actual traffic
plan that shows the improvements that we're calling
out, as well as they'll review the grading and
make sure that we're matching the drainage study
and all that jazz. Right, right, right. OK, perfect.
And then if that's approved, that's probably
a minimum one round of corrections, I would imagine.
Yeah, minimum one round. Minimum one round. So
we're looking at every three weeks. So if I were
to say two corrections, we're looking at about
nine weeks before they would... we'd be kind
of ready to go to the next step. Yeah. So I would
say, so let's say in a perfect world, right?
That fee gets paid for traffic this week. Traffic
takes a couple of weeks to review. And then drainage
study would be, we're hoping to get that back
this week, but if not early next week. So the
traffic will be the outlander thing at that point.
So we need that to be approved. Let's say it
gets approved by the end of the month. So then
at the beginning of next month, November, we
submit to CDF Henderson. They take three weeks
to review. And then we address those comments
for, let's say, a week to two weeks, depending
on how difficult they are. In our timeline, we
give ourselves two weeks. But if they're not
very difficult, we can get them done in a week.
And then we submit back to them for another three
week review. Hopefully at that point I'll come
back approved and then or with some minor comments
and then we address those and get those submitted
so we're looking at about I Don't know at least
two months. Yeah, once we submit the for first
review of that process to go through Okay, and
then after that point we can submit for Parcel
map or the actual parcel numbers and the mapping
To be recorded. Yeah, and actually actually we
can submit So when we submit to Steve Henderson
the first time with our improvement plans, it
always gets a little bit different with all the
entities, but it's either we are, once they accept
our improvement plans, then we can actually submit
the final map for review or I can't, I can't
remember which entity, but there's one of them
that requires you to go through one review of
your improvement plans before you can submit
the final map. But either way, we can submit
the final map as our plans are being. reviewed
as well, so it's not like the approved plans
have to be approved. And then we spend our final
map. They're more of a concurrent thing. Okay.
Perfect. So we'll get some overlap. There's a
world where first part of January, we potentially
have a final map recorded. Usually the final
map would be, it would, it would usually is delayed
about a month after the improvement plans, because
you do need the improvement plans approved before
they'll sign up on the final map. The reviews
can happen concurrently, but again, you have
to. have the improvement plans approved before
then they'll record the map. Okay. And what I'm
hearing is I really, really have to dial in on
the product for this. I keep kicking the can
down the road and because I'm so indecisive on
what to put here. I need to finalize that because
honestly that takes me, we have five houses.
I probably might do some replication, but they're
still going to have different elevations. That's
probably a 10 week ordeal for me to To get the
architectures done, get the MEPs and the structurals
done. Um, you'll want to know the footprints
I imagine, right? To show the lot fits on there.
Yeah. And I don't, I mean, personally for me,
I don't need to do a lot. Like the lot fit is
just provided to you as a developer. Um, it's,
it's not needed for any type of smell to see
at the moment. So it wouldn't hold anything up.
Okay. For my. architectural for the actual vertical
permits though, they would need to see exactly
where it sits, right? Yes, sir. Yes. So yeah,
I mean, I have to by the end of the month, I
have to have everything finalized so that the
architect architect takes at least five to six
weeks to do five houses at minimum. And then
the engineering is at least another four to six
weeks for MEPs. So there we go. there, I mean,
that takes us to the end of January that, and
then it's going to be through the holidays. So
I really want, once I have APNs and addressing,
I mean, I've got to, yeah, I snuck up on me.
Yeah. You're not going to have APNs or addressing
probably till the first quarter of next year,
but, um, yes, it's, and just so you think you
have time, you never do. So I know it's very
true. I mean, It's another two weeks before I
even finalize, send anything over to the architect
with a vision. And then like, it's five weeks.
It takes us to the middle of December. Engineers
get it in the middle of December. Probably don't
even really get much done until the end of January.
Yeah. It's, there it is. Yeah. Wild. So. Yeah.
Okay. Anything else with the West region horizon?
No, we're good. Okay. Moving on to Horizon Ridge
and Yorogi. Entitlements are approved, received
the NOFA back in July, so we're good there. Drainage
study, anticipating to get submitted by the end
of the month. We are going through the crane
plan and all the hydraulics and stuff right now.
I'm hoping to have a set to you next week, just
to review, to make sure you're aware of everything
that's going on. Then we'll be able to design
in case you want to change anything. But that
is being worked on right now, um, as we speak.
Okay. We received the traffic scope, so we'll
have to create a, uh, do a traffic study on this
one as well and get that submitted. But we do
have, again, we do have a little bit of time
on this, but this is being worked on too. Not
sure if you have a souls report on this yet.
Hmm. I'll write that. I'll check up on that.
I don't know if, uh. No worries. You have a little
bit of time. We don't need it to submit or anything,
but, um, at some point we will need it before
we submit to City of Harrison. I remember why
I was stalling on that and because they expire.
So I was trying to do it as late as we - Oh,
that's right. No, that's right. Um, technically
you can probably like on this one, if you wait
till. Let's see here. If we submit the third
year. If you want to wait till like. December
ish beginning of December, then you shot you
probably okay Okay, awesome Okay, perfect will
do This one's running about two months behind
Westridge I would imagine so we're looking at
maybe map recorded by very early q2 maybe Yeah,
probably two yeah three months, but yeah something
like that Depending on how fast this one goes.
Okay. Did this get approved? The water network
analysis get approved on this one as well? No,
so this one was not approved yet. We actually
have completed it or just We just need to get
it submitted. So, okay But we want to get the
drainage rate submitted first and then we'll
submit the WNA. Right, right. Okay All right.
Very good Yeah, we've been through a lot on this
one and I'll go through it with our listeners
or our viewers It was Arger's journey, but we
got it done. Pretty much on schedule too. Yeah,
no, it was a journey. You guys are municipality
whispers. Hopefully we get there soon. But yeah,
and then once we get that journey study in. Um,
for the first review, then we'll start working
on the rest of improvement plans, such as utilities
and traffic plans and. Okay. To get those up
to date so that once the drainage should eat
after a couple of reviews comes back and approve,
we can start to see if as soon as we can. Beautiful.
Okay. Um, you don't have earth work on this yet,
right? No, well, I bet you I can get you a halfway
decent number by the end of the week. Okay. Cool.
Not super duper urgent. Just got more FYI kind
of for me. So I can kind of, it's good to know
as much as I can upfront to then help figure
out what I want to do product wise. Right? If
I kind of, if I get forced into a pigeonhole
of a lot of site work and a lot of utility work,
then it forces me into a luxury product. If I
can keep my land costs down, I have a lot more
options. So that's the only reason I kind of
ask about it. It's not going to move the needle
at all. Right? I mean, it is what it is. There's
literally not much we can do when it comes to
earth work. Yeah, I said, well, hopefully we
have you number by the end of the week. Okay.
Okay. All right. Anything else with Horizon Ridge
and Irogi? No. No news is good news. Last on
the list is 48 Grand Miramar and 50. I should
be sending those to you in the next 10 minutes
after we get off our call. Those are completed.
And so I will have those sent to you here shortly.
Beautiful. Okay. Nothing crazy on those that
you saw? No. Okay. Awesome. The only thing that's
going to be a little tricky is just that wall
thing. Yeah. The existing walls and seeing if
they crap about that. But other than that, there's
nothing too complicated. So. Okay. Awesome. I
appreciate it. And I'm sorry. They're just such
sticklers. They really are. They really. want
to know exactly where every wall is and where
new walls are going to be added. And they have
all these regulations on where the walls have
to be. And yeah. And the quality of the walls
have to be called out that they're stuccoed and
capped. But the neighbor at 50, that house is
one of the first ones I think we went through
two weeks ago. They don't even have capped. Their
walls are not in compliance. So I don't know
how I extend a wall. And then as my wall in compliance,
then I'm going to have a decorative stucco caps
and do you know what I mean? And, but then it's
going to stop at their wall. Then it's going
to go back down to a regular, just regular stuccoed
wall. Yeah, it'll be interesting. So I'm hoping
that I'll wait and see what you have come up
with. Cause I can't picture exactly where they
are depending on where that returns. I don't
know. I mean, I would like to just return it
right where their wall ends, but their wall starts
pretty far back. So I don't know where, how you
drew it, but I'll take a look at it when, when
I get it. So remember we talked about, we're
trying not to touch their wall right now. Yeah.
Yep. And see what they go through review because
otherwise you have to tear up all their landscaping
and stuff. Terrible. Because in order to get
to the wall, it's just gonna be a nightmare.
It's gonna be a mess. So we've called it out
to wherever the existing wall is, we're leaving
it and we're leaving the existing one in France.
And obviously our new wall that we're putting
in between the two lots are just being proposed
to being whatever that length is on each one.
But all the other ones we're leaving the way
it is and seeing what they say. Okay. Perfect.
That works for me. It's just like you said, especially
if the material is different. It's going to look.
Yeah. Yeah. Yeah. We'll see. All right. Well,
that's great. I appreciate you guys getting those
back to me. And this is huge, uh, that we can
have this submitted with our first review with
those, with the association, the deadline for
the submission is Friday for a Wednesday meeting.
And we're going to have a grading plan, which
is amazing as we normally never there. And then
from a permitting standpoint, I have all my structurals.
I have your stuff. The architectures are done.
I'm waiting on MEPs, which are, they told me
by Wednesday study set, stamp set by October
31st. So there's a chance I have an entire permit
set on this, on these two projects by the end
of the month, which is huge. That's impressive.
It's impressive. Yeah. Um, it's good. It's a
good team. Um, so we'll see. That's probably
a record. I think that's. Ownership of the land
was about three weeks ago. So about five weeks
of ownership. You have a full set of permits.
And one of those houses is a brand new plan that
I came up with. The other one at least is a recycle,
but we still made some changes. Um, so it's pretty,
pretty cool. Yeah. But you see, even, even speed
running this son of a bitch, uh, it took me five
weeks. So that's why with rest, see, I couldn't
keep it together. I made it 21 minutes. Just
don't bring up only fair. Stupid. So dumb. Krista,
stop recording. It shows me on Westridge that
I have to, those are, there's five of those things.
So, and they're all kind of different lots. I
really think I probably need to do five different
houses. So there's just, yeah, it's. Oh, you
have three other ones in this area? Oh, no. I
mean on Westridge five. Oh, yeah. Yeah. And then,
cool. And then you got. The other one so I know
I'm hoping there can be some overlap between
the two but you you know These lots well, they're
all kind of different. Yeah, but I yeah Yeah,
it's tough. I mean, it depends on what does a
lot sizes are so different the lot I'm very yeah
lay out They're so different. Well three at Westridge
is really shallow lot four is a is a gem but
I can't design everything to fit lot four. And
then they each have different views. Just really
depends on what direction I want to take. Take
this. If these are true custom bespoke homes,
then every house really should be different to
take advantage of the views and the situations
on site. So we'll see. Right. That's what I'm
really torn on right now. And when I see the
utility plan for Westridge, that is, and I can
kind of figure out what the costs are. If the
land basis is low, then I can just take the safe
route out and go. 110 % of the median sales price
for the area and be fine, because there'll be
new construction and it'll sell. But if the plans
are more in depth and the costs are more in depth
to get these five lots pad ready, then it's going
to force me down that pigeonhole. Should have
done this due diligence before I bought it. No,
it'll be fine. The zip code will carry it. Zip
code will carry any direction. It's just a matter
of what vision and how fast do we blow out all
five of them? Do we just start with two? that
has its own challenges. Cause then people ask,
well, what's going on lots three, four and five.
And how do I know that that's going to be vacant
or they pictured, you know, I have projects in
South shore and there's a vacant lot next to
one of them. And my sales agent got so tired
of answering the question, what's going next
door. She just started saying Taco Bell and it's
in a custom guard gated country club. She's just
like, what do you think is going to go there?
Just like a Taco Bell or a CVS pharmacy and the
drive through is going to be right on your side
of your house. Speaker's going to be facing you.
Speaker's facing you. You're going to know all
the specials. So anyway. All right, boss. Well,
I appreciate your time. Thanks for being, you
know, doing this. This is a huge, huge help.
Not a problem. Yeah. People, some of our viewers
really get in the weeds on our stuff. So it should
be helpful. Yeah. Not a problem. Yeah. Thank
you very much. Appreciate it. Yeah, that's great.
All right, I'll see you guys in two weeks and
I'll look out for those emails. Sounds good.
Thanks, Michael. Thanks, Krista. Thanks, guys.
Thanks, Jasmine. I appreciate it. Yeah. See ya.
Bye. Thanks for tuning into the Press the Process
podcast. Make sure to follow us on Spotify to
stay in the loop with the latest insights, project
updates, and everything in between. See you next
time.