Does Anyone have builder connections in the plainfield area? - Chicagoland Sportbikes
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post #1 of 33 (permalink) Old 04-05-2006, 03:38 PM Thread Starter
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Does Anyone have builder connections in the plainfield area?

I'm going to look at a 4.5 acre plot of land in plainfield this weekend. If everything is good I should be putting a bid on it. Does anyone have any hookups for builders? I'm contemplating doing the general contracting myself to save money but I'm not sure.
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post #2 of 33 (permalink) Old 04-05-2006, 03:58 PM
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I have a hard time believeing there is a 4.5 acre plot out here that hasnt been bought by a developer, unless its not buildable for some reason. be carefull what your looking at.




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post #3 of 33 (permalink) Old 04-05-2006, 04:01 PM
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post #4 of 33 (permalink) Old 04-05-2006, 04:05 PM
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4.5 acres is some big time money dude. I would make sure of this before you buy. Make sure you can build on this land. I would hate to see you get hosed on this deal.
post #5 of 33 (permalink) Old 04-05-2006, 04:08 PM
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Ive got a whole bunch of land I could sell you in FLorida.
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post #6 of 33 (permalink) Old 04-05-2006, 04:24 PM
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Quote:
Originally Posted by Good2Go
4.5 acres is some big time money dude. I would make sure of this before you buy. Make sure you can build on this land. I would hate to see you get hosed on this deal.

Yeah, make sure its not a flood plain or old Indian burial ground.
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post #7 of 33 (permalink) Old 04-05-2006, 04:25 PM
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Quote:
Originally Posted by gasguzzler
Yeah, make sure its not a flood plain or old Indian burial ground.

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post #8 of 33 (permalink) Old 04-05-2006, 04:52 PM
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I'm a Civil Engineer/Construction Manager in Land Development and do work out there all the time...the American Sales store going up at Weber and I-55 was my design orginally...let me know what your looking for, i've got tons of good contacts for ya.

Tom

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post #9 of 33 (permalink) Old 04-05-2006, 05:13 PM Thread Starter
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Excellent, it's definitely buildable as it was originally only for sale contingent upon having the seller build the house. We don't think it's in a flood plain but that's already being checked into. I'll know more after saturday.
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post #10 of 33 (permalink) Old 04-05-2006, 05:17 PM
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Just don't get stuck w/ an unsellable house once you're done (due to code, permits, etc).

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post #11 of 33 (permalink) Old 04-05-2006, 05:18 PM
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Ya be carefull man, from the tense you are typing in I gather you are not doing this alone. make sure you can trust your partner as well.




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post #12 of 33 (permalink) Old 04-05-2006, 05:19 PM
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Quote:
Originally Posted by NickIF
Excellent, it's definitely buildable as it was originally only for sale contingent upon having the seller build the house. We don't think it's in a flood plain but that's already being checked into. I'll know more after saturday.
I've got all the floodplain maps, etc. available as well...let me know if you'd like me to look into anything for ya.

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post #13 of 33 (permalink) Old 04-05-2006, 05:28 PM
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Quote:
Originally Posted by NickIF
Excellent, it's definitely buildable as it was originally only for sale contingent upon having the seller build the house. We don't think it's in a flood plain but that's already being checked into. I'll know more after saturday.
What was on the land before? EPA check it out yet? This could possibly cost you a fortune.....
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post #14 of 33 (permalink) Old 04-05-2006, 10:22 PM
 
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Quote:
Originally Posted by HDTony
Ya be carefull man, from the tense you are typing in I gather you are not doing this alone. make sure you can trust your partner as well.
I'd hope he could trust me We are doing a TON research right now...just wanted to field some of our options for building. It's def. buildable because there was a house alloted for that location that was 3000 sq ft. Trust mne though, I don't sink my money into anything that doesn't bring me a return
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post #15 of 33 (permalink) Old 04-05-2006, 11:04 PM
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Quote:
Originally Posted by meech
I'd hope he could trust me We are doing a TON research right now...just wanted to field some of our options for building. It's def. buildable because there was a house alloted for that location that was 3000 sq ft. Trust mne though, I don't sink my money into anything that doesn't bring me a return
Oh it's you!!!

Be careful Nick!

J/K

sounds cool, are you putting one house up on all that land? hell split into two lots and double you profit, around here thats still a monster size lot.




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post #16 of 33 (permalink) Old 04-05-2006, 11:21 PM Thread Starter
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we'll need 180' x 160' for a full size 50 track. I don't care what she does with the rest
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post #17 of 33 (permalink) Old 04-06-2006, 10:59 AM
 
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Quote:
Originally Posted by HDTony
Oh it's you!!!
Be careful Nick!
J/K
sounds cool, are you putting one house up on all that land? hell split into two lots and double you profit, around here thats still a monster size lot.


Besides Nick's 50 track plans, the lot has a 1 property building restriction (which is why I thought it might be a flood plain). I am assuming that is why the builder that owns it is trying to get rid of it. I contacted my insurance company to see what homeowners would be on it.
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post #18 of 33 (permalink) Old 04-06-2006, 11:13 AM
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Quote:
Originally Posted by NickIF
we'll need 180' x 160' for a full size 50 track. I don't care what she does with the rest


This is great! Awesome investment!

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post #19 of 33 (permalink) Old 04-06-2006, 05:18 PM
 
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yep...flood plain

on to the next lot/house
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post #20 of 33 (permalink) Old 04-06-2006, 05:25 PM
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Quote:
Originally Posted by meech
yep...flood plain

on to the next lot/house
That right there sucketh. At least you found out before you spent $ on plans and all that kinda stuff.
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post #21 of 33 (permalink) Old 04-06-2006, 05:36 PM
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Quote:
Originally Posted by meech
yep...flood plain

on to the next lot/house

I say go for it. Build the damn house on stilts!
Paddle tires for the 50's!

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post #22 of 33 (permalink) Old 04-06-2006, 05:41 PM
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Quote:
Originally Posted by meech
yep...flood plain

on to the next lot/house
Flood plain is workable, you've just got to work with FEMA on an amendment to the floodplain maps and provide some onsite storage to compensate for any areas you may fill in that presently serve as "storage" for flood waters...costs a little bit of dough but sometimes it's not bad...if you like, you can pm me the location and i can take a quick look at it with some folks here to guestimate potential ramifications.

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post #23 of 33 (permalink) Old 04-06-2006, 06:16 PM
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Like Tom said...flood plain issues are not difficult to resolve. The flood map used was most likely drawn in the 80s and its not very accurate for previously undeveloped areas. Fema has what they call a Base Flood Elevation (BFE) which represents a 1% chance in 100 years of water rising above that level. As long as the structure on that property is 2" above that level you do not require flood insurance. A few hundred dollar survey (paid for by the seller of course) can answer this question definitively.
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post #24 of 33 (permalink) Old 04-06-2006, 06:18 PM
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LOMA is what you need from Fema. It a Letter of Map Amendment. Basically it removed your structure from the flood plain.

LOMAR is another option that removes the entire property from the flood plain. (Letter of Map Revision)
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post #25 of 33 (permalink) Old 04-06-2006, 06:21 PM
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Quote:
Originally Posted by Kruz
LOMAR is another option that removes the entire property from the flood plain. (Letter of Map Revision)
This is the one to avoid

...damn John, are you and i in the same biz or what??

Tom

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In a state where corruption abounds, laws must be very numerous.
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post #26 of 33 (permalink) Old 04-06-2006, 06:28 PM
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Naaa...just dealing with a house near a creek. Your dad will hopefully be painting it soon.
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post #27 of 33 (permalink) Old 04-06-2006, 06:36 PM
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Actually LOMAR is what you really want. Your lender will require you to purchase costly flood insurance if in a flood plain; they are worried about the structure and not the land so they require a LOMA.

LOMAR exempts the entire property so you could build on other areas in the future.

The real issue here is whether you are above the BFE and the old map is not very detailed. Flood certification companies make a call based on this map and where they think your property is knowing nothing about the grading done to the property. That is where the surveyor comes in. They do a topographical comparison and then send the info off to Fema to make chnages to the map if needed.

You may legitimately in a flood plain, but at least find out first before ruling the land out.
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post #28 of 33 (permalink) Old 04-06-2006, 06:53 PM
 
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It's right by the DuPage River so it's not some lil creek I wish it were. I think the guy said I could hire an engineer to come in and make some adjustments but I can only imagine the $$$ that would cost
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post #29 of 33 (permalink) Old 04-07-2006, 08:29 AM
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I know a guy who did some grading and stuff to a part of his property to build and had all the FEMA stuff in order. Just before he broke ground the county sued him and made him remove all of the material he brought in and return the grading to the way it was before. Cost him BIG bucks. If it were me I'd pass.
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post #30 of 33 (permalink) Old 04-07-2006, 09:38 AM
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Quote:
Originally Posted by meech
It's right by the DuPage River so it's not some lil creek I wish it were. I think the guy said I could hire an engineer to come in and make some adjustments but I can only imagine the $$$ that would cost
I could get an estimate for you on the work no problem so you would have an idea of cost...also, a pretty good opinion on constructibility.

Tom

Quote:
Originally Posted by Tacitus
In a state where corruption abounds, laws must be very numerous.
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