Navigating the complex permitting process for new developments can be a significant challenge for any project. Whether you’re developing in Texas or expanding across state lines, the process involves a framework of local regulations and multiple stakeholder interactions. The difference between a smooth approval process and costly delays often comes down to experience, established key stakeholder relationships, and the ability to anticipate challenges before they derail your timeline.
“Our advantage is that we have been doing this for a very long time. We are able to anticipate any kind of problems or potential issues once we get all the information up front,” said Omar Espinosa, PE, Department Manager-Civil/Site for Colliers Engineering & Design San Antonio.
General Process Overview
The permitting process can vary significantly depending on both project type and location, as each county and municipality operates under distinct regulatory frameworks. The process is segmented into four different parts: entitlements, initial site planning, design/permitting and final closeout. While these phases generally follow a linear progression, the specific requirements and review processes can vary considerably between jurisdictions.
Once initial submission is complete, multiple city and county departments must review and approve different aspects of projects. Using San Antonio as an example, engineers and consultants routinely coordinate with departments handling tree ordinance compliance, transportation, traffic impact analysis, subdivision platting, historic preservation, habitat compliance, wet and dry, utility coordination, stormwater, and GIS mapping. Each city may have different departmental structures and review processes, creating unique challenges that require local expertise to navigate effectively.
The typical permitting timeline can vary significantly based on the municipality’s size, current development volume, and local business climate. A general rule of thumb is anywhere from nine to eighteen months from start to finish. Understanding these variations and planning accordingly is crucial for maintaining project schedules.
Costs and fees also vary dramatically across counties and municipalities. Smaller cities often impose higher fees because they lack in-house engineering staff and must outsource reviews, passing these costs to applicants. Fortunately, municipalities typically publish their fee schedules in their Unified Development Code (UDC), allowing consultants to research and estimate costs upfront. When uncertainties arise, experienced consultants leverage established contacts to confirm calculations and prevent unexpected expenses.
Unlike some states, there are no blanket state-level regulations regarding development pressure. Instead, the state delegates authority to municipalities to update their codes and implement policies as they see fit, creating a patchwork of local requirements that demand specialized knowledge to navigate successfully.
Challenges & Pain Points
Environmental and drainage issues have become the biggest pain points in permitting recently. Throughout the years, environmental regulations have become stricter, and there are more factors that need to be considered in this area. On the drainage side, however, there has been a recent spotlight on the frequency and severity of storms, which creates many details that need to be considered when dealing with permits that involve these issues. When events like the recent flooding in the San Antonio area occur, tighter regulations are seen as a reactive approach that both city officials and engineers need to think through as solutions for the well-being of the general public and to enhance improvements within our communities. Additionally, projects must navigate TPDES (Texas Pollutant Discharge Elimination System), which adds another layer of regulatory compliance.
Going back to San Antonio and environmental concerns, location is critical to consider since the area has the Edwards Aquifer, an environmentally sensitive area. For submissions here, the process involves additional reviewers, including the Texas Commission on Environmental Quality (TCEQ) and The San Antonio’s Water System Aquifer Protection Program, to verify compliance with water quality standards. This becomes a more complex submission process versus others in different areas that don’t have to deal with these requirements.
Regional Variations: Texas vs Arizona
When comparing permitting processes across states like Texas and Arizona, the fundamentals are similar considering both states are pro-development and have experienced immense growth over the years. However, the most significant differences emerge from each state’s distinctive landscape and environmental concerns. Texas, given recent frequence and severity in storms, places heavy emphasis on drainage factors. Although Arizona has similar challenges as Texas, the most recent focus has been the establishment of a revised regulatory framework for water rights for those outlying areas of Maricopa and Pinal Counties.
“In Arizona, the development process starts with engagement with the development services department of the respective city. That department oftentimes acts as a clearinghouse for the other supporting city departments to establish the necessary infrastructure improvements to support the development,” said Nguyen Lam, PE, Regional Discipline Leader, Civil Site in Arizona. “The challenge is finding common ground with both the client and city on the extent and scale of infrastructure improvements needed to support the development. By using our relationships with the city or agency, we’re able to help navigate the entitlement process and ultimately find equitable solutions in a timely manner. In both Texas and Arizona, it is our extensive knowledge of standards and long-standing relationships with agency stakeholders that set us apart. Both have been built on years of experience working with and alongside the communities that we serve.”
A Trusted Partner
Selecting the right partner for the permitting process is crucial to avoiding unnecessary delays and costly mistakes. The difference between success and frustration often comes down to experience and relationships. “When a competitor comes in, but they’re not experienced within the jurisdiction, they will have a harder time going through some of the basics – who to contact, what do they need, what is required, what do they expect to see,” said Travis Elseth, PE, Geographic Discipline Leader Civil/Site in San Antonio.
Experienced teams provide the information reviewers expect because they’ve navigated these processes countless times across multiple jurisdictions. This experience allows them to anticipate needs before they become bottlenecks, ensuring projects maintain momentum throughout the approval process. A nationwide presence creates a comprehensive network that supports projects from initial planning through final approval, maintaining compliance with all local, county, and state requirements.
This established expertise translates directly into cost savings, reduced timelines, and successful outcomes for clients across diverse regulatory landscapes. Ready to streamline your next development project? Contact our experienced team at Colliers Engineering & Design to discuss how local expertise and established relationships can accelerate your permitting process.