Residential Land Development Practices: A Textbook on Developing Land into Finished Lots

Disclaimer
Introduction
Contents
Chapter 1: Land Planning Concepts
Affordable Homes
Land Planning for Marketability
High-Density Developments
Cluster Zoning
Neotraditional
Adult Retirement Housing
Connectivity
Partnerships in Planning
Chapter 2: Residential Land Uses
Rural
Estate
Low Density
Small Lot, Single Family
Townhouses
High Density
High Density, Multistory
Active Adult Communities
Traditional Neighborhood Developments
Residential Mixed-Use Developments
Large-Scale Projects
Chapter 3: Land Development Basics
Property Uses
Market Study
Community Overview
Demographic Analysis
Housing Factors
Economic Analysis
Community Analysis
Neighborhood Overview
Summary of Residential Market Analysis
Market Comparison
Site Analysis
Site Analysis and the Purchase Agreement
Site Inspection
Special Considerations
Regulatory Issues
Excessive Regulations
Approval Process
Value Analysis
Contract Provisions
Appendix 3-1
Appendix 3-2
Appendix 3-3
Appendix 3-4
Appendix 3-5
Appendix 3-6
Appendix 3-7
Appendix 3-8
Appendix 3-9
Chapter 4: Due Diligence
General
Property Description and Ownership
Legal Description
Tax Map and Parcel Size
Master Plan Compliance
Future Road Alignments and Rights-of-Way Dedications
Review of Phase 1 Environmental Study
Site Pictures
Maps and Plans
Property Boundary Survey
Tax Maps
Zoning Maps
Master Plans
Street Maps and Community Amenities
Topographic Survey or GIS Maps
Aerial Photos
Soils Maps
Water and Sewer Maps
Wetland Inventory Maps
Floodplain Maps
Road Network Plans
Zoning and Land Uses
Permitted and Conditional Uses
Permitted Uses
Conditional Uses
Zoning Restrictions, Bulk Requirements, and Constraints
Subdivision Bulk Requirements
Density Bonus
Yield Analysis, Open Space, and Buffer Requirements
Regulations
Rezoning Applications
Development Impact on Services and Existing Infrastructure
Dedications, Easements, and Encroachments
Road Access, Off-Site Road Improvements, and On-Site Road Circulation
Land Development Regulations
Stormwater Management Facility Requirements
Best Management Practices
Regional, State, and Federal Regulations
Community Hot Buttons
Entitlement, Approval, and Permitting Processes
Neighboring Property
Existing and Proposed Uses
Positive and Negative Surrounding Property Analysis
Neighborhood Reaction to Development Plans
Political Assessment
Noise Problems
Views from the Site, Including Unsightly Views
Archeological or Historical Significance of the Site
Boundary Problems (Gores, Gaps, and Overlaps), Easements, and Rights-Of-Way
Adjacent Property Impacts
Site Characteristics
Environmental Constraints
Property Soil Types, Characteristics, and Topography
Utilities
Government Staff Reviews and Comments
Become an Active Member of the Community
Development Potential Summary
Chapter 5: Financing
Financing Techniques
Purchase Money Mortgage
Options
Installment Contracts
Leasehold Arrangements and Lease Options
Land Sale Lease Back
Limited Partnership
Syndications
Joint Ventures
Blanket Mortgage
Other Financing Techniques
Choosing a Lender
Submitting the Loan Package
Cover Letter
Loan Summary
Project Elements
Company History
Marketing Strategy
Project Team Members
Graph of Competitive Product
Target Market
Product
Appraisal
Sales and Marketing
Pro Forma
Corporate Reports
Financial Documents
Miscellaneous
Appendix 5-1
Appendix 5-2
Chapter 6: Schedules
Project Activity Schedule
Master Schedules
Land Development Schedules
Housing Inventory Schedule
Appendix 6-1
Appendix 6-2
Appendix 6-3
Appendix 6-4
Appendix 6-5
Chapter 7: Basics of Residential Marketing
Location
Competition
Land Plan
Lot Premiums
Housing Selection
Marketing Approach
Subdivision Potential
Chapter 8: Consultants
Selection Process
Design Team Members
Surveyor
Environmental Consultant
Soils Engineer
Land Planner
Engineer
Landscape Architect
Architect
Other Disciplines
Professional Service Agreement
Consultant Responsibility
Appendix 8-1
Appendix 8-2
Appendix 8-3
Appendix 8-4
Appendix 8-5
Appendix 8-6
Appendix 8-7
Chapter 9: Sustainable Residential Communities
What, How, When, and Where to Build
Know the Past to Understand the Future
What to Build
How to Build
When to Build
Where to Build
Social Sustainability
Environmental Sustainability
Economic Sustainability
Did You Know?
Smart Growth Network
Livable Communities
Sustainable Cities
HUD, DOT, and EPA
National League of Cities: Sustainable Cities Institute
US Chamber of Commerce's Business Civic Leadership Center
Smart Cities Dive
HUD
Center for Sustainable Organizations (CSO)
Sustainable Community Development Institute (SCDI)
Community Revitalization Alliance
Sustainable Community Initiatives
Smart Growth Rating Systems
Additional Sustainability Resources
Chapter 10: Conceptual Design Planning
Base Map
Conceptual Land Plan
Roads and Access Points
Topography
Drainage
Environment
Soils
Vegetation
Utilities
Housing Product
Foundations
Covenants, Conditions, and Restrictions
Description of Permitted Uses
Type of Building
Height Restrictions
Setbacks
Architectural Restrictions
Conceptual Cost Estimate
Appendix 10-1
Appendix 10-2
Appendix 10-3
Appendix 10-4
Appendix 10-5
Appendix 10-6
Appendix 10-7
Appendix 10-8
Chapter 11: Residential Subdivision Design
Design and Construction Options
Clearing
Earthwork
Sanitary Sewers
Water Distribution Systems
Drainage Facilities
Roadways
Quality Reviews
Engineering Review
Cost Estimate
Appendix 11-1
Appendix 11-2
Chapter 12: Residential Land Development Standards
Residential Streets
Right-Of-Way
Pavement Width
Cul-De-Sacs
Curbs and Sidewalks
Vertical and Horizontal Curves
Water and Sewer Lines
Drainage
Chapter 13: Project Approval Strategy
Approval Strategy for Builder/Developers
Experts
Political Problems
Community Relations
Project Costs
Planning Board Presentations
Role Playing
Planning Board Meeting
Engineers and Public Hearings
Rule 1: Know the Political Hot Buttons
How Do You Find Out About the Issues?
Should You Meet with Board Members?
Should the Engineer Become Politically Involved?
Rule 2: Public Participation Is a Key Component
Rule 3: Know Your Costs
Rule 4: Prepare for a Board Hearing
Rule 5: Prepare Quality Graphics
Rule 6: Use Appropriate Tools of the Trade
Rule 7: Orchestrate the Performance
Rule 8: Present a Project with Enthusiasm
Rule 9: Answer Questions Briefly
Rule 10: Pass the Torch
Engineers at the Crossroads
Chapter 14: Developers, Engineers, Regulators
Timing and Schedule
Developer
Engineer
Regulator
Land Development Engineer's Goals
Quality
Developer
Engineer
Regulator
Land Development Engineer's Goals
Cooperation
Developer
Engineer
Regulator
Land Development Engineer's Goals
Knowledge
Developer
Engineer
Regulator
Land Development Engineer's Goals
Workforce
Developer
Engineer
Regulator
Land Development Engineer's Goals
Commitment
Developer
Engineer
Regulator
Land Development Engineer's Goals
Communication
Developer
Engineer
Regulator
Land Development Engineer's Goals
Meetings
Developer
Engineer
Regulator
Land Development Engineer's Goals
Documentation
Developer
Engineer
Regulator
Land Development Engineer's Goals
Government Relations
Developer
Engineer
Regulator
Land Development Engineer's Goals
Summary
Chapter 15: Stormwater Management and Best Management Practices
Decentralized versus Regional SWM Facilities
Stormwater Management
Retention Facilities
Detention Facilities
Best Management Practices
Bioretention Systems
Roof Drywell Systems
Extended Detention Facilities
Manufactured Treatment Systems
Sand Filters
Vegetative Filters
Permanent Water Surface Ponds
Soil Testing Programs
Visual Considerations
Landscaping
Fencing
Maintenance Access
Maintenance Programs
Ownership Alternatives
Government
Homeowners Association
Individual Property Owner
Design Trends
Chapter 16: Permits and More Permits
Local Governments
Planning Board
Shade Tree Commission
Environmental Commission
Water and Sewer Departments
Drainage Departments
Traffic Departments
Project Reviews
Regional Agencies
Regional Planning Boards
Soil Conservation District
Stormwater or River Basin Agencies
Protection, Enhancement, and Proper Use Groups
Quasi-Public Agencies
State Agencies
Federal Government
Subdivision Approval Process
Planning Board Guide for Citizen Participation
Application Process
Associated Agencies
Procedures
Types of Approvals
Types of Meetings
Description of a Hearing
Presentations
Questions and Answers
Work Sessions
Definitions
Chapter 17: Municipal Government's Changing Landscape
Architectural Guidelines and Price Points
Residential Roads and Traffic Impact Studies
Municipal Services and Cost Benefit Analysis
Economic Development
Stormwater Facilities Operation and Maintenance and MS4 Permits
Water Distribution and Water Supply
Wastewater Treatment Plant and Line Capacity
Chapter 18: Land Development Bid Process
Plans and Specifications
Prebid Conference with Staff
Bid Process
Contractor Information
Contractor Meeting
Contractor's Schedule
Bid Forms
Bid Analysis
Contractor Selection Process
Land Development Contracts
Unit-Price Contract
Time-and-Material Contract
Lump Sum Not to Exceed
Construction Document Revisions
Field Conditions
Better Designs
Budget versus Actual Cost Report
Summary
Unanticipated Site Problems or Conditions
Unanticipated Permitting or Approval Requirements
Accelerated Design or Construction Schedule
Design Changes
Quality of Materials
Specification Changes
Material Shortages
Labor Shortages
Union Labor
Public Bidding Process
Issues with the Design, Cost Estimate, Bid Documents, Contractor Quotes
Know Your Costs
Appendix 18-1
Appendix 18-2
Appendix 18-3
Appendix 18-4
Appendix 18-5
Appendix 18-6
Appendix 18-7
Chapter 19: Land Development Project Management
Communication
Schedule
Field Office
Invoices and Payment
Schedule of Values Analysis
Payment Invoice Summary
Release of Lien
Payment
Progress Meetings
Field Extras
Change Orders
Appendix 19-1
Appendix 19-2
Appendix 19-3
Appendix 19-4
Appendix 19-5
Appendix 19-6
Chapter 20: Land Development Field Operations
Construction Surveying
Clearing Operations
Selective Clearing
Earthwork Operations
Houseline Land Development
Erosion and Sedimentation Control
Storm Drainage
Utility Installations
Electric, Phone, Gas, and Cable
Water and Sewer
Curb and Gutter Installations
Pavement
Land Development Punch Lists
Appendix 20-1
Appendix 20-2
Appendix 20-3
Appendix 20-4
Chapter 21: The Land Development Business
Stakeholders
Government
Business Community
Citizens
Environmental Community
Legal Community
Political Community
Homeowner Associations
Business Issues
Profits
Reputation and Corporate Image
Effect on Society
Design Professionals
Land Development Industry Changes
Chapter 22: Land Development Engineering
Course Requirements
Fundamentals
Advanced Site Analysis
Studio
Storm Drainage Design
Index
About the Author