Transcript PHYSICAL DEVELOPMENT

PHYSICAL DEVELOPMENT
Part 1
Basic Subdivision/Allotment
Definitions
SUBDIVISION
The division of land into two or more
tracts, blocks, parcels, or lots for the
purpose of sale, resale, development, or
other form of valuable interest, including
the re-subdivision of land
PLAT
A survey map of development including
all the necessary bearing and
monument necessary to accurately
locate any point within the surveyed
area
Sketch Plan
A to scale hand drawing of the land
development showing the basic terrain,
lot, and street layout
Plat - Preliminary
A to scale mechanical drawing with
precise topography and prescribed
intervals showing the calculated location
of all lots, streets, drainage patterns,
facilities, and proposed dedications
Plat - Final
The survey reproduction of the
approved preliminary plat with all
bearing, monuments, curves and
notations, together with all dedications,
easement and approvals
A Reservation
A notation on the final plat that a specific
portion of the land will be set aside for future
government purchase
A notation on a final plat that a permanent
easement has been retained for the use and
enjoyment of those entitled by deed to use
this land for a specific purpose
Dedication
A gift, together with the land owner’s
offer to transmit, of land to be used for a
public purpose
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Roads and streets
Utility lines
Parks
Trails
Exaction
A demand by the government that the
developer either dedicate certain
property or monies for public use to hold
the project harmless from public
obligation. Exactions must be roughly
proportionate to the impact of
development
Impact Fee
A form of Exaction
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Fees contributed to offset the proportional
cost of off-site development impacts
Subdivision Bonus
An offer to extend development benefits
beyond those normally offered in
exchange for enhancements
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Affordable housing
Cluster housing
Open space retention
MONUMENTED AREA
Lecture Overview
History of Subdivision Process
Purpose of Physical Development
Regulations
The Players in the Process
The Process
Rules and Regulations
Layout and Design
History
Platting, or allotment, is an ancient
science probably originating with the
first serious attempts at elementary
trigonometry
In the U.S., plats of towns and additions
to town first appeared in 1660
Law of the Indies
Frederica, Georgia
Lexington, KY – Deed of Plat
"The following is the plan of the town of Lexington as laid out by Jesse
Henley, Esq., Nehemiah Hunt and William McFarland, within the
County of Jefferson, Indiana Territory, being a part of the Southeast
Quarter of Section 33, and part of the Southwest Quarter of Section 34,
Township S North, Range S East. Each street in the town of Lexington
to be 60 feet in breadth, each alley to be 10 feet in breadth, to remain
as open and common highways forever; and Lots No. 27, 28, 33, 34,
39, 40, 45 and 46 to be and remain for the purpose of erecting any
public building or sinking a well for the public benefit; provided also that
no part shall ever be appropriated as a burying ground, nor subject to
being disposed of by any person, but to remain forever for the express
purposes granted. Each lot 90 feet in breadth and 180 feet in depth.
Given under our hands the 1st day of June, 1813. Jesse Henley,
William McFarland, Nehemiah Hunt."
Lexington, KY Plat of Town
Modern History
Process moves to regulatory stage at
the same time zoning is given
constitutional approval – 1926
Developed as an “approval process”
during the 1930s
In 1940s – the relationship to the official
map
Relation to Mapped Streets
Purpose
Provide a coordinated, unified system of town
development
Provide a universal set of development
standards
Public and consumer protection
Official registration of land
Regulatory and review process for quality
control
Land form design and intelligent layout
The Players in the Process
The landowners and the ripening
process
The developers
Surveyors and engineer
The planners and the government
The public – holding them harmless
The Process – the Conference
Information Exchange
Basic market plan
Basic site selection criteria
The pre-conditional checklist
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Resources and habitat
Utilities, roads, and facilities
Preliminary evidence of feasibility
Diversion – Short Plats/Splits
Many minor developments are fasttracked
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Lot splits are usually allowed if they result
in two conforming lots an create no new
street or easements
Minor subdivisions are usually allowed (5
or less lots) with no new streets
Consent agenda
The Sketch Planning Process
The sketch plan reviews, at a
conceptual level, the physical design
characteristics of the proposal based on
the standards set forth in the
subdivision regulations
Basic Sketch Process
Sketch Process - Topography
Sketch Process - Drainage
Sketch Process - Cover
And, Voila! – The Final Sketch
Preliminary Plat
A scaled – non surveyed, mechanical
map of the proposed layout (including
context)
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Precise Topo
Lots
Prominent features
Streets
Facilities
Preliminary Plat
Prelim Plat Procedure
Staff reviews for concept changes
Staff reviews for compliance check
Developer makes changes or the
argument begins
Developer resubmits and the plat is
precise checked
WARNING
The following picture was inserted for
some levity – it is a bit off-color.
However, it does show the problems of
changeable signs near schools. If you
are easily offended, skip over it!
Keller
Short Reality Check
What About Developer Rights?
Zoning commands strong property
rights
Subdivision is SALES! They are selling
lots to the public. They have about the
same level of protection as a used car
salesperson
Returning to the Process
The preliminary plat is routed to the
review teams
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Engineering
Parks and Rec.
Utilities
Fire Protection
Others
Schedule for agenda review
Planning Commission
Developer Presentation
Staff Report
Public Comment
Engineering Report
Planning Commission changes and
modifications
Developer rebuttal
Final Plat
If the developer accepts all changes
and recommendations, the final survey
process begins
The final plat is submitted to staff for a
compliance check
The plat is reviewed by engineering and
mapping for technical errors or
omissions
Approval
The planning commission must accept
the final plat if:
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All changes and modifications from the
preliminary plat are completed
The staff report indicates that there are no
substantial changes
No exceptional or extra-ordinary
information has come to light since the
preliminary plat was reviewed
Implementing Exactions
The developer is required to install and
certify correct operation of all
infrastructure required to complete the
project before building permits will be
issued
Developer often required to post a
method of assurance that facilities are
installed to public specifications
Funding – Special Obligations
The role of the government – full faith
and credit
The role of the engineer – cost
estimation and inspection
Bond Counsel
Disbursal of funds
Typical repayment periods
Typicals per lot
Streets – compacted based, 6” concrete
with curbs @ 26’ wide
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$4 per sq.’ @ $104 linear ft’
Typical lot has 90’ frontage
Base cost = $9,360 per lot
Concrete cost = $3,551
Prep. Grading = $4,378
Engineering + inspection = $1,431
Sidewalks
Cost basis - $2 sq. ft.
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4” thick on sand base
$8 per linear ft’ @90’
Cost = $720 per lot
$364 concrete
$356 prep., forming, base
Sewer
Calculated on a 120 lot unit with 8” inch
interceptor and 2,000 gal pump and
hold lift, and:
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Minimum rock soils
8’ to 18’ trench
No exposed crossings
14 manholes
5,000 psi compaction
Sewer Cost
Cost basis
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90’ of 8” PVC = $31/foot - $2790 or $1395 for
cross lot connection
Trenching and compaction @ $6 per cubic yard =
30 cu. yds x 9 cu. yds – or $1620 for cross lot
Proportion cost of lift per lot 1,000
Connection charge - $1250
Impact fee $860
Total cost = $6125
Sample Benefit Charge
$27,000 @ 5% for 10 years
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# of payments = 120
Cost per payment = $286.38
$34,365.23 total repayment
Sample Cost
$200,000 home with 30% down with a
30 year note @8.75%
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$140,000 loan value
$1101.38 per month
$396,496.80 total repayment
Add specials $286.38
Total monthly payment = $1,387.76
Yearly income required = $66,576
Affordable Income Guideline
Affordability
At the end of 1999, the state's estimate
of median household income was
$64,795. My analysis of first-time
buyers assumed they had incomes at
70 percent of median - $45,356 - put 10
percent down, and bought houses worth
85 percent of the median price.
Affordability Index