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.
Download ReportTranscript 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.
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 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 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 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 Resources and habitat Utilities, roads, and facilities Preliminary evidence of feasibility Diversion – Short Plats/Splits Many minor developments are fasttracked 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 Coefficient of Runoff Post Q Development Q Q Predevelopment Base flow Time of Flow Sketch Process - Cover And, Voila! – The Final Sketch Preliminary Plat A scaled – non surveyed, mechanical map of the proposed layout (including context) 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 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 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 Development Review Checklist General North point and scale Owner’s certificates/review certificates Surveyor’s seal and certificate Vicinity Location Context Development Title Legend Checklist Survey Distances and courses Bearings Monuments and PI’s Curves and radii Checklist Content Elevations (preliminary) Significant features [preliminary] Drainage & retention/detention Wetlands – 404 permits National Discharge Elimination Permit Zoning designation Checklist Lots Distances, courses, bearings Conforming sizes Flag lots Outlying lots Phases Setbacks Yards Reservations Dedications Lots FLAG LOT Through Lot Lots Frontage Lots Checklist Streets Names R.O.W. size Connections Cul-de-sac length Entrances Checklist General ADA Developer packets Fire hydrants Clear Vision Taxes paid Impact fees/connection fees Benefit district Clear Vision Speed Approval The planning commission must accept the final plat if: 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 $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. 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: Minimum rock soils 8’ to 18’ trench No exposed crossings 14 manholes 5,000 psi compaction Sewer Cost Cost basis 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 # 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% $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 Developer Exactions On Site Dedications Infrastructure and necessary easements Open space and recreation Critical historic and environment features The Noland/Dolan relationship Impact Fees Definition Impact fees are special charges placed on residential and commercial development to finance the cost of new or improved public infrastructure and services. Traditionally, governments impose impact fees to finance the pro-rata share of infrastructure improvement expenses necessary to support the new development, such as water and wastewater services. Using Impact Fees Typical Applications Transportation Sewer and Water Schools Open Space and Parks/Recreation Urban amenities and arts Drainage The Process of Layout A 166 Ac site zoned for a max. density of 4 du’s/Ac with 8.6 Ac. For open space 472 DU’s on 157 Ac. Eye-Brow Plans 2.75 DU/A Net Density = 6 du on 2.18 A Gross Density = 6 du on 2.35 A Ave lot = 13,749 sq. ft Street = 4,800 sq. ft R.O.W. = 12.544 sq. ft Bldg. Coverage = 1,690 sq total per unit Setbacks Front = 20’ Side = 10’ Site devel cost = $12,838 Commons Plan 4 DU/A Net Density = 8 du on 2.00 A Gross Density = 8 du on 2.17 A Ave lot = 9,114 sq. ft Street = 9,200 sq. ft R.O.W. = 15.540 sq. ft Bldg. Coverage = 1,050 sq total per unit Setbacks Front = 15’ Side = 10’ Site devel cost = $11,138 Public Cul-de-sac 7.25 DU/A Net Density = 20 du on 2.75 A Gross Density = 6 du on 2.25 A Ave lot = 4,888 sq. ft Street = 6,800 sq. ft R.O.W. = 9,134 sq. ft Bldg. Coverage = 1,110 sq total per unit Setbacks Front = 15’ Side = 5’ Site devel cost = $9,838 Zero Lot Line 8 DU/A Net Density = 22 du on 2.00 A Gross Density = 22 du on 2.35 A Ave lot = 13,749 sq. ft Street = 3,200 sq. ft R.O.W. = 12,544 sq. ft Bldg. Coverage = 1,011 sq total per unit Setbacks Front = 10’ Side = 0’ Site devel cost = $8,484 Smart Growth Evolving Approach Balance development with: Social Economic Environmental And leadership AHWAHNEE PRINCIPLES A preamble, topics of specific ideas, community principles, regional principles and implementation of the principles was presented in the fall of 1991 to about 100 local elected officials at a conference at the Ahwahnee Hotel in Yosemite. Statement of Purpose The community principles define a community where housing and all the things needed to meet the daily needs of residents are located within walking distance of one another. They call for returning to historic population densities around transit stops to provide the critical mass of people and activities in these areas needed to make transit economically viable. They call for housing which provides places to live for a variety of people within a single neighborhood instead of separating people by income level, age or family situation. Principle 1 1. All planning should be in the form of complete and integrated communities containing housing, shops, work places, schools, parks and civic facilities essential to the daily life of the residents. Principle 2 1. Community size should be designed so that housing, jobs, daily needs and other activities are within easy walking distance of each other. 2. As many activities as possible should be located within easy walking distance of transit stops. Principle 3 1. A neighborhood should contain a diversity of housing types to enable citizens from a wide range of economic levels and age groups to live within its boundaries Principle 4 1. Neighborhood groups within the community should provide a range of job types for the residents. Principle 5 1. The community should have a center focus that combines commercial, civic, cultural and recreational uses 2. The community should contain an ample supply of specialized open space in the form of squares, greens and parks whose frequent use is encouraged through placement and design. Principle 6 1. Public spaces should be designed to encourage the attention and presence of people at all hours of the day and night 2. Each neighborhood or cluster of neighborhoods should have a well-defined edge, such as agricultural greenbelts or wildlife corridors, permanently protected from development. Principle 7 1. Streets, pedestrian paths and bike paths should contribute to a system of fully-connected, interesting routes to all destinations. Their design should encourage pedestrian and bicycle use by being small and spatially defined by buildings, trees and lighting; and by discouraging high speed traffic. Principle 8 1. Wherever possible, the natural terrain, drainage and vegetation of the community should be preserved with superior examples contained within parks or greenbelts Principle 9 1. Communities should provide for the efficient use of water through the use of natural drainage, drought tolerant landscaping and recycling Principle 10 1. Prior to any development, a specific plan should be prepared based on these planning principles. 2. Plans should be developed through an open process and participants in the process should be provided visual models of all planning proposals. Radburn – The Principle The Focal Points Open Space Belt The Master Plan