PHYSICAL DEVELOPMENT

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PHYSICAL DEVELOPMENT

• Part 1
• Basic Subdivision/Allotment

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Definitions
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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

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PLAT

• A survey map of development including all the
  necessary bearing and monument necessary to
  accurately locate any point within the surveyed
  area

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Sketch Plan

• A to scale hand drawing of the land development
  showing the basic terrain, lot, and street layout

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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

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Plat - Final

• The survey reproduction of the approved
  preliminary plat with all bearing, monuments,
  curves and notations, together with all
  dedications, easement and approvals

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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

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Dedication

• A gift, together with the land owners offer to
  transmit, of land to be used for a public purpose
• Roads and streets
• Utility lines
• Parks
• Trails

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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

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Impact Fee

• A form of Exaction
• Fees contributed to offset the proportional cost
  of off-site development impacts

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Subdivision Bonus

• An offer to extend development benefits beyond
  those normally offered in exchange for
  enhancements
• Affordable housing
• Cluster housing
• Open space retention

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MONUMENTED AREA
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Lecture Overview

• History of Subdivision Process
• Purpose of Physical Development Regulations
• The Players in the Process
• The Process
• Rules and Regulations
• Layout and Design

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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

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Frederica, Georgia
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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."

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Lexington, KY Plat of Town
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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

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Relation to Mapped Streets
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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

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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

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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

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Diversion Short Plats/Splits

• Many minor developments are fast-tracked
• 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

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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

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Basic Sketch Process
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Sketch Process - Topography
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Sketch Process - Drainage
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Sketch Process - Cover
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And, Voila! The Final Sketch
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Preliminary Plat

• A scaled non surveyed, mechanical map of the
  proposed layout (including context)
• Precise Topo
• Lots
• Prominent features
• Streets
• Facilities

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Preliminary Plat
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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

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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

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Short Reality Check
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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

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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

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Planning Commission

• Developer Presentation
• Staff Report
• Public Comment
• Engineering Report
• Planning Commission changes and modifications
• Developer rebuttal

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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

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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

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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

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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

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Typicals per lot

• Streets compacted based, 6 concrete with curbs
  _at_ 26 wide
• 4 per sq. _at_ 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

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Sidewalks

• Cost basis - 2 sq. ft.
• 4 thick on sand base
• 8 per linear ft _at_90
• Cost 720 per lot
• 364 concrete
• 356 prep., forming, base

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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

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Sewer Cost

• Cost basis
• 90 of 8 PVC 31/foot - 2790 or 1395 for
  cross lot connection
• Trenching and compaction _at_ 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

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Sample Benefit Charge

• 27,000 _at_ 5 for 10 years
• of payments 120
• Cost per payment 286.38
• 34,365.23 total repayment

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Sample Cost

• 200,000 home with 30 down with a 30 year note
  _at_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

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Affordable Income Guideline
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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.

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Affordability Index