PHYSICAL DEVELOPMENT

1. PHYSICAL DEVELOPMENT Part 1 Basic Subdivision/Allotment

2. Definitions

3. 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

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

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

6. 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

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

8. 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

9. 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

10. 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

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

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

13. MONUMENTED AREA

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

15. 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

16. Frederica, Georgia

17. 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."

18. Lexington, KY Plat of Town

19. 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

20. Relation to Mapped Streets

21. 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

22. 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

23. 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

24. 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

25. 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

26. Basic Sketch Process

27. Sketch Process - Topography

28. Sketch Process - Drainage

29. Sketch Process - Cover

30. And, Voila! – The Final Sketch

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

32. Preliminary Plat

33. 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

34. 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

35. Short Reality Check

36. 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

37. 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

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

39. 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

40. 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

41. 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

42. 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

43. 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

44. 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

45. 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

46. 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

47. Sample Benefit Charge • $27,000 @ 5% for 10 years • # of payments = 120 • Cost per payment = $286.38 • $34,365.23 total repayment

48. 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

49. Affordable Income Guideline

50. 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.