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Residential DevelopmentProcess/ Pro forma,[object Object]
Table of Contents,[object Object],Introduction					5,[object Object],The Lot and Block Survey System		7 - 14,[object Object],Development of Regional Impact		15 - 27,[object Object],Site Plan Preparation				28 - 39,[object Object],Samples of Master Plan communities/	40 - 49 ,[object Object],Individual Parcels,[object Object],Infrastructure Process				50 - 60,[object Object]
Table of Contents con’t,[object Object],Sample of Municipality Permit		61 - 63 ,[object Object],Package Requirements,[object Object],Sample of Municipality Permit		64 - 66 ,[object Object],Process and Schedule,[object Object],Phasing the Community			67 - 71,[object Object],Conclusion						72,[object Object]
Getting Started,[object Object],[object Object]
If you think you are ready, be prepared for a long, tedious and sometimes arduous venture!
The initial start up process will take thousands of man hours for conceptual design and development, and can take any where, from 6 month's to 2 years in duration to complete the initial design and Municipality approval process for a Master Plan Project.,[object Object]
Land Use, Acquisition and Development,[object Object],Overview and Start of the ,[object Object],Development Process,[object Object]
 Lot and Block Survey System,[object Object], The system begins with a large tract of land. This large tract is typically defined by one of the earlier survey systems such as metes and boundsor the Public Land Survey System. A subdivision survey is conducted to divide the original tract into smaller lots and a plat map is created. Usually this subdivision survey employs a metes and bounds system to delineate individual lots within the main tract. Each lot on the plat map is assigned an identifier, usually a number or letter. The plat map is then officially recorded with a government entity such as a city engineer or a recorder of deeds. This plan becomes the legal description of all the lots in the subdivision. A mere reference to the individual lot and the map's place of record is all that is required for a proper legal description.,[object Object]
		In real estate, a lot is a tract or parcel of land owned or meant to be owned by some owner(s). A lot is essentially considered a parcel of real property in some countries or immovable property (meaning practically the same thing) in other countries. Possible owner(s) of a lot can be one or more person(s) or another legal entity, such as a company/corporation, organization, government, or trust. A common form of ownership of a lot is called fee simple in some countries. Lots can come in various sizes and shapes. To be considered a single lot, the land described as the "lot" must be contiguous. Two separate parcels are considered two lots not one. Often a lot is sized for a single house or other building. Many lots are rectangular in shape, although other shapes are possible as long as the boundaries are well-defined.,[object Object]
		Methods of determining or documenting the boundaries of lots include metes and bounds, quadrant method, and use of a plat diagram. Use of the metes and bounds method may be compared to drawing a polygon. Metes are points which are like the vertices (corners) of a polygon. Bounds are line segments between two adjacent metes. Bounds are usually straight lines, but can be curved as long as they are clearly defined. The part of the boundary of the lot next to a street or road is the frontage. Developers try to provide at least one side of frontage for every lot, so owners can have transportation access to their lots. As the name implies, street frontage determines which side of the lot is the front, with the opposite side being the back.,[object Object]
		Local governments often pass zoning laws which control what buildings can be built on a lot and what they can be used for. For example, certain areas are zoned for residential buildings such as houses. Other areas can be commercially, agriculturally, or industrially zoned. Sometimes zoning laws establish other restrictions such as a minimum lot area and/or frontage length for building a house or other building, maximum building size, or minimum setbacks from a lot boundary for building a structure. This is in addition to building codes which must be met. Also minimum lot sizes and separations must be met when wells and septic systems are used. In urban areas, sewers and water lines often provide service to households. There may also be restrictions based on covenants established by private parties such as the developer. There may be easements for utilities to run water, sewage, electric power, or telephone lines through a lot.,[object Object]
		Something which is meant to improve the value or usefulness of a lot can be called an appurtenance to the lot. Structures such as buildings, driveways, sidewalks, patios or other pavement, wells, septic systems, signs, and similar improvements which are considered permanently attached to the land in the lot are considered as real property, usually part of the lot but often parts of a building, such as condominiums, are owned separately. Such structures owned by the lot owner(s), as well as easements which help the lot owners or users, can be considered appurtenances to the lot. A lot without such structures can be called a vacant lot, spare ground, an empty lot, or an unimproved or undeveloped lot.,[object Object]
		Many times, developers divide a large tract of land into lots to make a subdivision out of it. Certain areas of the land are dedicated (given to local government for permanent upkeep) as streets and sometimes alleys for transportation and access to lots. Areas between the streets are divided up into lots to be sold to future owners. The layout of the lots is mapped on a plat diagram, which is recorded with the government, typically the countyrecorder's office. The blocks between streets and the individual lots in each block are given an identifier, usually a number or letter.,[object Object]
		Land originally granted by the government was commonly done by documents called patents. Lots of land can be sold/ bought by the owners or conveyed in other ways. Such conveyances are made by documents called deeds which should be recorded by the government, typically the county recorder's office. Deeds specify the lot by including a description such as one determined by the "metes and bounds" or quadrant methods, or referring to a lot number and block number in a recorded plat diagram. Deeds often mention that appurtenances to the lot are included in order to convey any structures and other improvements also.,[object Object]
Sample of PLSS,[object Object]
Development of Regional Impact,[object Object]
DRI-,[object Object],"…..means any development which, because of its character, magnitude, or location, would have a substantial effect upon the health, safety, or welfare of citizens of more than one county.",[object Object]
DRI Purpose,[object Object],[object Object]
Provides Extra- Jurisdictional Approach
Allows for State and Regional Agency Expertise and Technical Assistance
Assesses and Mitigates Project Impacts to State and Regional Resources and Facilities,[object Object]
Retail Service Development
Hotel and Motel Development
Recreational Vehicle Development
Multi- Use Development
Airports
Attractions and Recreational Facilities
Hospitals
Industrial Facilities
Mining Operations
Office Development
Petroleum Storage Facilities
Port Facilities,[object Object]
Defines what Constitutes a "Significant Impact"
Establishes Uniform Standards for Mitigation of Regional Impacts
Listed Vegetation and Wildlife Species
Archaeological and Historical Resources
Public Facilities
Transportation
Air Quality
Adequate Housing
Weather Event Preparedness,[object Object]
Files and Completes' Application for Development Approval
Participates in the Review Process and Responds to Questions
Participates in the Public Hearing
May Appeal the Adopted Development Order
Implements the Development Order and Provides Mitigation
Submits Annual Reports ,[object Object]
Participates in the DRI Review Process
Conducts the Public Hearing
Adopts or Denies the Development Order
Includes Conditions (Mitigation) of Approval or Denial of the Development Order
Primary Enforcer of the Development Order,[object Object]
Lead Role for Coordinating the Review Process with local, regional, state and federal agencies (Pre- Application Conference, Sufficiency Review and Regional Assessment Report)
Recommends Conditions of Approval or Denial to Local Government,[object Object]
Adopt Rules
Agreement Authority
Determines when a Development Qualifies for DRI Review
Binding Letters of DRI Status or Vested Rights
Clearance Letters
Monitoring and Enforcement
Approves Preliminary Development Agreements
May Appeal the Adopted Development Order,[object Object]
Sample of a Proposed Airport DRI,[object Object]
Steps Necessary to Record a Subdivision Plat ,[object Object],[object Object]
Preliminary Subdivision Plan Approval
Final Engineering Approval
Final Plat Approval
Subdivision Review Fees      (All fees are to be paid at the time of plat recording),[object Object]
Land Acquisition/ Entitlement ,[object Object],		Planned Urban Development, or PUD, is a zoning class that allows for residential and commercial buildings. The PUD classification allows builders to develop residential, retail, and professional buildings into one community, as well as recreation areas such as parks, so that residents can live, work, and play locally. ,[object Object],		A parcel of land is selected, land use is designated and requested by the potential buyer and approved by the governing municipality. Infrastructure Engineering, Surveying and Geotechnical firms are selected by the potential developer. Land use's typically are residential, mixed use, commercial,  as well as recreation areas such as parks.  ,[object Object]
Preparing a Site Plan,[object Object],What is a Site Plan?A Site Plan is a drawing depicting the site of a proposed or existing project. Some of the key elements of a Site Plan are property boundaries, land topography, vegetation, proposed and/or existing structures, easements, wells, and roadways. ,[object Object],Why is a Site Plan Needed?A site plan is required for most appointments, permit applications, pre-application meetings, and submittals.  It provides a visual image of your proposal and is used to assist in determining if your project conforms to land use policies and regulations.,[object Object],	A Site Plan submitted as part of a permit application needs to show all of the following items. ,[object Object]
Sample of Site Plan Submittal Requirements ,[object Object],Submittal Requirements,[object Object],[object Object]
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Residential Land Development Process