Residential Land Development Practices: A Textbook on Developing Land into Finished Lots

The land planning concepts of many communities are based on the patterns found in many older towns and cities. A well-developed and visualized land plan with attractive street scenes, combined with usable, livable, and properly oriented lots increases absorption rates and the perceived value of homes. This chapter introduces four land planning concepts that would encompass regulation, affordability, and sustainability: high-density developments, cluster zoning, neotraditional approach, and retirement housing. Applications of these concepts for regulators, builders, and designers searching for cost-effective and consumer-driven projects are discussed.

For each parcel of land considered for purchase, builders must assess the surrounding land uses for compatibility with the proposed use. Residential land uses are the most common uses in most municipalities. This chapter describes land use alternatives and options that are available in most municipalities across the United States. Distinguishing factors for rural residential use are large lots in excess of one acre with wide road frontages as well as lots that are typically located beyond public water and sewer services. Also investigated are the current trends to construct most residential subdivisions as low density to satisfy the move-up market, and the preference to build higher-density, single-family, detached housing. One-story townhouses are evaluated as an alternative for the active adult market.

The primary role of the land developer is to continuously maintain an inventory of buildable lots for housing construction. A successful land development project reflects knowledge of when lots will be released for sale, how quickly they can be absorbed by the marketplace, and timely delivery of the project. This chapter includes information on property uses, market studies, market comparison, and site analysis. It is suggested that the regulatory process and housing development standards be explained in detail to property owners to assure them that the land price is consistent with approved and unimproved subdivisions. It is shown how a complete comprehensive site analysis study can reduce the risk factors associated with each parcel under consideration; all information obtained during the market study, the regulatory analysis, the site review, and the value analysis is used in negotiating the final contract for the land.

Due diligence analysis of vacant property is used by land buyers to assess property for their intended use: land investment, entitlements, land development, or vertical construction. It is essential to develop a step-by-step site analysis and due diligence program and follow it without exception. This chapter is intended to assist buyers and sellers of real estate for development purposes. Advice is provided on compiling maps and plans that are available online, locating the subject property on each map or plan, as well as on tax maps, zoning maps, master plans, GIS maps and soils maps. The impact of property adjacent to, or near, the property in question (PIQ) on the marketability and design approach is discussed. The importance of technical site analysis work in the assessment of the land for real estate development is also investigated.

Joint ventures, installment contracts, and more traditional financing opportunities are available to finance housing projects. Financial planning is an ongoing process that should match the company’s commitment for growth. This chapter provides an overview of alternative financial approaches for funding small to midsize land development projects. Typical financing techniques are described for ease of reference. It is also shown how purchase of raw land offers the greatest potential return on investment of any real estate venture. Making selection of an advantageous financing package is also important to the operations and financial position of the project.

This chapter explains the various practical scheduling techniques that can be implemented for residential housing developments, with the objective of illustrating proven scheduling techniques that can be used to keep track of work production. An illustration is provided of a comprehensive activity schedule for tracking a project from land acquisition through the final transfer of land improvements to local government. An example of a project master schedule that provides a scheduling overview for multiple projects is also given. An individual project master schedule presents projected due dates for each major activity line item in the development process, as well as the actual dates of completion. The land development project schedule highlights the major activities of a housing project. Developers are advised to schedule land development activities to complement the housing production schedule for each housing delivery.

Successful residential marketing begins early in the development process as soon as the target market has been identified and the engineers begin the project design. This chapter introduces engineers, builders, developers to residential marketing, and presents tips for design and product selection that are applicable for all residential projects. Some of the factors that increase market appeal of a new subdivision are also considered: location, competition, land plan, lot premiums, housing selection, marketing approach, and potential for expansion.

Use of consultants should be based on the needs of particular projects; This chapter focuses on how landscape architects provide significant insight on the full utilization of the existing attributes of a site. For single-family, traditional housing projects, the role of the following professionals is explored in the context of the design team: civil engineers, environmental consultants, architects, landscape designers, surveyors, and soils engineers. Other professionals recommended for consideration include economists, traffic engineers, and planners. Variations in environmental consultants’ scope of work for site inspection from project to project and from one state to another are identified.

According to the National Association of Realtors, homeownership matters to people for a variety of reasons, including improving overall quality of life, building long-term wealth, enjoying stable housing costs, and establishing self-worth. This chapter addresses the need for residential builders to seek solutions for what to build; how to build; when to build; and where to build because land development engineers strive to deliver a marketable and sustainable project. A Low Impact Development (LID) design approach provides a step toward sustainable projects. Economic sustainability in any community is difficult to achieve and measure because it is influenced by market, physical location and constraints, regulatory climate, financial stability, and political issues. The role of the Sustainable Cities Institute in providing guidance and information to local governments to pursue sustainability is discussed. This chapter also includes information on various federal agencies and institutions’ activities for developing sustainable cities.

The conceptual design planning phase of a project has always been the most important aspect of project development. In conceptual design, stormwater management areas, parks, and dedicated open space areas are typical properties controlled by homeowners associations. This chapter describes the four stages of conceptual design planning: preparing the base map, preparing the conceptual land plan, selecting a housing product, and preparing a conceptual cost estimate. The land plan should show the existing frontage road and elevations, drainage courses, existing soil characteristics, trees, and utility locations.

Based on the conceptual land plan, the infrastructure of the residential subdivision is designed by an engineering firm. Many regulatory requirements and design criteria govern subdivision design work. This chapter presents options that are valid ways to meet the intent of the regulatory engineering design standards. Standards based on conservative engineering and planning criteria add substantial development costs to residential subdivision design with debatable benefits. Design and construction options that can guide discussions among the engineering design team before they prepare the preliminary design documents include the amount of clearing necessary cuts and fills, sanitary sewer design, water distribution systems, and drainage facilities. Quality infrastructure ensures that the level of maintenance is adequate. Other requirements discussed include quality reviews, engineering reviews, and the land development cost budget.

This chapter analyzes the variety of residential land development standards used in different areas of the United States and presents a set of criteria that can be used by practicing engineers. It explores challenges to balancing certain health, safety, and welfare issues when developing appropriate engineering standards for residential subdivisions against the cost-benefit to the initial user and to the ultimately responsible party–the local government. As an element of residential infrastructure design, drainage remains very site-specific because of the climate differences across the United States. Roadway drainage facilities are designed based on a 10-year storm event.

All housing projects have an impact on the community in which the subdivision is located. A successful strategy for gaining project approval from both the community and government regulators is derived from careful preparation in several areas. Housing projects require strategies for gaining government acceptance of the subdivision. A community relations program that builds support from the general public can maximize the support from elected officials and business leaders for the project. This chapter presents 10 rules to help an engineer contribute to a builder/developer’s success in the public approval phase of a project. These include knowing the political hot buttons; public participation; knowing the costs of the project; proper preparation of a planning board hearing; and preparing computer-generated graphics for presentations.

The art of bringing raw land to finished lots in a cost-effective and timely manner hinges on many factors, none of which is more important than the relationship between the developer, the engineer, and regulatory officials. This chapter discusses land development engineers’ goals, quality of work, cooperation, and knowledge that are expected from developers, engineers, and regulators. The traits of each team member are analyzed, based on the following business considerations: timing and schedule: quality; cooperation; knowledge; manpower; commitment; communication; meetings; documentation and government relations. Benefits of the hand-shake relationship are identified, particularly for national builders and the ever-changing face of regulations and regulators.

Builders/developers and their engineers must integrate plans for stormwater management (SWM) and best management practices (BMPs) for pollutant control into their designs for new projects. This chapter reviews stormwater quality and quantity control facility options for residential development applications. An overall summary is presented of current SWM practices and methods to comply with local, regional, and state regulations. The importance of retention and detention facilities is explained. Design options, typical BMP solutions, such as bioretention systems, roof drywell systems, manufactured treatment systems, sand filters, and wet ponds, are also discussed. Examples are provided of municipalities that follow the direction of state environmental agencies and changing design parameters to conform to local conditions.

Each housing project must obtain various permits and approvals from local, state, regional, and federal government agencies before construction can begin. This chapter examines the various layers of government that are involved in the permitting and approval process and recommends ways to effectively manage planning board hearings. It is shown how the phasing of projects in areas that are not governed by a regional agency provides an easier path to the building and selling of lots and houses. A typical subdivision approval process that most housing projects must pass is illustrated, from inception to final approval.

This chapter considers the monumental stress and demands resulting from the need to have a municipal government that addresses the needs of existing citizens and plans for growth. Specific problems identified include the lack of structure in municipal governments for quickly managing the changing landscape, as well as the lack of progress on the part of local governments because of their reactive, rather than proactive, characteristics. The impact of the advent of architectural or aesthetic zoning in the first decade of the twenty-first century is discussed, specifically the increased attention given stakeholder views and opinions by planning and zoning boards. Also explored are other government-initiated changes involving infrastructure standards, such as increasing roadway widths, wider sidewalks, more restrictive utility design standards, expanding water quality, and quantity control measures.

The bid process is the bridge between the regulatory approval process and the construction of a project. This chapter discusses a step-by-step procedure for managing the bid process, focusing on costs, proper scheduling, contractor capabilities, and constructing a quality subdivision as the three key ingredients of a successful project. The key elements of the contractor selection process are competitive price, sense of cooperation, skill, expertise, project experience, reliability, references, professionalism of the owner, and experienced management staff, quality equipment, and qualified superintendents. Changing the construction documents requires the engineering company to assess the change and revise the plans. A budget versus bid report showing the differences between the budget and the actual bid proposal is necessary.

After the land development contractor has been selected, the builder/developer must focus on managing the contractor until work is complete. This chapter reviews practical management techniques to oversee field operations. These include use of a daily diary by the field superintendent to manage the day-to-day activities of the land development contractor; a land development progress schedule that spans the entire infrastructure construction phase; correlation of listed activities with the operational requirements of the project; and a field management plan that reflects the various aspects of the project and illustrates the work accomplished during a payment period. The importance of controlling extra fieldwork to achieve financial success is discussed.

This chapter presents practical techniques for managing land development field operations. Surveyors provide construction stakeouts for the clearing, excavation, street grades, water and sewer control stakes, electrical and telephone crossings, storm drainage lines, curbs and gutters, and paving operations. A check-and-balance approach to ensuring that the layout is consistent with the design plans is described. Information is included on stormwater management, underground utility installation, and field alignment and grade stakes for curb installation.

In the land development industry, many people outside the construction trades are associated with designing, permitting, and approving subdivision projects. This chapter first surveys land development companies and professionals and their influence on the land development process. Also discussed is the structure of regional, state, and federal governments to oversee projects and to ensure compliance with their regulations, standards, and criteria. Regulatory restrictions that adversely affect the profit margin of a development company are identified. The need for design firms actively involved in the building industry to uphold the same ideals as their builders/developers is highlighted. Business issues that affect the housing industry are briefly explored. These include profit margins, reputation, housing effect on the society, and implementation according to the design.

Most civil and environmental engineering programs at the college or university level are centered on the four primary and historical civil engineering disciplines: transportation engineering, structural engineering, environmental engineering, and geotechnical engineering. This chapter examines why civil engineers consider land development engineering as their career path. Details are provided on some courses offered by the University of North Carolina Charlotte (UNCC), the only 4-year university to offer land development engineering as an alternative engineering discipline and a concentration within a civil and environmental engineering department. These courses include Land Development Engineering Fundamentals, Land Development Engineering Advanced Site Analysis, Land Development Engineering Studio, and Land Development Engineering—Storm Drainage Design.