1. Residential DevelopmentProcess/ Pro forma

2. Table of Contents Introduction 5 The Lot and Block Survey System 7 - 14 Development of Regional Impact 15 - 27 Site Plan Preparation 28 - 39 Samples of Master Plan communities/ 40 - 49 Individual Parcels Infrastructure Process 50 - 60

3. Table of Contents con’t Sample of Municipality Permit 61 - 63 Package Requirements Sample of Municipality Permit 64 - 66 Process and Schedule Phasing the Community 67 - 71 Conclusion 72

5. If you think you are ready, be prepared for a long, tedious and sometimes arduous venture!

7. Land Use, Acquisition and Development Overview and Start of the Development Process

8. Lot and Block Survey System 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.

9. 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.

10. 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.

11. 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.

12. 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.

13. 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.

14. 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.

15. Sample of PLSS

16. Development of Regional Impact

17. DRI- "…..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."

19. Provides Extra- Jurisdictional Approach

20. Allows for State and Regional Agency Expertise and Technical Assistance

22. Retail Service Development

23. Hotel and Motel Development

24. Recreational Vehicle Development

25. Multi- Use Development

26. Airports

27. Attractions and Recreational Facilities

28. Hospitals

29. Industrial Facilities

30. Mining Operations

31. Office Development

32. Petroleum Storage Facilities

34. Defines what Constitutes a "Significant Impact"

35. Establishes Uniform Standards for Mitigation of Regional Impacts

36. Listed Vegetation and Wildlife Species

37. Archaeological and Historical Resources

38. Public Facilities

39. Transportation

40. Air Quality

41. Adequate Housing

43. Files and Completes' Application for Development Approval

44. Participates in the Review Process and Responds to Questions

45. Participates in the Public Hearing

46. May Appeal the Adopted Development Order

47. Implements the Development Order and Provides Mitigation

49. Participates in the DRI Review Process

50. Conducts the Public Hearing

51. Adopts or Denies the Development Order

52. Includes Conditions (Mitigation) of Approval or Denial of the Development Order

54. Lead Role for Coordinating the Review Process with local, regional, state and federal agencies (Pre- Application Conference, Sufficiency Review and Regional Assessment Report)

56. Adopt Rules

57. Agreement Authority

58. Determines when a Development Qualifies for DRI Review

59. Binding Letters of DRI Status or Vested Rights

60. Clearance Letters

61. Monitoring and Enforcement

62. Approves Preliminary Development Agreements

64. Sample of a Proposed Airport DRI

66. Preliminary Subdivision Plan Approval

67. Final Engineering Approval

68. Final Plat Approval

69. Subdivision Review Fees (All fees are to be paid at the time of plat recording)

70. Land Acquisition/ Entitlement 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. 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.

71. Preparing a Site Plan 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. 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. A Site Plan submitted as part of a permit application needs to show all of the following items.

73. Storm water Calculations (2 copies)

74. Soils Report(if applicable, 2 copies)

75. Lift Station Calculations(if applicable, 2 copies)

76. Site Plan Application & Application Fee

77. Concurrency Application (whichever is applicable) & Review Fee

78. Application for Arbor(for tree removal)& Arbor Permit Fee

80. Statement of intended use of site

81. Legal Description of the property and size of parcel in acres or square feet

82. Name, Address, Telephone Number and Fax Number of:

83. Owner or Owners of record

84. Engineer (plans must be sealed by a Registered Engineer)

85. Applicant and Firm

86. Vicinity Map, showing relationship of proposed development to the surrounding streets and thoroughfares.

89. Number of Stories

90. Height and dimensions of Building

91. Number of Dwelling Units and Density for Multi-Family Site Plans

92. Projected Number of Employees

93. If Restaurant, show Number of Seats & Occupancy Load

94. Square footage for Proposed Development – gross square footage, non-storage area, square footage of each story, gross square footage of sales area, etc.

96. All Parking Spaces Designated

97. Number of Parking Spaces

98. Number and Location of Handicapped Spaces

99. Number and Designation of Loading Spaces

100. Number of square feet of Paved Parking and Driveway Area

101. Surface Materials of Driveways

102. Cross-sections at fifty (50) foot intervals or greater for off-site improvements as recommended by the Development Review Manager

104. Internal Traffic Circulation Plan, including directional arrows, and signs to direct traffic flow

105. Location of Traffic Control Signs and Signal Devices

106. Designate Location of Sidewalks

107. Coordinate Walkways, Driveways, etc., with facilities in adjacent developments

108. All Proposed Streets and Alleys

110. Water: Size, material, and location of water mains, plus valves and fire hydrants, plus engineering plans and specifications.

112. Application for Arbor Permit and tree survey.

114. Sidewalks, streets, alleys, and easements (note widths and type)

115. Drainage systems to include natural and structural (size and materials, invert elevation)

116. Size and location nearest water mains, valves, and fire hydrants

117. Sanitary sewer systems (size, invert elevations, etc., to be included)

119. Master Planned Development

120. Master Planned Development

121. Sample 2: Master Planned Development

122. Land Use/ Plat Map

123. Master Planned Development

124. Conceptual Master Plan

125. Sample of Individual Parcel/ Plat

126. Parcel Located in Plat Map

127. Completed Structure on Parcel

128. Infrastructure Process

129. Infrastructure Process/ Earthwork

130. Infrastructure Process/ Grading

131. Infrastructure Process Infrastructure is the basic physical and organizational structures needed for the operation of a society or enterprise, or the services and facilities necessary for an economy to function. The term typically refers to the technical structures that support a society, such as roads, water supply, sewers, power grids, telecommunications, and so forth. In some contexts, the term may also include basic social services such as schools, hospitals, Transportation , Energy , Water management, Communications , Waste management and Geophysical.

132. Most infrastructure is designed by civil engineers, except for telecommunications, electricity and monitoring networks, that are designed mainly by electrical engineers. In the case of urban infrastructure, the general layout of roads, sidewalks and public places may sometimes be designed by urbanists or architects, although the detailed design will still be performed by civil engineers. In terms of engineering tasks, the design and construction management process usually follows these steps:

134. Conduct a preliminary survey and obtain information from existing air photos, maps, plans, etc.

135. Identify possible conflicts with other assets or topographical features;

136. Perform environmental impact studies: Evaluate the impact on the human environment (Noise pollution, odors, electromagnetic interference, etc..); Evaluate the impact on the natural environment (disturbance of natural ecosystems); Evaluate possible presence of contaminated soils;

139. Obtain As Built drawings of existing infrastructure;

140. Dig exploratory pits where required to survey underground infrastructure;

141. Perform a geotechnical survey to determine the bearing capacity of soils and rock;

143. Prepare a detailed bill of materials;

144. Prepare a detailed cost estimate;

146. Obtain authorization from any owners or operators of assets affected by the work;

148. Organize and announce a Call for Tenders;

149. Answer contractor questions and issue addenda during the tendering process;

151. Obtain a detailed work schedule and list of subcontractors from the GC.

152. Obtain detailed traffic diversion and emergency plans from the GC;

153. Obtain proof of certification, insurance and bonds;

154. Examine shop drawings submitted by the GC;

155. Receive reports from the materials quality control lab;

156. When required, review Change request s from the GC, and issue Construction Directives and Change Orders;

157. Follow work progress and authorize partial payments;

158. When substantially completed, inspect the work and prepare a list of deficiencies;

160. Prepare "As Built" drawings;

162. TO SUBMIT FOR A RESIDENTIAL PERMIT YOU MUST HAVE: PARCEL ID NUMBER / ADDRESS / OR LEGAL PRINTOUT (PROPERTY APPRAISAL SITE) & UNIT OR SUITE NUMBER IF APPLICABLE (IF APARTMENT/CONDO NUMBER OF DWELLING UNITS PER BUILDING) 2 SETS OF SITE PLANS 2 SETS OF ARCHITECT OR ENGINEER SEALED PLANS 2 SETS OF ENERGY CALCULATIONS (3RD COPY OF THE TOP 2 PAGES) 2 SETS OF RAISED SEALED TRUSS PROFILES PRODUCT APPROVAL FORM (2 COPIES) GAS SPREAD SHEET FORM (IF APPLICABLE ) 1 APPLICATION FILLED OUT COMPLETELY

164. 1 NOTICE OF COMMENCEMENT (IF WORK OVER $2500 - NOT REQUIRED FOR TENTS)

165. 1 POWER OF ATTORNEY (IF CONTRACTOR HAS NOT SIGNED ALL REQUIRED PAPERWORK OR IS NOT APPEARING IN PERSON)

166. 1 OWNER BUILDER FORM (IF NO CONTRACTOR)

167. 1 ESTOPPEL LETTER (IF REQUIRED)

168. 1 ARBOR PERMIT (IF REQUIRED)

169. IF NOT COUNTY WATER & SEWER, NEED UTILITY LETTER FROM PROVIDER OR WELL / SEPTIC PERMIT/LETTER (OR LIFT STATION)

171. Application Submittal(1 day)The application and other required documentation is submitted to the Building Department Addressing (1-2 days - if not in a platted sub)The application is passed to addressing which will assign or verify an address for the 911 system. Zoning Division (1-2 days)Zoning will review and verify the site and building plans for setback and any other land development requirements. Impact fees will also be set

172. Flood Prone Areas(1-2 days - if required)Flood Prone will review the application and inform or notify the applicant of any necessary requirements Wetlands Areas(2-3 days - if required)Wetlands will review the application and inform or notify the applicant of any necessary requirements Plan Review (3-5 working days)The plans will be reviewed. A list of inspections that will be required is relayed to the customer Update and IssueA permit tech will contact the customer with what fees they will need to pay and any items required prior to the permit being issued. The customer will come to the County Services Building to pay and will receive the permit.

173. Phasing of the Project

174. As you can see, there is a lot of coordination and cooperation required between the Developer and the Governing Municipality, the relationship established in the beginning of the process will become essential if a project is going to be successful, cost effective and a harmonious place for future occupants. At this stage of the process, the Master Plan Community has been approved and Land development permits have been issued by the governing municipality. The land development and infrastructure process will be segmented or phased to mirror the vertical construction process. As mentioned at the beginning of the presentation, the subdivision will have a total number of 400 units. The project will be phased into four groups of 100 units each, if the phasing is coordinated correctly with the infrastructure process, each phase can act as a independent project within the overall community.

175. To illustrate the process, the land development and infrastructure process will start in Phase 1 and continue to Phase 2, once Phase 1 has passed all governing authority's applicable inspections (roads, storm water system, sewer system, compliant water testing of the water supply system and all required hardscapes are completed), then vertical construction of Phase 1 can begin. Each building lot must have the following: (water supply stub out, sewer stub out, electrical service provisions and communications), this is to prevent any major delays in completion of the project by missed critical components of the infrastructure process. As Phase 2 is completed, Phase 3 can begin the land development and infrastructure process, Phase 2 is now ready for vertical construction, and once Phase 3 is completed, Phase 4 can begin the land development and infrastructure process, and again Phase 3 is ready for vertical construction and finally Phase 4 is completed and is for vertical construction.

176. Completed Master Planned Community

177. Phase 1Phase 3 Phase 4 Phase 2

178. Conclusion The overall process started with a large proposed subdivision and finished with the sample of permit requirements, and the permit process schedule for an individual lot. The next presentation will be Part 3, and will focus on the vertical construction process of a single unit within the subdivision. Some of the topics covered in the vertical construction process will be: Types and methods of single family detached housing construction, Cost Calculations, Site office setup, Model Selection and Trap System, Marketing/ Branding Product and Grand opening of the Community, Sales Contract Procedure, Options Selection Center, Purchasing and Estimating Function, QA/ QC inline inspection program, OSHA/ MSDS/ SWPPP Procedure's, Customer Care/ Warranty Standards, Start Rates (Even Flow Construction Process) and Obtaining The Certificate of Occupancy.

179. Thank You,I hope you have found this presentation informative and educational!