01_chapter 1 - introduction to land development

8/18/2019 01_chapter 1 - Introduction to Land Development

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CHAPTER 1 - INTRODUCTION TO LAND DEVELOPMENT

Introduction

Land Development is a complex and highly coordinated series of activities that requires and

appreciation of the needs and desires of the individuals, the community and the land developer.The overall scope and unique characteristics of the land development process must be fullyunderstood, since attempts to short-circuit the process usually result in increased costs and anextended project duration.

Defining Land Development Ac tivities

Land development usually embodies the conversion of property into a finished site that possessesthe features capable of supporting a desired activity. The three general and descriptive categoriesof land development are: 1) industrial, 2) commercial, and 3) residential.

Industrial development focuses on providing suitable property for activities associated with the

processing of materials and the production of consumer goods. Typically, this land is located in aparcel that is specifically set aside for industrial development, such as an industrial park. Thelocation of industrial development is dictated by social and political factors, affordable property, andthe availability of labor and material. Other factors which contribute to successful industrialdevelopment are: climate, transportation access, available utilities (water, sewer, etc.),environmental compatibility, and future expansion potential. Today, most industrial developmentsplace an emphasis on aesthetics and the preservation of open space while trying to minimize noise,odor, and other objectionable by-products of industry.

Commercial development concerns the interchange of goods or commodities. This type of development includes, office, retail, wholesale, financial, and other service activities. The successof commercial development is dependent on the purchasing power of the supporting population

within an anticipated trade area. Commercial development can take place in a downtown centralbusiness district, outlying shopping districts (shopping malls), and commercially zoned residentialneighborhoods.

Residential development is concerned with providing safe, serviceable, and affordable residentialstructures and associated facilities. As a percentage of total land use, residential development isthe predominant type of development activity and includes, single-family homes, multi-familyhomes, and manufactured homes. A single family dwellings one housing unit that is constructedon a single building lot. A multi-family dwelling consists of a several attached units, such as, twinhomes, townhouses, and apartment complexes. Manufactured housing is a factory-built,completely finished unit that is that are moved to a site, rather than constructed on site.

Since the overall land development process is basically the same for all three categories, the focusof this text is on residential development since it encompasses the largest percentage of land useand often requires more detailed design and in-depth analysis.


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The Land Development Process

One of the most critical issues facing the residential building industry is affordable housing. Homebuilders, land developers, financiers, contractors, product developers, and industry researchers areconstantly trying to devise new methods of providing a cost effective and marketable product.There are several factors which influence the cost of a new home. As illustrated in Figure 1.1, four

of these factors are: Overhead and Profit, Financing, Labor and Materials and Finished Lot. Asindicated in Figure 1.1, the percentage cost of overhead and profit, as well as financing, haveremained relatively constant over the forty-year span. The percentage of the sales price which isreflected as labor and materials has dropped more than 20 percent due to advances in constructiontechnology and improvements in building materials.

Figure 1.1 Percentage Cost Breakdown for a Single-Family Home (NAHB 1989)

The costs associated with the finished lot, however, have increased almost threefold and include:the purchase price of the parcel of land; the engineering costs, permitting fees, tie-in charges, andsite construction (clearing, grading, road & utility installations, etc.). Since finished lot costs haveaccounted for an increasing percentage of the selling price of a home, methods must be developedwhich can decrease this cost and ultimately provide more affordable housing.

In recent years, several factors have had an increasing influence on the current practice of

residential land development, including:

Increased ecological and environmental awareness.Social acceptance of land development activities.Complex permitting process.Multiple plan reviews by numerous regulatory agencies.

The intent of each of the above factors is to improve the quality and character of land developmentactivities. Due to the complexity of the land development process, these factors may actuallydecrease the efficiency and prolong the entire process. This does not imply that these factors actas roadblocks to development. On the contrary, social, environmental, and regulatory issues areessential components of a well-planned development.

The land development industry must be able to respond to these issues and incorporate them intothe overall process. Due to the complexity and scope of these issues, incremental schemes of depicting the process no longer apply. Due to advances in computer technologies and currentinformation exchange capabilities, there exists a need to reexamine the land development process,by identifying the key elements and specific individuals that are involved in the process.


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Key Elements o f the Land Development Process

Since land development is a complex process consisting on many interrelated parts, many consider it as both an ART and a SCIENCE. As illustrated in Figure 1.2, creating a development conceptor plan combines three distinct aspects: 1) researching existing conditions, 2) analyzing theseconditions for opportunities, constraints, and costs, and 3) synthesizing the results into a functional

development plan. As shown in Figure 1.3, the key elements of the land development process are:market research, site selection and analysis, project design, site engineering, project costs, andfinancial feasibility.

Figure 1.2 Creating a Development Plan

Figure 1.3 Key Elements of Land Development


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A Market Study determines the type of buyers to capture; understanding their buying power,lifestyle characteristics, and product demands; and matching housing and development types tothose characteristics. Site Selection and Analysis determine the actual and desirable sitecharacteristics and conditions. It involves determining and analyzing physical, legal and political,and off-site characteristics of a particular parcel of land. Project Design matches the marketinginformation and buyer preferences with the site characteristics to produce a plan that best satisfies

these requirements. Site Engineering deals with the physical handling of the topography andinstalling the infrastructure to support the land development plan. The management of ProjectCosts involves both the soft costs (fees, marketing, and investigating site conditions) and the hardcosts (labor, equipment, and material) for the project. These combine with the project schedule todetermine the time and cost controls and constraints. Financial Feasibility collects of thisinformation to project an accurate project cash flow which ultimately leads to determining the profitfrom the projected sales forecasts and the project costs. Financial Feasibility dictates whether thesite must be redesigned, reengineered, or cost adjusted.

Successful land development relies on the expertise of a variety of professionals and consultantswho collectively form the “development team.” The developer must assemble the developmentteam in order to provide the specialized knowledge required for creating a viable project.

The Development Team

Land planning and site development issues have become more complicated in recent years dueto a greater awareness of environmental concerns and a greater participation in the process byboth the public and governmental agencies. Considering the complexity of the decisions requiredand the broad range of areas that must be addressed, it becomes imperative that a team approachbe adopted. Responsible land planning is a problem solving and decision making process. Therecognition that the land development process is a procedure directed toward problem solvinginherently accepts the participation of others in the overall process, thus the concept of adevelopment team. Knowledge and information gathered from a variety of individuals and

resources contribute to the successful conclusion of the process.

Throughout the different phases of the residential land development process information iscollected from, and decisions are made, by a variety of individuals that can either directly or indirectly affect the project. This is a complex set of decisions made over time by a group of supporting participants who provide the resources or act as decision agents. Their basic role is toassist the developer in the decision making process during the planning, design, and constructionphases of the project.

A schematic diagram of the development team approach is presented in Figure 1.4. All of theparticipants are required, to some degree, for each and every project. However, a single individualoften assumes the role of several of the participants, especially on smaller projects. The following

individuals are representative of the development team: Land Developer (owner), Engineer /Surveyor, Land Planner, Financier, General Contractor, Architect / Landscape Architect, MarketResearcher, Realtor, and Auxiliary Advisors.


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Figure 1.4 The Development Team Approach

Land Developer

Since land development is a profit oriented business with inherent risks, the land developer isusually considered the team leader, the final arbiter, and the ultimate decision maker. The timingof decisions about when to assemble the team or when to add on a team member are critical.Environmental and legal issues often require specialized expertise. Since an individual landdeveloper cannot possess all of the functional expertise involved in land development, theknowledge and experience of a development team are required. The land developer must be ableto identify and coordinate the disciplines involved. The land developer is an investor who commitsequity, equipment, labor force, and management talent to the conversion of land from one use toanother. The land developer must be familiar with costs, financial analysis, and constructionprocedures. Unlike other careers, there is no strict educational curriculum for land developers. Theland developer is an entrepreneur, a risk bearer, and above all, a coordinator. The land developer's

social responsibility is great because of the tremendous value of the land and because society mustultimately endure the final product for many years. The bottom line is not just economics, butwhether or not the project satisfactorily meets the needs and desires of the residents and societyas a whole.

Engineer / Surveyor

An engineer / surveyor's responsibilities can include: testing the soil; establishing the preciselocation of streets and building lines; locating property (lot) boundaries (which in most statesrequires a certified professional surveyor); and furnishing topographic maps, detailed data, and theworking drawings needed to establish grades, earthworks, street improvements, storm water drainage systems, sanitary sewers, water supply mains, and other public utilities. The engineer

must also specify the types of materials that will be used (the specifications) and may also be askedto develop cost estimates and project schedules. The engineer should know facility costs and isoften responsible for cost estimates. The engineer's decisions about when to bring in specializedassistance are often crucial to the project. For example, the assistance of a hydrologist, soilgeologist, and environmental biologist may be required if the existence of wetlands is a possibilityon a particular site.


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Land Planner

A land planner should be familiar with local zoning policies and municipal regulations. A competentland planner not only creates better places for people to live, but creates value for the developer.

A land planner is typically a generalist with strong supporting skills. Land planning involves mattersof site determination, evaluation, allocation, and the selection of locations for specific uses of land.

Included are such issues as topography, access and circulation, bicycle and pedestrian traffic, openspaces, and areas for residential, commercial, and industrial uses. All of these must be coordinatedto produce a unified development which can be built economically, operated efficiently, and properlymaintained. Land planning is really product planning - matching the land use to the market in aprofitable way. The land planner also has primary responsibility for relating the proposed projectto the overall comprehensive plan of the municipality.

Financier

Almost all land developers rely, to a large degree, on an abundant supply of borrowed funds.Financing is one element in the land development process which is subject to a great amount of fluctuation. The availability of adequate financing determines whether a project is feasible and

ultimately profitable. A land developer should shop thoroughly and be prepared to wait, if possible,until better terms can be secured. A knowledge of money sources is indispensable to thedeveloper, and is perhaps as important as a knowledge of construction techniques. In all cases,the lender, whether assuming the role of owner, investor, or financial institution, must first beconvinced about the feasibility of the project. It is imperative that the developer either understandthe techniques of financing or retain an expert who does.

General Contractor

A land development firm may undertake the entire venture in certain types of developmentactivities, which include the buying, building, and marketing of the project. In such cases thedeveloper usually possesses in-house construction capabilities, thus, assuming the role as

contractor. In other ventures the developer may acquire the services of a general contractor, or may subcontract different phases of construction.

The general contractor is typically responsible for scheduling, estimating, construction, qualitycontrol, and safety of the construction phase of the project. The general contractor is responsiblefor contacting and scheduling the subcontractors. The general contractor must also be skilled inorganizing and supervising materials, equipment, and labor.

Architect / Landscape Architect

Architecture involves the planning, design, and construction of buildings or structures, whilelandscape architecture involves the same processes with a focus on the exterior of the dwelling or

site. Architects and landscape architects must design structures that are suitably adapted to thetopography and character of each lot. Each lot and structure should fit well into the overallconceptual plan of the land developer and adjacent properties. Architects and landscape architectscan provide additional services, such as site planning; building material and planting selection;exterior color, styling, and coordination; interior design; professional supervision; andmerchandising suggestions related to display and advertising. These extra services can pay for themselves by helping to produce a superior development and housing with increased value.


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Market Researcher

Market research can be handled in-house or by an outside consultant, depending on the size andresources of the development company. Market research and analysis provides a framework for the land developer in the use of market data and trends which can reduce the inherent risksinvolved in land development. Opportunities to increase market capture can be maximized when

a project is designed for a specific market. Marketing involves the research and analysis of: 1) thehousing types on the market, 2) the resale market, 3) the competition, 4) the economic forces, and5) the demographics of a particular area. By conducting market research the developer can better design a project to respond to market opportunities.

Realtor

A realtor is a licensed professional who is engaged in the real estate business. A reliable realtor is in constant contact with the target market group, namely the prospective home buyer. The realtor adds insight to current market demands and acts as an agent to the land developer in the sale of the finished homes.

Auxiliary Advisers

Auxiliary advisers are often required in order to assist the primary members of the developmentteam in specific areas of expertise. Auxiliary advisers may include: attorneys, hydrologists,geologists, soil scientists, environmental experts. The size and scope of the project often dictatethe need for additional project support from these specialty areas.

Due to the increasingly complex nature of the residential land development process, an attorneyplays a key advisory role, and is often considered as part of the primary development team. Anattorney who is familiar with the land development process can save the land developer a greatdeal of money, often many times the cost of the legal fees of the attorney. The attorney should beresponsible for preparing and reviewing the legal documentation required for a project including:

project financing; consultant services; land purchase; lease and sale agreements (especially withthe subcontractors and home builders); contracts; zoning changes; and the drafting of covenantsspecifically tailored to the development or subdivision.

Other Project Participants

Although not inherently members of the development team, other individuals and groups play acritical role in the formation, review, and approval processes involved with a residential landdevelopment plan. These participants include: 1) the municipal engineer, 2) regulatory officials,and 3) plan or design reviewers. The municipal, or township, engineer is usually the first personthat the land developer contacts to discuss the conceptual plan. The municipal engineer canprovide valuable information regarding regulatory land use restrictions or zoning requirements for

a particular site. The municipal engineer can also act as a go-between or conduit for transmittingdesign information from the land developer to the regulatory officials.

Regulatory officials (either elected or appointed) are individuals who represent the local, county,state, or federal agencies who are responsible for plan and project review. Since residential landdevelopment is primarily a local issue, the regulatory officials most involved in the process includemembers of the local zoning board, planning board, and board of supervisors.


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Additional reviews, for the design and engineering calculations, are often required. These aretypically performed by an outside engineering firm that was not involved in the original design. Thecost associated with this part of the review process can be substantial, thus further increasing thecost of the entire land development process.

Summary of the Development Team Approach

The input from the development team is critical to the decision making process that is requiredduring the residential land development process. Members of the development team areresponsible for creating, collecting, processing, and interpreting information. The specific types of information required for the preliminary project planning phase is presented in the followingsections. This information is required for developing a model of the overall land developmentprocess and a specific preliminary project planning model.

Land Development Model

In many ways the residential land development process mimics the life-cycle of a construction

project. The basic components of a construction project life-cycle include:

ConceptFeasibilityDesignProcurementConstructionStart-Up / ImplementationOperation / Utilization

These components can be grouped into three basic phases: Preliminary Project Planning, ProjectDesign and Review, and Project Construction and Delivery. Figure 1.5 graphically illustrates the

sequence of these three phases.

Figure 1.5 Life Cycle of a Construction Project


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Preliminary Project Planning

Preliminary project planning begins by defining the “need” for a project. In a larger sense, thisusually reflects a need of society. The project owner must define the need, which in most cases,is usually driven by a for-profit motive. Within the context of residential land development activities,this need translates into adequate and affordable housing.

General project requirements are then established and include: scope of the project, availabilityof land, types of housing desired, conceptual site layouts, and compatibility with existing land uses.In addition, market research and feasibility studies assist in determining site selection and site uses.Market research aids the land developer in identifying the target market and housing styles. Afeasibility study helps to determine the costs of the conceptual plan.

Project Design and Review

Once a site is selected, initial applications and permits must be completed and submitted to theappropriate regulatory agencies. During this phase of the process, a detailed site analysis iscompleted. This analysis helps determine an estimate of the costs associated with the

development, both intended and unintentional. Intended costs are those typically associated withnormal land development activities. Unintentional costs include: wetland mitigation, solid or hazardous waste clean up, or other unforeseen environmental impacts. A preliminary design isthen completed, which typically includes: the road and lot layout, access to adjoining streets or properties, drainage considerations, and water, sewer and utility plans. After preliminary reviewsand public hearings, modifications to the preliminary design are usually required. The same basic sequence is used for a detailed design, review, and approval. A detailed designrequires extensive engineering calculations, drawings, and a project narrative complete with thenecessary permits and applications. A final design is required including contract documents andspecifications. In addition, cost estimates and schedules must be formulated for the constructionof the project. These items are often considered a part of the construction phase of a project.

Project Construction and Delivery

The initial phase of construction begins with procurement. Resources, both human and material,must be supplied to the site. Materials and equipment for construction activities are usuallysupplied by the contractor, but they may also be supplied by the project owner. Inspection andtesting are quality assurance requirements for any project. In-house inspectors and testingequipment are often used by the contractors. Tests and inspections are almost alwayssupplemented with regulatory inspections which verify that project construction meets or exceedsthe required specifications.

The project may then be initiated or stated-up, which means that either housing construction may

begin, or in the case of a turn-key operation where the developer also builds the homes, buyersmay occupy the dwellings during phased project construction. The land developer, or engineeringfirm, must provide as-built drawings to the municipality. The developer may also use informationobtained from the planning, design, and review phases to update the project monitoring files andpractices. When the project, or a phase of the project, conforms to required standards, the streets,right-of-ways, easements, and infrastructure are dedicated to the municipality or the appropriateutility. However, the municipality or the purveyor of a utility has the responsibility for continued


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facilities’ maintenance. Eventually all systems need maintenance, repair, or replacement. For example, roads will need to be resurfaced, sewer and storm water pipes and manholes will needcleaning, and parks and playgrounds will need maintenance. Facilities’ management is the finalfollow-up activity of the overall residential land development process and is the responsibility of themunicipality, an individual utility, and/or the homeowners’ association.

Table 1.1 lists the key activities of each phase of the process. These activities are combined toform a model of the land development process which is illustrated in Figure 1.6.

Table 1.1 The Land Development Process

Phase I: Preliminary Project Planning

Owner (or Society) Need StatementGeneral Plan of the Land Developer Formulate the Development TeamMarket ResearchFeasibility Study

Site SelectionSite CharacteristicsRegulatory ConditionsOff-Site FactorsConceptual Plan

Phase II: Project Design and Review

Site Analysis and Basic Engineering CalculationsInitial Permitting and Application ProcessPreliminary DesignPublic Hearings

Revisions to the Preliminary DesignPreliminary Review and Approvals

Additional Permitting and ApplicationsDetailed DesignFormal Review and ApprovalsFinal Design (engineering calculations & drawing requirements)Final Review and Approvals

Phase III: Construction and Delivery

Design Drawings (contracts, specs., cost estimates, and schedules)Procurement (labor, equipment, and material)

Phased Project ConstructionInspection and TestingProject Approvals and Sign-Off

As-Built DrawingsDedication of the Project to Owner (Municipality)Project Initiation (Start-Up)Facilities Management (Upgrade and Maintenance)


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Figure 1.6 A Residential Land Development Model


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Within the figure, the rectangular boxes represent milestone events. These typically represent theend product of an internal process which involves a series of critical decisions that are requiredbefore proceeding to the next step. The diamond shaped boxes represent major regulatorydecisions. Rounded boxes represent a subprocess which is a major contributor to the milestoneevents in the rectangular boxes. Ovals represent specific project output, such as drawings,contracts, specifications, and as-built drawings.

The basic purpose of the model is to define and schematically illustrate the residential landdevelopment process. The development of the model is the key to understanding the process andis a fundamental component of a quantitative analysis approach that is applied to Phase I -Preliminary Project Planning. The purpose is to formulate a subsequent model of that subprocesswhich incorporates various components of that phase development with the development teamapproach to project management.

Preliminary Project Planning

One definition of information is the knowledge gained from data and experience. Data can be

defined as recorded figures and facts. Other definitions might include the terms of uncertainty andrisk reduction. Information can be loosely defined as, “a difference that makes the difference.” Thisreflects much of what individuals mean when they say that they would like to have moreinformation. Consider the case of site selection for a residential subdivision. The developmentteam is looking for differences in the costs associated with planning, design, construction, and theoverall quality of life. Although these costs may not always be easily quantified, the developmentteam is looking for the “differences that make a difference” to the overall objectives of the project.

We currently live in the information age, however, not all information is considered equallyimportant. Information must be pertinent, timely, and accurate. An overkill of informational datais as detrimental to the decision making process as a lack of quality information. Projectinformation is required to:

Assist in problem identificationProvide current factsCommunicate goals and standardsFacilitate interpersonal communications

The end product of the preliminary project planning phase is the “conceptual plan.” Before thedevelopment team can make collective decisions regarding the conceptual plan, information mustbe classified, collected, and organized. There are six basic informational requirements that areneeded during the preliminary project planning phase, including: 1) market research, 2) a feasibilitystudy, 3) site selection, 4) site characteristics, 5) regulatory conditions, and 6) off-site factors.

Market Research

Market research provides the land developer with a framework for analyzing the market andreducing the risks involved in land development. Market research may be conducted in-house or by an outside consultant. The information provided by a comprehensive market research programis used by many of the individuals on the development team. The market research phase of theproject usually begins when the development team is organized and initially meets to discussstrategy. Market research involves the analysis of: 1) the housing types on the market, 2) theresale market, 3) the competition, 4 ) the economic factors, and 5) the demographics of a particular area.


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Feasibility Study

A feasibility study is a fundamental component of the site selection process. A feasibility study istypically required for project financing and loan approvals and for the planning, design, andconstruction budgets of a project. A feasibility study determines the cost of various componentsof the conceptual plan and is based on local cost information, either current or projected. The

feasibility study contains factors which are related to the development costs associated with theland, engineering and design, construction, and financial and legal aspects.

Site Selection

The process of site selection and analysis is an important aspect of the land development processand vital to the success of the project. Site selection and analysis is a separate topic that will becovered in detail in Chapter 4.

Site Characteristics

Site characteristics include: climate, geotechnical conditions, topography, site features, hazards,

previous site improvements, and site history.

Climate: Each site has a characteristic climate which is typical of a specific geographic region.Climate can influence the orientation of structures, heating and air-conditioning requirements,building material selection, and landscape plantings. An important consideration in recent yearsis the attention given to solar energy potential. Passive solar heating during winter months isan important part of home design and building orientation.

Geotechnical Conditions: Geotechnical conditions refer to the geologic, hydrologic, and soilconditions of a particular site. The depth to the water table, percolation rates, depth to bedrock,sinkhole activity, and radon potential are important geotechnical considerations. Geotechnicalconditions affect all types of underground structures including: drainage systems, roadway

beds, basements, foundations, and utility installations. Geotechnical information may beobtained from the U.S. Geologic Survey and the U.S. Soil Conservation Service.

Topography: Topography is the slope gradient of a site expressed as the relationship of verticalfeet of elevation over horizontal feet of distance. Topography influences the locations of buildings, roads, pathways, utility placement, and drainage systems. Topographical maps froma U.S. Geological Survey can be used to identify areas of concern on a particular site. Atopological map of the site and the surrounding area are often necessary to determine thedrainage patterns and the extent of the watershed for the storm water management system.

Site Features: The physical features of the site include both the vegetation and wildlife. Thesecan have either positive or negative impacts. A vegetation analysis includes the location and

description of trees, shrubs, grasses, and wetland vegetation. Wildlife and their associatedhabitats should be considered simultaneously. Special attention must be paid to rare or endangered vegetation or wildlife.Hazards: Hazards that may be encountered on a site, include: abandoned vehicles or equipment; previous construction debris and cleared vegetation; chemical or hazardouswastes; underground storage tanks; and illegal dump sites.

Previous Site Improvements: For certain properties, site improvements are present from former site uses or partially completed previous development activities. These improvements can


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include: cleared right-of-ways, partially constructed roads, standing structures, and utilityinstallations.

Site History: During the investigation of the former uses of a site, historical structures or areasof archaeological significance could be discovered. Some local jurisdictions may require ahistoric preservation survey. Federal and state regulations may require that an archaeological

survey be conducted.

Regulatory Conditions

Regulatory Conditions include legal factors and political climate. Legal factors include the laws,codes, and ordinances at the local, state, and federal levels of government which regulate sitedevelopment. During the site selection process, the regulations and guidelines of criticalimportance are: zoning, community or regional master plans, and subdivision ordinances. Thepolitical climate is focused on the attitude of the community toward development. Communityacceptance is critical for the approval, design, and construction schedule of a land developmentproject. The development team must formulate strategies that can effectively deal with communityattitudes in order to achieve a favorable consensus among groups that could potentially object to

the project.

Off-Site Factors

Off-site factors are dependent on the exact location of a site and include adjacent land uses,location and availability of utilities, public transportation, schools, community services, and thecondition and existence of access roads. Off-site factors can be viewed as either negative or positive. The existence of negative off-site factors tend to influence development more than theabsence of positive off-site factors.

Conceptual Plan of the Land Developer

The conceptual plan is the single most important influence on all subsequent planning, design, andconstruction decisions for a given project. The conceptual plan includes aspects related to: density,access, regulatory constraints, utilities, open space, housing types and styles, landscaping, andamenities. The level of detail for a conceptual plan is dependent on the requirements of the landdeveloper and the development team.

The following section concerns the development of a specific model for the preliminary projectplanning phase of the land development process. This involves incorporating the concept of thedevelopment team into the preliminary project planning phase of the land development model.

The Preliminary Project Planning Model

When the development team approach and the informational requirements, as previously identified,are integrated into the original land development model, a second model is created which is directlyrelated to preliminary project planning. The purpose of this model is to present a detailedperspective of the parties involved and the information required during the preliminary projectplanning phase. This model provides the necessary background for the end product of this phase,which is the conceptual plan. It also builds a foundation for formulating a comprehensive plan for development. Figure 1.7 illustrates the preliminary project planning model and incorporates thedevelopment team concept and the informational requirements that are inherently involved in thedecision making process for formulating a conceptual plan.


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Figure 1.7 Preliminary Project Planning Model

Summary

Responsible land planning is a problem solving and decision making process. Knowledge andinformation gathered from a variety of resources contribute to the process. Collectively these

resources form the development team. Since an individual developer cannot possess all of thefunctional expertise involved in land development, he or she must rely on the knowledge andexperience of the development team.

Since land development is profit oriented with inherent risks, the developer is considered the teamleader, the final arbiter, and ultimate decision maker. The timing of decisions about when toassemble the team or when to add on a team member are important. Environmental and legalissues, for example, can often adversely impact the land development process.

A residential land development model has been formulated to graphically illustrate the overallprocess which includes preliminary project planning, project design and review, and projectconstruction and delivery. A preliminary project planning model has been developed to assist in

identifying the characteristics, factors, and conditions that are involved in conceptual planning.

The following chapter is focused specifically on market research, which includes the collection andorganization of information required for developing a market research report.

01_chapter 1 - introduction to land development

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