land development
TRANSCRIPT
The following presentation has been created in its entirety by Ian Wave.
This presentation has been based on a conceptual Land Development Design for an existing localresidential property and the drawings and modeling of which are to replicate the existing conditions ofthe land and its final completed phase. During the design process it has been my intention to follow thecommon local development design and construction procedures and regulations closely to create thepreliminary design for this project so it will be feasible to prepare a detailed construction cost estimate.
This somewhat steep property is little over 6 acres and currently wooded and located in R 9600 Zoningbut there is no sign of any wet lands and the pre-development modeling displays a cleared land. A twolane road and a small creek run at the bottom of the property and there is no limitations as far as SightDistances.
The Water, Sanitary Sewer, Natural Gas and Power Services are available at the bottom of the propertyalong the City Road but it is planed to bring water and gas services to the subdivision from the top andunderground Power, Telephone and Cable Services to be used.
This is a completely scaled and dimensioned design and all of the detailed and printed plans areavailable for review and permitting process.
PERSPECTIVE PRE-DEVELOPMENT VIEW OF THE PROPERTY.
This property will be accessed by a bridge over an environmentally protected creek, so the design wouldinclude a short span arched reinforced concrete bridge design, it is also planned to subdivide this propertyinto 20 single family lots (Minimum 9600 SF. per lot) plus a Tennis Court and a Storm Drain Infiltrationarea.
PROPERTY PRE-DEVELOPMENT CONTOUR LINES.
The plan view displaying the whole subdivision layout which includes a private one way and a two wayroads throughout the property for total accessibility.
PROPOSED 20 LOTS SUBDIVISION LAYOUT.
To provide an access onto the property the City Main Road must be studied and evaluated.By viewing the following existing road plan and its profile, it seems an access at station 3+00 by way ofa Bridge over the creek would be a proper location to consider.
THE CITY ROAD SUPER ELEVATED PLAN AND PROFILE VIEWS.
The cross section view of the City Road Alignment at station 3+00 , where there will be an access roaddesigned and built onto the subdivision from the North.
CROSS SECTION VIEW OF THE CITY ROAD AT STATION 3+00.
CROSS SECTION VIEWS OF THE CITY ROAD AT VARIOUS STATIONS.
The private road alignments for desired accessibility and their transitions to the city road are establishedand considering the existing land contours and profiles the roads are designed.
MAIN ROAD HORIZONTAL ALIGNMENT ABOUT 1200 LINEAR FEET.
The following page will display the Vertical Curve of the above alignment.
Also there will be another two way road T ing off the main road and coming south to serve the culdesacAs the following graph displays its Vertical Curve Design.
After designing the vertical curves the Cross Sections information are available and using the designed Templatesthe amount of necessary soil cut and fill could be calculated, please review the following samples.
The following graphs show placement of the retaining walls by Rockery or Reinforced Concrete.
CROSS SECTION VIEW OF 16 FEET WIDE PRIVATE ROAD AT STATION 1+50.
CROSS SECTION VIEW OF 16 FEET WIDE PRIVATE ROAD AT STATION 2+15.
We now can calculate the amount of soil cut and fill volumes by having the cross section information atrelatively close stations, in this case every foot as is indicated in the table bellow.
THE MAIN ROAD SOIL CUT AND FILL CALCULATION.
The figure bellow displays the complete subdivision layout with detail information of the lots’ cornerpoint positions, lot lines’ orientations and also corners and special points elevations with respect to ourreferenced survey Monument in the following page.
To construct the roads, The Horizontal Curves information are also necessary as is shown in thetable bellow for the main road.
Horizontal Alignment Station and Curve Report.
Alignment: A-2Desc: Private RD.Desc. Station Spiral/Curve Data Northing Easting------------------------------------------------------------------------------- -------------------------------------------------------------------------------PI 0+00 17.33 320.17 Length: 148.90 Course: N 75-00-00 E -------------------------------------------------------------------------------PI 1+48.90 55.87 464.00 Length: 268.62 Course: N 00-00-00 E Delta: 75-00-00------------------------------------------------------------------------------- Tangent Data 0+00 17.33 320.17 1+32.02 51.50 447.69 Length: 132.02 Course: N 75-00-00 E------------------------------------------------------------------------------- Circular Curve DataPC 1+32.02 51.50 447.69RP 72.75 442.00PT 1+60.82 72.75 464.00 Delta: 75-00-00 Type: LEFT Radius: 22.00 DOC: 260-26-07 Length: 28.80 Tangent: 16.88 Mid-Ord: 4.55 External: 5.73 Chord: 26.79 Course: N 37-30-00 E Es: 5.73 -------------------------------------------------------------------------------PI 4+12.56 324.48 464.00 Length: 328.00 Course: N 90-00-00 W Delta: 90-00-00------------------------------------------------------------------------------- Tangent Data 1+60.82 72.75 464.00 3+90.56 302.48 464.00 Length: 229.74 Course: N 00-00-00 E------------------------------------------------------------------------------- Circular Curve DataPC 3+90.56 302.48 464.00RP 302.48 442.00PT 4+25.12 324.48 442.00 Delta: 90-00-00 Type: LEFT Radius: 22.00 DOC: 260-26-07 Length: 34.56 Tangent: 22.00 Mid-Ord: 6.44 External: 9.11 Chord: 31.11 Course: N 45-00-00 W Es: 9.11 -------------------------------------------------------------------------------PI 7+31.12 324.48 136.00 Length: 257.81 Course: S 00-00-00 W Delta: 90-00-00-------------------------------------------------------------------------------
Tangent Data 4+25.12 324.48 442.00 7+09.12 324.48 158.00 Length: 284.00 Course: N 90-00-00 W------------------------------------------------------------------------------- Circular Curve DataPC 7+09.12 324.48 158.00RP 302.48 158.00PT 7+43.67 302.48 136.00 Delta: 90-00-00 Type: LEFT Radius: 22.00 DOC: 260-26-07 Length: 34.56 Tangent: 22.00 Mid-Ord: 6.44 External: 9.11 Chord: 31.11 Course: S 45-00-00 W Es: 9.11 -------------------------------------------------------------------------------PI 9+79.48 66.67 136.00 Length: 190.67 Course: S 75-00-00 E Delta: 75-00-00------------------------------------------------------------------------------- Tangent Data 7+43.67 302.48 136.00 9+62.60 83.56 136.00 Length: 218.93 Course: S 00-00-00 W------------------------------------------------------------------------------- Circular Curve DataPC 9+62.60 83.56 136.00RP 83.56 158.00PT 9+91.40 62.30 152.31 Delta: 75-00-00 Type: LEFT Radius: 22.00 DOC: 260-26-07 Length: 28.80 Tangent: 16.88 Mid-Ord: 4.55 External: 5.73 Chord: 26.79 Course: S 37-30-00 E Es: 5.73 -------------------------------------------------------------------------------PI 11+65.18 17.33 320.17------------------------------------------------------------------------------- Tangent Data 9+91.40 62.30 152.31 11+65.18 17.33 320.17 Length: 173.78 Course: S 75-00-00 E
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As the rough roads are established and constructed, the lots’ rough surfaces based on the designed information couldalso be built. The individual lots and total soil cut and fill volumes are shown in the figure bellow. This soil will bereserved for future use when the actual construction of homes will begin based on the Landscaping Designs and or thehome owner’s desire for more level ground.
SOIL CUT AND FILL VOLUME CALCULATION FOR THE SUBDIVISION.
At this stage of the development The Utility Pipes and Cables could be installed , my personalpreference is to first start laying down the Sanitary Sewer Pipes based on the approved plans.
The following figures represent the proposed Sanitary Sewer System for this subdivision.There will be 3 Main lines called S. Sewer East, S. Sewer North and S. Sewer West which will jointogether at bottom of the property before connecting to the City Sewer Line.
The Main Water Supply lines will be installed and connected to The City Main next. The following graphs represent design of the water supply system for the subdivision. There will be three main branches called Main North, Main East and Main West.
The Storm Drain Pipes will be installed and connected to the Storage & Infiltration Basin at the bottom of the property next.The storage structure and pipe design will be based on the following information and methods.
Graphical Peak Discharge method
Given Input Data: Description ..................... East Right Side Tennis Court & Road Rainfall distribution ........... Type I Frequency ....................... 2 years Rainfall, P (24-hours) .......... 3.0000 in Drainage area ................... 0.6474 ac Runoff curve number, CN ......... 98 Time of concentration, Tc ....... 360.0000 sec Pond and Swamp Areas ............ 0.0000 % of Area
Computed Results: Initial abstraction, Ia ......... 0.0408 in Ia/P ............................ 0.1000 Unit peak discharge, qu ......... 503.8369 csm/in Runoff, Q ....................... 2.7683 in Pond and swamp adjustment, Fp ... 1.0000 Peak discharge, qp .............. 1.4109 cfs
Manning Pipe Calculator
Given Input Data: Shape ........................... Circular Solving for ..................... Depth of Flow Diameter ........................ 0.4829 ft Flowrate ........................ 3.3039 cfs Slope ........................... 0.2000 ft/ft Manning's n ..................... 0.0090
Computed Results: Depth ........................... 0.3958 ft Area ............................ 0.1832 ft2 Wetted Area ..................... 0.1607 ft2 Wetted Perimeter ................ 1.0935 ft Perimeter ....................... 1.5172 ft Velocity ........................ 20.5616 fps Hydraulic Radius ................ 0.1469 ft Percent Full .................... 81.9629 % Full flow Flowrate .............. 3.3039 cfs Full flow velocity .............. 18.0373 fps
The above Flowrate is based on Peakdischarge of the East 6 lots of 0.3155 x 6 = 1.8930 cfs Plus The road andTennis court of 1.4109 cfs.
Graphical Peak Discharge method
Given Input Data: Description ..................... Total Impervious Area (Tennis Court & Roads) Rainfall distribution ........... Type I Frequency ....................... 2 years Rainfall, P (24-hours) .......... 3.0000 in Drainage area ................... 1.2673 ac Runoff curve number, CN ......... 98 Time of concentration, Tc ....... 360.0000 sec Pond and Swamp Areas ............ 0.0000 % of Area
Computed Results: Initial abstraction, Ia ......... 0.0408 in Ia/P ............................ 0.1000 Unit peak discharge, qu ......... 503.8369 csm/in Runoff, Q ....................... 2.7683 in Pond and swamp adjustment, Fp ... 1.0000 Peak discharge, qp .............. 2.7618 cfs
Predevelopment Runoff:
Graphical Peak Discharge method Given Input Data: Description ..................... Predevelopment Rainfall distribution ........... Type I Frequency ....................... 2 years Rainfall, P (24-hours) .......... 3.0000 in Drainage area ................... 6.3200 ac Runoff curve number, CN ......... 72 Time of concentration, Tc ....... 360.0000 sec Pond and Swamp Areas ............ 0.0000 % of Area
Computed Results: Initial abstraction, Ia ......... 0.7778 in Ia/P ............................ 0.2593 Unit peak discharge, qu ......... 388.7183 csm/in Runoff, Q ....................... 0.8081 in Pond and swamp adjustment, Fp ... 1.0000 Peak discharge, qp .............. 3.1019 cfs
Postdevelopment Runoff:
Graphical Peak Discharge method Given Input Data: Description ..................... Lot Runoff (9600 SF) Rainfall distribution ........... Type I Frequency ....................... 2 years Rainfall, P (24-hours) .......... 3.0000 in Drainage area ................... 0.2204 ac Runoff curve number, CN ......... 88 Time of concentration, Tc ....... 360.0000 sec Pond and Swamp Areas ............ 0.0000 % of Area
Computed Results: Initial abstraction, Ia ......... 0.2727 in Ia/P ............................ 0.1000 Unit peak discharge, qu ......... 503.8369 csm/in Runoff, Q ....................... 1.8182 in Pond and swamp adjustment, Fp ... 1.0000 Peak discharge, qp .............. 0.3155 cfs
Graphical Peak Discharge method
Given Input Data: Description ..................... Tennis Court & Road Rainfall distribution ........... Type I Frequency ....................... 2 years Rainfall, P (24-hours) .......... 3.0000 in Drainage area ................... 1.2673 ac Runoff curve number, CN ......... 98 Time of concentration, Tc ....... 360.0000 sec Pond and Swamp Areas ............ 0.0000 % of Area
Computed Results: Initial abstraction, Ia ......... 0.0408 in Ia/P ............................ 0.1000 Unit peak discharge, qu ......... 503.8369 csm/in Runoff, Q ....................... 2.7683 in Pond and swamp adjustment, Fp ... 1.0000 Peak discharge, qp .............. 2.7618 cfs
Total Runoff Volume Calculation V1 (Predevelopment) = Q x A = 0.81 in (275,275 SF)(1/12) = 18,580 CFT V2 (Postdevelopment) = Q1 ( A1) + Q2 (A2 ) A1 = 197,426.75SF ( Total Lot Area ) A2 = 55,203.45SF ( Private Road + Tennis Court Areas) V2 = 1.82 in ( 197,426.75 SF )(1/12) + 2.77in ( 46,203.45SF + 9,000SF )(1/12) = 42,685CFT The Design Infiltration Basin Size to store the increased storm runoff : Increased Volume = V2 - V1 (qu1/qu2) = 42,685 CFT - 18,580 Cft (388.72/503.84) =28,350 CFT=212,100 GAL.
The following graphs display the Storm Drain Pipe Design. There will be 6 branches, 1 through 6, one on each side of the roads serving the Roads and individual lots.
At this time rest of the Utility Lines must be installed as the following graph displays a Cross Section view of the Main Road and the utility lines at station 3+25.00.
While the Utility lines are being installed the Retaining Walls for both the roads and individual lots should be built as well which requires goodscheduling, organizing and management with different trades contractors just so they can accomplish their part of the assignments collectively
without any interference to advance the project as planned which is very critical in Land Development Projects. After all the utility lines have been installed and extended to the individual lots and approved with respective Districts and County Officials, the trenches and retaining walls could be back filled and compacted where necessary to a required density or soil bearing capacity and rough grades could be once again reestablished. The next step is to build the Curbs, Private Roads, Sidewalks, stairways and Accesses to the individual lotsand install the Utility Fixtures & Meters, Safety Elements and Hydro-Seed the entire bare land to prevent any potential erosion progressively asdesigned, and after the project as a whole has been fully inspected, approved and singed off , The Development is pretty much complete and The Plat could be Recorded and ready for further development which is building the Homes and Public Facilities.
I like to mention that this design does not include Landscaping Design which is essential to any development and must be professionally designed and implemented but its total footage has been considered and dedicated.
Based on these design criteria and information I have created 3D Modeling of the development to virtually observe the finished product andalso to make it realistic for a more precise construction estimates preparation. Various Perspective Views are presented in th following pages.
POST DEVELOPMENT SW. ISO. VIEW
SW. LOWER SEC. CLOSE-UP VIEW
SW UPPER SEC. CLOSE-UP VIEW
SE. LOWER SEC. CLOSE-UP VIEW
SE. MID. SEC. CLOSE-UP VIEW
NE. MID. SEC. CLOSE-UP VIEW
NS. MID. SEC. CLOSE-UP VIEW
NW. CLOSE-UP VIEW
SE. LOWER SEC. CLOSE-UP VIEW
SE. LOWER SEC. WITH STORM BASIN CAPPED OFF, CLOSE-UP VIEW
SE. UPPER SEC. CLOSE-UP VIEW
TENNIS COURT CLOSE-UP VIEW
ENTRANCE TO THE SUBDIVISION CLOSE-UP VIEW
SW. ENTRANCE CLOSE-UP VIEW
SE. ENTRANCE CLOSE-UP VIEW
TENNIS COURT CLOSE-UP VIEW
SW. ENTRANCE CLOSE-UP VIEW
CLOSE-UP VIEW
RETAINING WALL CLOSE-UP VIEW
MAPLE LN. SW. CLOSE-UP VIEW
CULDESAC RETAINING WALL CLOSE-UP VIEW
CORNER STAIRWAY CLOSE-UP VIEW
SW. CORNER STAIRWAY CLOSE-UP VIEW
To take a step further in this project I designed a sample Single Family Home of about 4,000 SF. With 3 door Garage and a Pool for lot 18 of this subdivision.The following graphs display the details of this design and also the built house in various views.
FLOOR PLAN VIEWS
FOUNDATION PERSPECTIVE VIEW
SW. PERSPECTIVE VIEW
SE. PERSPECTIVE VIEW
NE. PERSPECTIVE VIEW
NW. PERSPECTIVE VIEW
HOUSE BACKYARD VIEW
HOUSE BUILT ON LOT 18 VIEW
HOUSE ON LOT 18 SW. VIEW
HOUSE ON LOT 18 SE. VIEW
HOUSE ON LOT 18 NE. VIEW
HOUSE ON LOT 18 NW. VIEW
WELCOME TO THE PANORAMA
This Development Design is complete and all the Engineering & Architectural Details are available for further review and discussion.For more information please contact me at [email protected].