Test 1 Flashards Flashcards
Ground-up previously underdeveloped
Greenfield
Unused or abandoned land in a built up area
Infill
Previously Developed and Underutilized
Greyfield
Developed land with environmental contamination
Brownfield
Rehabilitation
Renovation of blighted properties for adaptive reuse
Unmaintained and unsafe
Blighted
ADAPTING or repurposing an existing building
Adaptive Reuse
1 living unit and cluster subdivision
Single Family Detached
Dividing a large parcel into smaller parcels
Subdivision
Layout Considerations for Subdivision
Density
Layout
Design
Duplex
1 structure with 2 family units
Single Family Semi-Detached
Townhouse and home with common dwelling
Single Family Attached
Reduced Lot Sizes and overall yield stays the same. Denser development
Cluster Subdivision
Apartments and four or more dwellings in one structure
Multifamily
Pad site, close to large establishments, gas stations and dining places
Freestanding Commercial
Self Contained building with multiple tenants
Freestanding Commercial
Warehouses
Data Centers
Factories
Industrial
Combination of retail office and residential
Mixed Use
Grouping of mixed land uses
Master Planned Communities
Public Project for government
Institutional
Legal rights conveyed by approvals from
governmental entities to develop a property for a certain use, [density],
building type or building placement.
Entitlements
Entitlements Examples
Zoning and federal state permits
Approvals granted by federal state or local government
Permitting
Biggest Impact on Land Dev projects. Rules over zoning ordinances and comprehensive plans
Local Government
Required by State Law
Set goals for the future development for a community
Comprehensive Plan
Plan Role
Advisory in Nature and vary by locality
Who is involved in Comprehensive Plans
Land Developers
Government Officials
Business Leaders
Community Residents
T/F are comprehensive plans required for each locality by state law in VA?
True (They are required)
Legally enforceable document that governs land use, layout, and density.
Zoning Ordinance
Use explicitly permitted in a zoning district that is fundamental to the districts character
By right use
By Right Use Examples
General Commercial is a food place.
Low Density Residential is a single family
High Density Residential is an apartment complex
Special use permits that may be issued when a land use is proposed that is not explicitly proposed in the districts by right uses. Must be useful for district and have no negative impact on neighborhoods.
Special Use Permits / Conditional Use Permits
When a developers plans conflict with zoning and differ beyond what a SUP or CUP can fix.
Rezoning is used
Voluntary development conditions offered by developer to locality to reduce impacts generated by development
Proffers
Proffer Examples
Roadway Improvements, Hours, and Amenities
Floor Area Ratio (FAR)
Total Building SF / Parcel Area Sf
Width of property along right of way
Frontage
Distance between structure and property line
Setbacks
Zoning Density Units
Units (Bedrooms) per acre
Zoning Density
Minimum lot size and maximum lot coverage
Angle from property line to top of the building
Bulk Angle
Variance
Granted when a landowner cannot comply to zoning or design manual standard requirements.
Process of research and analysis prior to property purchase or investment.
Due Diligence
Due Diligence Purpose
Allows developer to make an informed decision regarding property acquisition and or financing. Avoids liability after 30-60 day DD phase.
Scope
Physical characteristics of site, environmental liabilities, regulations, costs, and timeline.
Due Diligence Report Structure
Should be preliminary only and should avoid guarantees and recommendations.
Provides third party with the right to access provide private property for an example purpose (EX- Utilities)
Easements
Property owned by government agency or private company
Right of Way
Promise of landowner to not do something on the property
Restrictive Covenant
ESA Phase 1/2/3
Site Research and Due Diligence
Location and quantification
Removal, remediation, and monitoring
ESA
Concept of environmental due diligence emerged from CERCLA / Superfund Law
Phase 1 ESA
Database Research for spills or contamination
Site Search for Spills
Interviews done by neighbors or owners
Phase 2 ESA
Location and Quantification of spill or contamination
Phase 3 ESA
Removal, Remediation, and Monitoring (Brownfield)
Determining the precise limits of wetlands and if they are jurisdictional
Wetlands Delineation
Ways to identify Wetlands
Soil Types
Vegetative Species
Hydraulic properties
Floodplain Characteristics
Protects life, health, and property.
Special flood hazard area (100 year)
Regulated by FEMA
Why do soils matter
Earthwork is the largest cost. Soils effect foundation and pavements.
Transport Concerns
Is the public road accessible to subject and parcel, traffic, construction, design sight distance, grade and street width.
Topography
Identifies break lines on site (Streams and Ridges)
Slope > 15%
Steep
Slope > 25%
Undevelopable
Slope < 2%
Excessively Flat
Storm Drainage Concerns
On site patterns,
existing floodplains and wetlands, and existing infrastructure.
Sanitary Sewer
Gravity and Pumps
Capacity
Easements
Size and depth of waterlines
Need for sustainable development and challenges in society
- Population growth
- Sprawl
- Climate Change
- Scarce Natural Resources
- Energy Consumption
Triple Bottom Line
People Planet Profit
Population widely dispersed in a low residential development
Sprawl
What serves as a framework for Sustainable Decisions?
Rating Systems
LEED ND Parcel Requirements
75% (min) of parcel boundaries border parcel
LEED ND for Walkable Streets
15% (min) of total block length must have a BH to CL ratio of 1:1.5 (0.67’ BH for each 1’ of setback to CL)
How to fix BH/CL
Slide Building Height to Road
Tradeoffs and Limitations for Sustainable Design
Safety
Cost (Increase Design and Construction Costs)
Regulations
Most Common Motive for Development
Increase Economic Yield
Costs of acquiring land and existing buildings and other improvements on the land
Land Acquisition Costs
Fees paid to professional and government agencies. Includes permit fees and plan review fees.
Soft Costs
Costs related to construction improvements and site development or building costs.
Hard Costs
Yield Formula
Yield = NOI / Total Cost
Net Operating Income (NOI)
PGI* 5% Reduction (0.95) = EGI
EGI * 35% Reduction (0.65) = NOI
Project Cost
Look at Graph
Breakeven cost
Equals revenue
Target Range Annual Return (NOI)
7-10%
Chance you that you could lose all or part of your investment
Risk
Who Permits Wetlands?
US Army Corps of Engineers
Who Regulates Floodplains?
FEMA
Levels of Government
Federal:
Clean Water Act, Wetlands permitting, FAA
State:
VDOT VDEQ street and water designs by community.
Multifamily Design Considerations
Multiple entrances
Parking
Access for fire and rescue
Amenities
Commercial Design Recommendations
Parking
ADA
Circulation
Visibility
Industrial Design Recommendations
Site access
Truck and trailer parking
Building pads
Grading
SW managed
Mixed Use Design Recommendations
Pedestrian friendly
Amenities
Parking and transit
Urban environment
Institutional Design Considerations
Community
LEED Standards
Universal Design
Value Engineering
DD in Columbia
Zoning and Overlay
Green Area Ratio (GAR)
SWM
Existing Conditions
Costs to improve
Sustainability Challenges
Utility Services
Data Centers
Renewable Energy
