LAND DEVELOPMENT

MAKING LAND USEFUL WITH

PROFIT
 TYPES OF DEVELOPMENT
Residential: Single family, duplex, townhouse,
apartments, and condominiums.
Commercial: Professional office, stores, malls.
Industrial: single developments and industrial parks.
Recreational:
1. Amusement - land use, local impact, access, liability,
population supply.
2. Recreation - private clubs and sporting
Parks state and federal
3. Resorts complete facility
Use or ownership shared
4. Residential incorporate a residential development around
recreational site.
 CONCEPTS AND ROLES OF THE
LAND SURVEYOR
Purpose of land development is to make the
environment more useful and comfortable for
humanity.
Must be done in an organized and planned
manner.
Most often must be able to create a profit.
Must meet political; economic; and aesthetics,
while maintaining solid engineering principles.
 CONCEPTS AND ROLES OF THE
LAND SURVEYOR
Land Use Controls: exist to protect public health,
safety and welfare.
Enabling Acts: passed in 1920s federal laws permitting
states to pass zoning and subdivision laws.
Zoning Regulations: use of land-use controls to
protect the rights of the individual property owner
and rights of others with in the community
3 Basic areas: residential, commercial, and industrial
Changed through exceptions and variances can occur
must shoe individual and public both benefit
 CONCEPTS AND ROLES OF THE
LAND SURVEYOR
Land Subdivision Regulations:
State, county, municipal: Provides legal definition of a
subdivision
Who can prepare
Monument requirements
Procedures for approval; design standards; construction
requirements
Designed to protect individual to assure that access,
utilities, drainage, open space, adequate building space,
are all provided.
 LAND SURVEYORS ROLE
The role of the land surveyor varies depending on
state some on design (Indiana)
At minimum: boundary survey; create subdivision;
topographic survey and construction stakeout.
Can include: speaking for developer and limited design
State dependent: horizontal and vertical street alignment;
sanitary and storm sewer, etc.
 STEPS FOR A LAND DEVELOPMENT
PROJECT
1. Est. at least 2nd order control traverse near
boundary.
2. Complete boundary survey
3. Est. benchmark system
4. Prepare topographic map
5. Determine plan for streets, lots, utilities, etc.
6. Develop preliminary drawing
7. Obtain approval of preliminary design
8. Compute direction and distance of lots and streets,
also engineering design
 STEPS FOR A LAND DEVELOPMENT
PROJECT
9. Prepare plat of subdivision; final topo map and
engineering plans
10. Set all monuments
11. Obtain final approval
12. Have developer record plat and topo map
 APPROVAL BY MUNICIPAL
AUTHORITIES
1. Make sure zoning laws and subdivision ordinances
are met.
2. Permits must be obtained
a. Streets and access entrance permits
b. Sewage facilities sanitary and storm
c. Water system - EPA
d. Others as needed
3. Owner sill want municipality to take over
maintenance of streets, sewer, water, etc.
Any items not to be dedicated establish maintenance
methods
 TWO MAJOR REQUIREMENTS FOR
APPROVAL
1. Development must contribute to the value of
adjacent tracts; comply to master plan and add to
tax base.

2. All street and utility construction information

provided.
 OVERALL, LAND DEVELOPMENT
PROJECTS INCLUDE:
1. Boundary and Topographic Surveys
2. Construction Surveys
3. Design and Construction of:
a. Access
b. Flood Control and Drainage Facilities
c. Potable Water
d. Collection and Treatment of solid and waterborne waste
e. Utilities
f. Recreation facilities
4. Coordination and Communication with Interest
Groups
 EACH PROJECT IS DIFFERENT

Some of these differences include:

1. What developer wants
2. Economic (available funds)
3. Existing conditions (large factor)
1. Develop project to use existing in best way
2. Never accept existing maps - check
 INTEREST GROUPS TO BE WORKED
WITH:
1. Governing bodies: municipal and county
(planning commission)
2. Developer: Range from those who take pride
in quality and a profit to those only interested
in profit
Minimize delays and unneeded costs
Dont let desire for profit overshadow duty
3. Contractor: Develop a plan that can be built
4. Home Buyer: create safe and pleasant area
Account for special populations
 INTEREST GROUPS TO BE WORKED
WITH:
5. Public and Community: Increase overall value
Affects: traffic, taxes, schools, etc.
6. Environmentals: Concern with protecting and
preserving natural environment
Environmental Impact Statements large projects
7. Professionals: Engineers, Architects, etc.
Work for interest of client and are controlled and
limited by regulations, codes, ethics, and
standards.
 PLATTING PROCESS
1. PRE APPLICATION

2. PRELIMINARY PLAT

3. FINAL PLAT
 RESIDENTIAL PLANNING
CONCEPTS
The actual planning of a subdivision is much more than
just following a set of regulations.

Development Concepts:
Traditionally individual lots for single family dwellings with
access streets
Other needs require dedication and each are zoned for
single purpose
 RESIDENTIAL PLANNING
CONCEPTS
PUDs (Planned Unit Developments)
Integrated plan of residents, community shopping,
recreation, open space, schools all mixed into small
communities
Requires changes in zoning concepts
Generally large scope developments
Neighborhood Unit concept: residential neighborhood
created around a central focus
Pattern based on lot arrangement
Conventional lot and block
Lots and streets with no open or recreation areas
Most intense land use, small lots
 RESIDENTIAL PLANNING
CONCEPTS
Cluster Development
Lot and block system but side and/or back yard are
developed for common parks or open spaces
Must have home owners association to care for commons
areas
Pattern Based on Street Arrangement
Street location can dictate lot pattern
Rectangular most common
Lot and block with square corners
Pattern is visually monotonous and disregards topo
Easy to design and develop
 RESIDENTIAL PLANNING
CONCEPTS
Curvilinear: similar to rectangular but streets are
curved to fit topography
Relieved repetition, slows speed, overall development can
meet terrain
Radial: resembles spokes of a wheel
Useful if some central focus is needed or exists
Can cause problems with triangular lots
Linear: development along both sides of single road
 RESIDENTIAL PLANNING
CONCEPTS
Loops and Cul-De-Sacs
Loop U shaped, Cul-de-sac
Used to minimize repetition in rectangular or curvilinear
systems
Also provides additional access
Can also be used to create small cluster communities within
a development
Coving and Bayhome Concept
Purpose developing land at a lower cost while creating
superior communities
Provides more desired density
Increased safety
Decreased run off
 COVING
Coving combines both the bending of streets and
setbacks creating more open space; generally the
ROW is reduced 35%
The Basics:
1. Winding street pattern reduces or eliminates side streets
and total number of individual streets
2. Lineal feet of streets typically reduced 20-40% while
maintaining density and four way intersections minimized
3. Open space within entire community increased
4. Pedestrian walkways positioned to follow a curvilinear path
separate from streets
 COVING
5. Road remains at widths recommended
6. Layout reduces views of home sides or rears and
homes rarely face another home front or rear
which gives enhanced privacy
7. Streetscape consists of park like green space
which meander from one side of the street to the
other
8. Average lot size increases by 10-20% with extra
typically in home fronts
 BAYHOMING
Bayhoming uses the same concepts as coving but with more
density
Coving is based on single family ownership, while with bayhomes the
land and all items outside the home are held in common ownership
with a homeowners association
Coving incorporates townhouses in a staggered format
Requirements:
1. Bayhomes have no individual lot, this allows for larger infrastructure
reduction
2. While coving provides smooth curves with no staggering, Bayhomes
can be greatly staggered creating more panoramic views from within
homes
3. Parking is in rear with screened walls and landscaping hiding vehicles
from public collector streets
4. Bayhomes have large front porches
5. Front of home is toward common areas
 BENEFITS AND CONCEPTS OF
COVING AND BAYHOMING
PRESERVING THE SENSE OF THE COMMUNITY
PRIORITIZE VIEW
REDUCE INFRASTRUCTURE
AFFORDABILITY
SAFER STREETS
FEWER INTERSECTIONS
OPEN SPACES
MINIMIZE ERROSION AND SEDIMENT POLLUTION
MORE TREE SPACE
NO SQUARE LOTS
 ADVANTAGES TO MUNICIPALITY

1. LESS INFRASTRUCTURE TO MAINTAIN

2. LESS LAW ENFORCEMENT DUE TO INCREASED
SECURITY AND LACK OF INTERSECTIONS
3. DUE TO AVAILABLE SPACE, PEOPLE DO NOT FLEE
URBAN SPRAWL
 DENSITY
Population Density density affecting quality of life.
To many creates noise, lack of privacy, and increased
conflicts
To few can create lack of socialization, excess travel, and
high cost of community services
Most commonly expressed as Dwelling Units/Acre (DC/Ac)
Gross density units/acre of total land
Residential density units/acres of land including streets, public
facilities, etc.
Net density units/acre of land devoted only to residence
Can also be a variable using people/acre
Typical residential density below 2 DU/Ac is low with common
design value of 2 5 DU/Ac
 EXAMPLE
3 DU/AC IS DESIRED
25% LAND AREA IS STREETS AND OPEN
AREA
THUS 75% OF 43560 OR 32670 ft GOES
INTO 3 LOTS
THUS 10890 ft/ LOT TYPICAL LOT SIZE
COULD BY 90x120
x 43560 = 32670ft
32670/ 3 = 10890ft/lot
 SITE ANALYSIS AND SUITABILITY

USGS topos provide a rough source for this

Also check SCS and others for maps
Site Suitability: depends on viewpoint of
person
Includes:
1. use which provides most profit
2. Use that provide maximum enjoyment and highest
life quality
3. Use that preserves or improves the balance of
nature and is least disruptive to the environment
 TOPOGRAPHY AND DRAINAGE
PATTERNS
Affects: streets, drainage, views, earthwork, erosion,
environmental
Gently rolling terrain best - 2-5% slopes
5-10% can also provide good sites with increased cost
Slopes over 20% require special considerations
Matching the topo is essential
Soils and geology: soil type and presence of rock
Depth of water table
Environmental factors: orientation and shape of sites
How to use natural features as a benefit
Sun angle, trees, noise, wildlife and aesthetic character of
site
 SUBDIVISION DESIGN PRINCIPLES
AND STANDARDS
Usual standards, develop a checklist
Geometric Principles
Streets, sidewalks, intersections, lots and easements all
depend on geometric principles
Following them simplifies design and layout and balance
and symmetry prevail
Follow terrain
Front lot lines should be straight or arcs and side lines
should be either perpendicular or radial to street ROW
 BLOCK AND LOT STANDARDS

Blocks: directly relates to streets; not required

Length, shape, slope and general arrangement normally
regulated
Max length normally between 1000 1500
Shape dependent on terrain and tract shape
Lots: must have satisfactory building site and be
properly related to topography
Must have vehicle access to local street
Standards can specify minimum width and depth
Min width 70 typical
Depth normally approx. 3 times width
20 50 setback at front with 5 10 side and back
Avoid double frontage
 LAND USE: CREATE BALANCE
1. Urban Land Institute
1. Large development 35% non-residential
2. Small development 25% non-residential
2. Streets: ROW dedicated acceptance
Collector 60 ROW 70 ROW
Minimal individual access purpose is to move traffic to arterial streets
Local 50 ROW 60 ROW
Access to lots, services and collector streets
Low speed (20 30 mph)
Allow for plantings, pedestrians, and bikeways
Alignment
Cul-de-sac streets normally have max length of 600 1000 with minimum
radius of 50 ROW and 40 paved
Jogs (T-intersections) prefer min of 125 between
Reverse Curves keep to min and use larger curve radius
Sight distance hilly area 100; local streets 200; collector streets
250
 LAND USE: CREATE BALANCE
Vertical curves must have a minimum length equal to 10 20
times the algebraic difference in grades (%)
Max grade is normally 15% and minimum is 0.5%
Minimum radius for circular curves range from -200 on local streets
and 300 for collector streets
Street alignment should minimize need for storm sewers
Follow ridges, parallel or perpendicular to contours, and along shallow
swales.
Naming
Street: North South streets
Avenue: East West streets
Drive or Boulevard: Meandering streets
Road or Way: street that runs other than cardinal directions
Lane or Place: North South Cul-de-sac streets
Circle or Court: East West Cul-de-sac streets
 LAND USE: CREATE BALANCE
3. Intersections: Junctions of more than 2 streets,
avoided
T intersection is preferred
Offsets between 4way intersections:
150 min local and 300 collector
Angles: centerline intersect should be close to 90 with 75 being
minimum
Streets should remain in tangent for 100 min prior to PC
Grade should be relatively flat with max being 0.5% - 4%
Minimum sight distance at intersections = 90
Minimum curb radius = 20 local; 30 collector
Sidewalk and Bikeway: one or both sides if needed 4 width
minimum, 6 better.
Easements: 15 30 minimum
 DESIGN
1. Roadway
1. Locate Centerline
Direction and distance (PI-PI)
2. Develop Centerline Profile
Plot existing ground and special features
1-5 or 10 vertical and 1-50 or 100 horizontal
Design proposed centerline: 0.4%-15% slopes
Stay as close as possible to existing ground
Avoid roller coaster
Balance cut and fill
Identify culvert locations and allow clearance
20MPH 10 LENGTH / 1 CHANGE
30MPH 20 LENGTH / 1 CHANGE
40MPH 35 LENGTH / 1 CHANGE
MIN. VERTICLE CURVE LENGTH 75-100
 DESIGN
1. Pavement: Thickness based on AASHTO and Soil
design based upon the lowest soil support values.
Normal: Rigid PCC 6-10 dependent on loads
Flexible: Bituminous Concrete
Surface: 2 4
Base: 6 8
Sub-base (Stone): 6 12
A-3 (Oil and Chip)
Base 8-12 granular with asphalt 3 times with chips
General alleys at most
 DESIGN
1. Roadway design:
Site study by traffic engineer to determine needs on site
and effect of development on existing system
Site access; traffic circulation; traffic flow
Take care using one way streets
Streets often have other uses: bicycles; play and minimal
on street parking
Streets have slow design speeds: 20-35 mph
Sight distance-critical
Stopping distance: d= V2/30f
d= braking distance in feet
V=vehicle speed in MPH
f=coefficient of friction
 TABLE

SPEED REACTION BRAKE DISTANCE STOP DISTANCE

TIME DISTANCE FEET COMP. DESIGN
20MPH 2.5 73.3 33.3 106.6 125
25MPH 2.5 91.7 54.8 146.5 150
30MPH 2.5 110 85.7 195.7 200
35MPH 2.5 128.3 120.1 248.4 250
 DESIGN
Local street design guidelines (local streets)
Curb: Barrier; Mountable; V (depressed)
Parking: off street parking
Space width 9-11
Space length 18-20
Recreational vehicles (boat/trailer) 10 x 40
Make parking areas aesthetically pleasing
 DRAINAGE SYSTEMS
Retention No runoff
Detention Controlled, limited runoff
Development will always cause additional runoff
Utilize topography to minimize amount to be handles
Drainage design based on average and 5-50 yr rainfall
Charts and info: West of 103W longitude NOAA Atlas 2;
East of 103W longitude USWB TP-40 and/or NWS Hydro
35
Runoff depends on: permeability of soil; slope;
topography; climate; and amount of rainfall
 DRAINAGE SYSTEMS
Soil types and Runoff (NRCS)
Group A: low runoff, high infiltration (sand/gravel) water transfer
0.3/hr
Group B: moderate infiltration, deep well drained soil (fine-course
texture) water transmission 0.15-0.3/hr
Group C: low infiltration; layered soil (mod.fine fine texture) water
transmission 0.05-0.15/hr
Group D: high runoff, very low infiltration, clay soil in pan or layer near
surface water transmission 0-0.05/hr
Surface Roughness affects runoff: Coefficient of Roughness
Levels:
Smooth paved surfaces 0.011
Cultivated 0.05 0.17
Grassland: short 0.15; dense 0.24; Bermuda 0.41
Woods: light underbrush 0.40; heavy underbrush 0.80
 COMPUTE RUNOFF BASED ON
NRCS METHODS
1. Determine the watershed area from the topo map
2. Establish the storm period and corresponding 24
hour rainfall
Storm period intensity 2yr, 5yr, 10yr, 20yr, 25yr, 50yr,
and 100yr
10yr normally used, many use 25yr for safety
3. Calculate initial maximum retention after runoff
begins
4. Calculate peak discharge for area
Use Rational Method Q=CiA
Q=quantity of runoff in cu.ft/sec
C=coefficient of runoff (ratio of water runoff to water falling)
i=intensity of rainfall (inches/hour)
A=drainage area (acres)
 FACTORS AFFECTING SITE
DRAINAGE
1. LOCATION OF SITE WITH RESPECT TO OFF-SITE
STORM WATER
2. GENERAL LOT GRADING PLANS ESTABLISHED TO
PROVIDE POSITIVE OVERALL PLAN
3. REQUIREMENTS AS TO STORM WATER RETENTION
OR DISCHARGE RATES MUST BE MET.
4. MAXIMUM CARRY DISTANCE LOCAL SUBDIVISION
ORDINANCE OR ROAD AUTHORITY
 STORM SEWER AND CULVERT
DESIGN
Must be determined based upon runoff computed and peak;
slope and pipe characteristics
Manning Formula

V=flow velocity (ft/sec)

R=hydraulic radius (cross sectional area of
flowing water/length of wetted surface of pipe)
in feet = D/4 (full pipe)
S=expected slope (decimal)
n=roughness factor (0.015 0.025)
Slope: min 10 pipe = 0.28%; 12 = 0.22%
Best to use 0.4%
Want to keep flow at 2-10 ft/sec
Open channel compute same way
Slope: 2% - 10%
 RETENTION AND DETENTION
FACILITIES
Retention facility has no discharge
Detention facility has limited discharge
Generally designed to hold runoff until existing stream can
handle additional flow
Maximum discharge is limited to peak storm runoff rates
Can be achieved through lakes, ponds, subsurface basins,
dutch (french drains),& sumps
 SYSTEM DESIGN
Two conditions exist either alone or in combination:
Site subject to sheet or overland flow
Site subject to channelized flow
Must realize that in residential development much
additional runoff occurs: typical lot +1/2 ROW = 0.4
Ac.
House roof 1600 sq ft
Driveway 600 sq ft
Patio 400 sq ft
Roadway 1500 sq ft
4100 sq ft = 0.094 Ac or approx area
 SEDIMENTATION AND ERROSION
CONTROL
1. Select sites with drainage patterns, topo and soils
suitable for development
2. Incorporate:
1. Expose smallest area for least amount of time
2. Retain topsoil to recover graded areas and protect natural
vegetation
3. Seclude plantings, seeding, mulching and stone surfacing
as needed
4. Use sediment basins and silt traps
5. Install permanent vegetation and long term erosion
protection
If lake or pond is included a dead storage area for
sedimentation should be included upstream of the lake.
 SANITARY SEWER

See pages 498 554 in the text

Traditional collection systems (gravity flow)
normal
U.S. EPA Program: Small Community Outreach
and Education (SCORE) U.S. EPA Bulletin
(1992)
 SANITARY SEWER
1 gal = 7.48 cu. ft.
Residence:
Typical per capita flow is 60-120 gal/day (per person)
Design should include max flows 6-10am and 6-10pm with
low being 2am-6am
Max Daily Flow = 2x Average Daily Flow
Max Hourly Flow = 3x Average Daily Flow
Apartments:
3 bedroom/4 person = 100 gal/day/person
Restaurant: 100 gal/day/seat
Hotel: 100 gal/day/bedroom
Service Station: 10 gal/day/car served
 INDIVIDUAL SYSTEMS
Should make sure they do not:
1. Contaminate drinking water supply
2. Allow insects, rodents or other disease carriers to multiply
3. Be accessible to children
4. Pollute or contaminate surface waters
5. Create foul odor and appearance
 INDIVIDUAL SYSTEMS
Traditional: Septic & Absorption Field
Conventional Gravel Absorption Field: trench 12-36
wide with 14 course aggregate and perforated 4
pipe covered with geotextile
Percolation test: timing settlement of water over time
Length of absorption field directly related to soils absorption
ability (perk test)
Sand filters evaporation and absorption bed
small holding tank field encased in sand
New method is to have it expanded over a large area and have
plantings over it.
 PUMP STATIONS
Used to transport material under pressure, can not be
tapped
Collection System:
Min pipe size = 8
Place sewer either along ROW or at back lines
Separate from waterlines by 10 horiz. and vert.
Manhole placed at all bends, intersections, changes in slope
with no section longer than 400
Manhole: precast; drop
Pump station with force main
Lift station
 POTABLE WATER SYSTEMS
Pg 557-610 TEXT
Often last system to be designed
Must look at water source (FIRST)
Must look at Average and Maximum Daily Demand
and Max. Hourly Demand
Normal daily use per capita = 50-150 gallons
Waterlines must maintain a min of 20 lb psi
Water storage tank if large development may be
beneficial
Fire storage reserve: 1000 gal/min x 2hr = 120,000 gal
One day reserve: 150 gal/person/day x 1000 people =
150,000 gal
These determine min tank size(23.5dia x24tall=75000 gal)
 WATERLINE
2 types: Loop System and Branch System
Each has gate valves at each intersection of mains and
between main and fire hydrants
4 way valves at all crosses
Other valves usually placed between 500-1000 intervals
Depth: based on frost penetration. 3.5 in extreme
Southern Illinois, 4 in Carbondale, 4.5-5 in Champaign,
and 5.5-6 in Chicago
Parts: piping (usually PVC) may require ductile iron
Thrust block: block forms placed to transfer angular force to soil
and needed to keep joints together.
 WATERLINE
Valves:
Shut off: gate or butterfly type placed in system for repair or
emergency purposes
Check valve: control direction of water flow
Pressure Reducing Valve: reduce inlet pressure to a controlled outlet
pressure
Altitude Control Valve: control flow in and out of tank
Often direct linked to pump stations
Air Release Valve: used to release trapped air at high points in lines
Back Flow Preventers: antisiphon valves used to protect safe water
from contaminated systems
Laterals: service lines, normal size is to 1
 BASIC LEGAL REQUIREMENTS:
STATE OF ILLINOIS
A subdivision is required whenever land owner
divides land into 2 or more tracts with any of them
being less than 5 acres or new rights of access
EXCEPT: no subdivision required if:
1. The division into parcels 5 acres or more which does not
involve any new streets or easements of access.
2. The division of lots or blocks of less than 1 acre in any
recorded subdivision which does not involve any new
streets or easements of access.
3. The sale or exchange of parcels of land between owners of
adjoining and contiguous land.
 BASIC LEGAL REQUIREMENTS:
STATE OF ILLINOIS
4. Conveyance pf parcels for use as a right of way for
railroads or other public utility facilities or pipelines which
does not involve any new street or easement of access
5. Conveyance of land owned by railroad or other public
utility which does not involve any new streets or
easements of access.
6. Conveyance for highway or other public purposes or grants
relating to the dedication of land for public use.
7. Conveyances made to correct descriptions
 BASIC LEGAL REQUIREMENTS:
STATE OF ILLINOIS
8. Sale or exchange of parcels into no more than 2 parts of a
parcel that existed on July 17, 1959 and not involving any
new streets or easements of access.
9. The sale of a single lot of less than 5 acres form a larger
tract when survey is made by an IL Registered Land
Surveyor. No more lots may be sold off based on tract
dimensions and configuration of the larger tract on Oct.
1,1973. As long as it does not invalidate any local
requirements.

The developer must have the tract surveyed and a

plat of subdivision prepared by a RLS
 The Plat MUST Show:
1. All public streets, alleys, easements
2. All parcels, tracts, blocks, and lots
1. Must have a progressive numbering system
2. Give exact dimensions
3. All angular linear data along exterior boundary
4. Names of all public streets, alleys, etc.
5. Reference must be made to permanent monuments
from which future surveys can be made.
 Surveyor MUST establish, in such a
way as not to be disturbed, good
and sufficient monuments

1. Monuments must be set at all corners at each end of

curves, and at all angle points
2. 2 monuments must be permanent (stone or
reinforced concrete) and set at the extremities of the
subdivision
 A Topographic Map MUST be made
of the area

1. Must show existing and proposed conditions

2. Must be the same scale and size as subdivision plat
so it can be used as an overlay
 FILING OF PLATS
Plat of Subdivision and topo map must be filed at
County Recorders Office prior to sale of any lots!!!

Plat must contain the following certifications:

1. CERTIFICATE OF SURVEYOR
a. Legal description with name of subdivision
b. Certification as to location within or without corporate
limits
 FILING OF PLATS
2. CERTIFICATE OF OWNER
a. Swear as to ownership
b. FEMA
c. Certify that construction will not change drainage of
surface waters in such a way as to damage adjoining
property and that surface water will be deposited into a
water course which the owners have a right to use.
d. Dedicate street right of way and easements to public use
e. Waive and release all rights given by virtue of the
Homestead Exemption Laws of the state.
f. School district in which located
 FILING OF PLATS
3. NOTARY PUBLIC CERTIFICATE
a. Certifies that owners signed plat before notary and of their
own free will.
4. CERTIFICATE OF COUNTY CLERK
a. Certifies that tax records have been checked and property
is free of taxes
5. CERTIFICATE OF GOVERNMENTAL BODIES
a. Certifies that subdivision has been approved
b. May be more than one (county and city)
6. CERTIFICATE OF PROFESSIONAL ENGINEER
a. Certifies that drainage will not cause damage to adjoining
properties
b. Muse also certify Topo Map (drainage)
 SUBDIVISION ORDINANCE
May be county or municipal
All make state law a part of ordinance
Purpose is to regulate development and make sure
compliance with engineering design practices
Definitions: all aspects and terms defined
Exceptions: any that exist above state law
 SUBDIVISION ORDINANCE
GENERAL PROCESS:
1. Tentative or Preliminary Plat
1. Must provide a number of prints for review
Examined by the Co. Engineer and others
They note required changes or approval
2. Minimum Scale (1=100) & max sheet size given (24x36)
3. Must include: (typical)
a. Section lines, sec. lines, adjacent subdivision lines, adjacent
streets and alleys, watercourses and other pertinent features
b. Existing utilities, drainage systems on and adjacent
c. Names of adjoining subdivisions and other areas must indicate
present usage
d. Proposed streets and roads with width, names, alleys, lots,
easements, building setbacks
e. Name of subdivision, subdivider, and surveyor
 SUBDIVISION ORDINANCE
2. FINAL PLAT generally a time period exists between
tentative approval and length final must be
approved in.
Requirements:
a. Material, size, lettering size
b. Date of preparation, north sign, rectangular system,
material and scale
Title
c. Correct survey of boundary with description
Location, width, names of all roads, streets, alleys and other land
dedicated to public
Lines, dimensions, and names of adjoining or abutting roads
streets or alleys
 SUBDIVISION ORDINANCE
d. Lot lines shown and lots and blocks numbered
Building lines and easements shown and dimensioned
e. Description and location of permanent survey markers
All lot corners, points of curvature, ROW intersections; changes in
ROW and offset points must be monumented
Type of monument required (30 x )
How monument set
Repeat state requirement for permanent (reinforced concrete or stone
2 at extremities)
f. Minimum and/or maximum lot sizes and frontages
 SUBDIVISION ORDINANCE
Design Requirements:
1. Layout shall preserve natural features of site.
2. Provide proper traffic circulation prefer long blocks
1. Streets intersect at 90 preferred not less than 65
2. Dead end streets no longer than 1320 and have cul-de-
sac with min radius
3. Layout to fit contours
4. Streets nor on boundary and no spite strips
5. Streets along State or County Highways shall provide
access at intervals not less that mile
 SUBDIVISION ORDIANCE
6. Private roads discouraged
7. Minimum 50 ROW and road way widths (20-24)
8. Street material and thickness - 8 stone + 3 bit.
conc. - specs must conform to IDOT and max.
grades (8%)
9. Easements: min. width and location
10. Building setbacks: width and location
11. Drainage requirements (storm, open, or mix)
12. Signage requirements
13. Water and sanitary sewer facilities described and req
 SUBDIVISION ORDINANCE
Engineering Requirements:
1. Profile of streets (existing and proposed)
2. Typical cross section of roadway with surfacing
3. Drainage structures (surface and underground):
location, size, type, and grade
4. Locate water courses and bodies of water (high and
low elev.)
5. Sanitary sewer: plan and profile and location or
source of treatment
6. Water system location
 SPECIAL CONSIDERATIONS
1. Wetlands Determination Study
Based on Section 404 of Clean Water Act and Section of
Rivers and Harbors Act of 1899
Jurisdiction of Corps of Engineers and EPA
Defined: area containing hydric soil, periodic flood water, or
hydrophile plants (hydrophytic plants are plant life growing in
water, soil, or on substrate which is periodically deficient in oxygen
as a result of excessive water content.)
Areas where wetlands occur must have on-site inventory
of dominant plant genus and species.
50% of dominant plant types
 SPECIAL CONSIDERATIONS
Hydraulic soil soil that is saturated, flooded, or ponded
long enough during growing season to develop anaerobic
conditions (lack of oxygen) in the upper parts.
 SPECIAL CONSIDERATIONS
2. Off site wetlands inventory
1. Locate development on USGS 7.5min and relate to wetland
features that denote possible wetlands
2. Study National Wetlands Inventory map to determine
potential wetland areas on site.
3. Study soil survey map (SCS) to determine if hydric soil
exist.
4. Study aerial photos potential wetlands
5. Review any available wetland studies in area
6. Make determination based on 1-5 conduct on site
inspections to make final decision
 WETLANDS
Often surveyors are 1st to visit property and
potential wetland info. Should be included in topo.
No uniform definition
Differ between regulatory bodies
1987 Corp of Engineers Wetlands Delineation Manual
1989 Federal Interagency Manual for Identifying and
Delineating Wetlands
Most wetlands in areas of low relief, topographic
depressions.
Can also be found in all other areas with groundwater
discharge
 WETLANDS
Formal delineation takes extensive training, but
wetlands are generally defined by:
Hydraulic soils
Hydrophytic vegetation
Wetland hydrology
Wetland Hydrology: presence of water
Soils saturated at or near surface or inundated for sufficient
length of time to allow microorganisms to deplete available
oxygen in the soils
Water does not have to be on surface
 WETLANDS
Indicators:
1. Evidence of flooding
2. Water marks or stains on trees
3. Obvious standing water or soil saturation
4. Blackened or discolored fallen leaves
Wetland (Hydrophytic) vegetation
Plants that have adapted to growing in wet conditions
Field guides to wetland plants
Indicators:
1. Shallow root systems
2. Wind thrown and fallen leaves
3. Buttressed tree trunks
4. Inflated or floating stems or leaves
5. Trees with multiple trunks from same base
 WETLANDS

Wetland (Hydric) soil

Biological and chemical process occurs that alters
color of soil
Normally wet soils are grey or black with
prominent orange or red iron stains
Soil colors Munsell Soil Color Charts
Field indicators:
1. Grey or black colors
2. Sulfidic odors
3. Peat or muck accumulations
 SPECIAL CONSIDERATIONS
3. ENVIRONMENTAL ASSESSMENT
1. Based on Comprehensive Environmental Response,
Compensation and Liability Act of 1980 makes property
owners liable for cleanup
2. Superfund Amendment and Reauthorization Act of 1986
limits liability if proper investigations were performed as to
existence of substances prior to purchase
3. Any indication of potential hazards means owner is liable
 4 BASIC LAWS OF ECOLOGY
1. Everything is connected with everything else

2. Everything must go somewhere

3. Nature knows best

4. There is no such thing as a free lunch

 ENVIRONMENTAL ASSESSMENT
AND IMPACT STATEMENT
NECESSARY TO:
1. Predict any change in each environmental constituent
2. Identify the scope of any change on each environmental
descriptor
3. Determine the implications or significance of the
anticipated change on each element
 5 COMPONENTS FOR
ENVIRONMENTAL IMPACT
1. Environmental impact of the proposed action
2. Identify any adverse environmental effects which
cannot be avoided
3. Range of feasible alternatives to achieve the initial
problem objective or alternatives to the proposed
action
4. Agency required to identify the relationship
productivity
5. Requires agency to discuss the objections or issues
raised by reviewers
 INTENT OF IMPACT STATEMENTS
1. To provide a data base, documentation, and
forecasts from which future decisions could be
made.
To identify the extent of both recognized and potential
losses, the implications of the losses, and prepare
information in such a way so it can e understood by
government and public
Many times developers would prepare their EIS into
volumes with as much technical data as possible to try to
get approval
2. EIS was to be a mechanism for integrated planning
Often is used as a reason to justify decisions by
governmental bodies
Tie projects up for so long as to make them impractical
 2 WAYS ECOLOCY CAN BE USED
AS A BASIS FOR PLANTING
DESIGN

1. Essentially to guess what will work.

2. Plants are selected based on soil/climate,
appearance and other relevant environmental
determinants
 3 DIVISIONS OF PLANT TYPES

1. CANOPY those trees that define or limit

overhead plane
2. UNDERSTORY combination of small
trees, large shrubs, and climbing vines
under canopy trees
3. GROUND COVER grasses, ground
vines, and wildflowers
 VEG. SHOULD BE EVALUATED
BASED ON:
1. Aesthetic value
2. Disease resistance
3. Life span of trees
4. Wind firmness
5. Wildlife value
6. Comfort index
7. Ability to withstand higher radiated heat from
paved surfaces and buildings
8. Future growth with respect to utilities
 UTILIZING TREES IN WOODED
AREA
1. These trees have shallow roots: may be
best to conserve in clumps
2. Many mature trees will not survive a
violent change of habitat.
3. Changes in ground water (amounts and
quality) can cause problems
4. Area around trees should not be filled
(disturbs access of air, water, and
minerals)
 ROLES OF PLANTS IN
DEVELOPMENT
1. Wind control
1. Obstruction
2. Filtration
3. Deflection
2. Erosion control
3. Energy conservation
4. Wildlife habitat
 PLANTING CAN BE USED:
1. In combination with buildings to extend
architectural lines or as a screen to
enhance architecture
2. As skyline
3. To define sheltered areas or act as
buffer between activity areas
4. Enhance, blocks, frames, a view for
building site
5. As educational source
 PRINCIPLES TO CONSIDER WHEN
DEVELOPING PLANTING PLAN:

1. Plan should reflect a predominance of one type of

plant or a similar texture, color, or form within a
grouping
2. Exercise restraint relative to the number of different
plants used in plan
3. Select plants with common soil, climate, and water
requirements
4. Maintenance of hedges is time consuming, consider
growth habit and mature size
5. Develop plants so they do not rely on the quality of
any particular tree or plant
 PLANT SELECTION BASED ON AT
LEAST ONE OF THESE CRITERIA:

1. Plants ability to live and flourish in the

specific environment
2. Knowledge as to existing trees on site
and their healthy growth on adjacent
sites
3. Plants that require low maintenance
and/or low water amounts
4. Plants for a specific purpose (shade,
contrast, color, and size)
 CLIMATE AND SITE

THINGS THAT CAN BE DONE:

1. Develop exterior spaces that utilize local
climate norms and extremes to expand
availability of thermanlly comfortable
outdoor areas
2. Reduce thermal loads on buildings
 CLIMATE AND SITE
FOUR BASIC CLIMATIC ELEMENTS
1. Solar radiation reaches us in the
form of direct, diffuse, and reflected
radiation
4 methods of control and modification
1. Admission
2. Obstruction
3. Filtration
4. Reflection
Vegetation: trees can absorb 60-90% of
solar radiation
 CLIMATE AND SITE

2. Air temperature only minimum

changes can be caused relative
measure of thermal energy in the air
Control and modification: by controlling
solar radiation and air movement
Vegetation: air temperature is lowered due
to evaporation process, but humidity levels
increase. (this is often a small difference)
 CLIMATE AND SITE

3. Relative humidity
only minimum changes can be caused
provide shade that does not limit air
movement
Humidity can be increased by including
water in areas
 CLIMATE AND SITE
4. Air movement to utilize the beneficial
effects must be aware of how site
characteristics affect air motion
Vegetation: when used to protect from cold
winter winds it is a windbreak
Airflow is affected by shape and density of
windbreak
Airflow is affected 5-10 times windbreak
height on windward and up to 30 times
height on leeward side
CLIMATE AND SITE
 OUTDOOR WILDLIFE RELATED
ACTIVITIES
2001 National Survey of Fishing, Hunting
and Wildlife Associated Recreation

1. Nationally
$108 billion spent on wildlife related
activities
2. Illinois
$1.35 billion spent
DEVELOPMENT AND APPLICATION
OF OUTDOOR RECREATION

Recreation is often a delivery of

opportunities for individuals and society
most often provided by government
Benefits include:
1. Economic development
2. Protection or preservation of the resource
3. Education and learning
4. Maintenance or improvement of physical
health
 PROCESS FOR PLANNING
1. Determine which benefits are demanded from
which areas
2. Determine the extent to which the resource
base can be used to deliver benefits
3. Must take into account: budgets, technology,
resource capability, current uses of resources,
and non-recreational resource demands on
area
4. Determine which management actions are to
be used
 FOLLOW UP ACTIVITIES
1. Monitoring the actions taken to determine if
appropriate benefits are being developed
2. Monitor societies demands to see if original
demands still exist

Wildlife recreation planning manuals and

handbooks are being developed by Bureau of
Land Management and Forest Service
 WHEN DEVELOPING A
RECREATIONAL PLAN ONE
SHOULD:

1. Estimate demand for possible recreational activities

2. Conduct capability analysis of land and water in plan
area to determine potential of existing resources
3. Determine what recreational opportunities already
exist on site
4. Conduct suitability analysis to determine where and
how recreational activities should be provided
 WHEN DEVELOPING A
RECREATIONAL PLAN ONE
SHOULD:

5. Incorporate recreational activities with

other resource uses
6. Develop alternative use plans
7. Choose plan that reflects the most
desirable use of resources
8. Develop activity and project plans
consistent with resource use chosen.
 PROJECTED DEMAND INCREASE
1980-MID 2000S
1. Developed camping
2. Primitive camping
3. Backpacking
4. Hunting
5. Picnicking
6. Nature walks
7. Off road vehicle use
8. Sightseeing
9. Fishing
 TYPE OF USE DIVDED INTO 6
RECREATION ACTIVITY CLASSES

1. Primitive
2. Semi-primitive non motorized
3. Semi-primitive motorized
4. Roaded-natural
5. Semi-urban
6. urban
 CAPABILITY ANALYSIS

Permits identification of inherent

Recreational Opportunity potential of the
resources and of inherent attractiveness of
resource for recreation
 CRITERIA TO IDENTIFY
POTENTIAL
1. Remoteness from sights and sounds of
man and access by road
2. Size of area
3. Amount of irreversible evidence of man
4. Amount of apparent renewable resource
modification
 SIZE OF AREA REQUIREMENTS

Primitive 5,000 acres

Semi-primitive 2,500 acres

Roaded Natural, Semi-urban, Urban 1

acre
 INVESTIGATE THE PRESENT
OPPORTUNITIES
LOOK FOR:
1. Evidence of use
2. Frequency of encounters of uses
3. User density per acre
4. Facility and site management
5. User regulation
 SUITABLIITY ANALYSIS AND
CHOOSING AN ALLOCATION
Use the previous and look at:
1. Budget, technology, legislative and
administrative policy, resource capability, and
the use of resources to produce non-
recreational outputs
2. Guidelines for selection capacities within the
acceptable range
1. Low capabilities where landscape is open (little
vegetative cover and flat topography)
2. High capabilities are selected where there are more
potential
 RECREATION ATTRACTORS:
1. Power boating and waterskiing
2. Sailing
3. Ocean/lake/river swimming
4. Surfboarding or scuba diving
5. Fishing
6. Tent camping
7. R.V. camping
8. Golfing
9. Horseback riding
ECONOMICS OF RECREATION AND
PLANNING
Massachusetts Bay Colony passed the Great
Pond Act in 1641
Required that everybody of water 10 acres or more
be kept open to public for fishing and hunting
Central Park in New York established in 1850s
Late 1800s saw creation of: Yosemite Valley,
Yellowstone, Mackinac Island, Niagara Falls
Much of this through efforts of Teddy Roosevelt
Recreational planning still deals with 2 basic
elements: man and land
 TODAY PLANNERS HAVE 3
IMPORTANT TOOLS:
1. Greater public awareness and support
no longer ignored

2. Adequate legislation

3. Ready availability of public monies - ?

 SITE DEVELOPMENT CRITERIA

PROCESS:
1. Identify and categorize the capability of
recreational use
2. Identification of recreational uses
possible
3. Recreational activities/facilities are
chosen based upon:
1. Appropriateness to site
2. Current demand
 SITE DEVELOPMENT CRITERIA

4. Sutegrate capability/suitability with

recreational activity and facilities
5. Select site assessment indicators (unique
natural characteristics of site)
6. Related site assessment indicators to
Recreational Appropriateness Index
 THREE USE CATEGORIES:

1. Preservation (limited use) areas unique

and fragile
2. Passive Recreation (moderate use)
areas more numerous and capable of
withstanding more human intervention
3. Active Recreation (intensive use) areas
resilient to intensive use by large groups
for short periods/generally quite
accessible
 3 CATEGORIES OF LOCATIONAL
SUITABLE ACTIVITIES

1. WATER BASED

2. WATER ENHANCED

3. NON-WATER RELATED
 PLANNING SHOULD INCLUDE:

1. Development of a resource base

inventory
2. Determine suitability of 3 management
objectives
3. Identify conflicts where overlapping
occurs
4. Develop balanced management program
 ECONOMICS OF RECREATION

1. Those activates which cost neither

participant or others anything other than
energy and imagination
2. Those conceived and undertaken for the
purpose of making money
3. Public recreation which costs money
generally seen as responsibility of the
government
 RECREATIONFACILITY ARE APLIT
INTO 3 ELEMENTS:
1. Cost of land purchase and or removal
form tax base

2. Cost of capital improvements

3. Cost of maintenance and operation