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LDPO LDChecklist 20141121010757 PDF
LDPO LDChecklist 20141121010757 PDF
Land
Development
Checklist
National Association
of Home Builders
⊲ Land Development Checklist
2 | December 2013
Photo Credit: United Landmark Associates
December 2013 | 3
⊲ Land Development Checklist
4 | December 2013
Additional Investigations
Are there any waters of the Will utility relocation be required?
U.S. on the site or running Are there wells on the land?
through the site? Well depth?
Have soil borings been conducted Will the property require septic?
to determine depth? Will a community septic tank
What are the potential access work on the site?
points or routes? Police and fire services provided?
What is the frontage and depth Trash pick-up?
relative to the roads?
Are there any special local
Are there adequate stormwater environmental regulations
outfalls? (ex: critical area, water quality
Has an Environmental Phase I protection area)?
Assessment been conducted? Is the property subject to
Are there any hazardous materials Fish and Game regulations?
that will require clean-up/disposal? Are there any threatened or
Have preliminary perc tests been endangered species on the site?
conducted? Has any portion of the site been
Is there utility capacity available classified as historically
to serve the property? or archeologically significant?
Source: Paul Emrath, Ph.D. "How Government Regulation Affects the Price of a New Home."
Housing Economics, 2011.
December 2013 | 5
⊲ Land Development Checklist
6 | December 2013
Project Financing
Will this project pencil out?
Run a cash flow for the intended use Does the municipality require
Assess lot sales prices and pace, performance guarantees? Bond?
total development cost and timing, Cash? Letter of credit? Escrow?
other project costs, soft costs, and What municipal financing options
fees and determine land prices are available in this community
Calculate the loan-to-value ratios (ex: TIFs)?
December 2013 | 7
⊲ Land Development Checklist
DESIGN
CONCEPT
STEP 1 STEP 2
Do you require
federal Permits? APPROVALS
Rezoning, Variance,
Federal Environmental Review
or Special Exception Required?
Federal Permits
Is Subdivision Involved?
*Although the development aproval process is typically
local, there are an increasing number of federal
permits that may need to be obtained.
Subdivision Sketch Plan
The development approval
process varies greatly from
one place to another, and many Staff Review
require several layers of local,
state, and federal permits
and approvals. This flow Submit Preliminary Subdivision Plan
chart includes steps that are
common to the development
approval process in many Planning Commission Hearing
8 | December 2013
STEP 3
PERMITTING AND FEES
Sell/Lease Homes
December 2013 | 9
⊲ Land Development Checklist
10 | December 2013
Inspection fees $ ___________ Total raw land cost $ ___________
Growth management $ ___________ Estimated number of lots ____________
School fees $ ___________ Raw lot costs (total raw
land cost divided by
Capital facilities fees $ ___________ estimated number of lots) $ ___________
Environmental
assessments $ ___________
Development taxes $ ___________
Total land and
Other fees $ ___________ subdivision costs $ ___________
Bond premium $ ___________ Estimated number of lots ____________
Property taxes $ ___________ Finished lot cost (total
land and subdivision
Home Owners cost divided by estimated
Association (HOA) fees $ ___________ number of lots) $ ___________
Interest $ ___________
Overhead $ ___________
Miscellaneous $ ___________ Estimated retail value
of finished lot $ ___________
Total subdivision costs $ ___________
Re-run project cash flow based
• Less projected
refund advances $ ___________ on subdivision cost worksheet
December 2013 | 11
⊲ Land Development Checklist
Site Plan
I have decided to purchase the property. Now what?
Know the rules but be creative Create conceptual layouts
and innovative {{ What is the vision and overall
Will the site design require a zoning design concept?
change? Special exception? {{ Product types?
Variance? {{ Lot sizes?
Does the design need to {{ Amenities?
be reviewed by a design or {{ Green space requirements?
architectural review board in
{{ Considering National Green
addition to the planning board? Fire
Building Standard Certification
District? Public Works?
for land development?
{{ Have I contacted the local
planning department for early
meetings?
{{ What is my public outreach
plan? What are the notification
requirements?
{{ Have I engaged and met with:
• Civic associations,
neighborhood groups
• Surrounding home owners
associations
• Adjacent property owners
{{ Outline benefits but understand
Photo Credit: John Bare Photography
local issues and concerns
12 | December 2013
Photo Credit: Lessard Design, Inc.
Source: Paul Emrath, Ph.D. "How Government Regulation Affects the Price
of a New Home." Housing Economics, 2011.
December 2013 | 13
⊲ Land Development Checklist
Construction Sequencing
Once your plan is approved make sure to pull the
appropriate permits
Land use, zoning and subdivision Clearing and demolition
Wetlands Topsoil removal
Demolition Utility relocation and offsite
Grading water and sewer extension
14 | December 2013
If selling lots to a builder:
Sign Letter of Intent and contract Performance Guarantees:
for sale before construction of {{ Perform a site inspection and
project starts obtain partial or final release
Create contract clause obligating of the performance guarantee
builder to protect existing from the municipality
subdivision infrastructure {{ Obtain a replacement bond
improvements, tree conservation or Letter of Credit for builder
areas and stormwater Best related items
Management Practices (BMP) from
Transfer NPDES, DNR and EPA
damage during house construction
Land Disturbance permits only
Review architectural guidelines with after all lots are developed
the Builder
Provide homeowner or HOA
Transfer liability for governmental transition and education documents
and regulatory obligations
Transfer Use of Developers Grading
and Sediment Control Permits
December 2013 | 15
⊲ Land Development Checklist
Contact Information
For more information contact any
of these NAHB staff members:
Regulatory Affairs
Susan Asmus
Senior Vice President, Regulatory Affairs
202-266-8538
sasmus@nahb.org
Claire Worshtil
Program Manager, Land Use
202-266-8309
cworshtil@nahb.org