Presentation on theme: "The Basics of Land Surveying & Land Development"— Presentation transcript:
1The Basics of Land Surveying & Land Development Presented by Randal J. Vugteveen, P.S.
2Firm ProfileNederveld was founded in 1977, specializing in Land Surveying. We have developed today into a multi-service organization providing comprehensive services in the following disciplines:Land PlanningCommunity ArchitectureCivil EngineeringLand SurveyingHigh Definition ScanningInvestigative Engineering.
3Our Service AreasWe service our clients across the country from four offices in Michigan.Grand Rapids, MichiganAnn Arbor, MichiganHudsonville, MichiganHolland, MichiganOur projects have spanned from coast to coast in America,as well as into Canada, Mexico, & Costa Rica.
4Agenda 1. The basics of Land Surveying 2. Land Divisions May 7th, 20081. The basics of Land SurveyingDifferent Types of SurveysInformation needed2. Land Divisions3. The basics of Land DevelopmentZoningWhat can I do with this land
5History of Land Surveying in Michigan George WashingtonSurveyor
6History of Land Surveying in Michigan Michigan Map c. 1600Michigan Map c. 1805
7History of Land Surveying in Michigan Magnetic CompassMeasuring ChainsSolar Compass 1835
8Town Range Established Baseline Meridian Controlled Surveying Towns RangesTownRange
9Town Range Detail of Town & Range T9N T8N T7N T6N T5N R16W R15W R14W
10Laying out aTown and RangeintoSectionsExample of a Township
11One Section of Land 640 Acres Northwest CornerNorth ¼ CornerNortheast CornerCenterWest ¼ CornerEast ¼ CornerSouthwest CornerSouth ¼ CornerSoutheast Corner
20The Town, Range and Section establishes a base for the description of landTypes of Land DescriptionsUn-platted LandAliquot PartsMetes and BoundsPlatted Lands or Subdivisions
21Un-platted Lands Aliquot Parts Description: The West ½ of the Northwest ¼ of the Northeast ¼ of Section 36, Town 3 North, Range 16 West, Saugatuck Township, Allegan County, Michigan.Aliquot Parts
22Un-platted Lands North Metes and Bounds West East South North 00 Degrees WestNorth 00 Degrees EastNorth 90 Degrees WestNorth 90 Degrees EastWestEastSouth 90 Degrees WestSouth 90 Degrees EastSouth 00 Degrees WestSouth 00 Degrees EastSouth
23Un-platted Lands Metes and Bounds PARCEL 1 DESCRIPTION: Part of the Southwest 1/4 of Section 22, T7N, R16W, Grand Haven Township, Ottawa County, Michigan, described as: Beginning at the South 1/4 corner of said Section; thence S89°32'10"W feet along the South line of said Section; thence N01°47'43"W feet parallel with the North-South 1/4 line of said Section; thence N89°28'51"E feet along the North line of the South 1/2 of the Southwest 1/4 of said Section; thence S01°47'43"E feet along the North-South 1/4 line of said Section to the Point of Beginning. Subject to highway right-of-way for Lake Michigan Drive over the Southerly feet thereof. Also subject to easements, restrictions, and rights-of-way of record.
29What type of survey do you need? Elevation Certificate
30What do we need from you to get a survey done? AddressOwners nameLegal description / title commitment Parcel numberClosing date / due diligence period / hopeful date
31What do you want from us to make your job easier? On-line order form?Fax order form?Call or direct?
32Surveying is much more an art than a science. Uncovering historic facts and researching past practices are keys to the art of surveying. Even with all the advances in technology, we often have to look to history for the answers to complex surveying challenges.
33Land DivisionLand Division Act 288 of Amended under Act 591 of 1996 effective March 31, 1997Land Division Keys:History of the ParcelSize of the Parcel (Exact)Zoning / Municipal Rules & RegulationsLDA Guidelines4:1 RatioAccessibleAdequate Easements for public utilitiesLess then one acreExempt splits
37Different Methods to Divide Land SubdivisionLand DivisionCondominium ActCommonly referred to as Site Condominium or Condominium
38Regulations Affecting Development StateSubdivision ControlMDEQ – Wetlands, Dunes, water supply, sewage disposalCountyRoad Commission, Drain Commission, Health DepartmentZoning, UtilitiesLocal City or TownshipZoning, Roads, Streams, Wetlands, Water, Sewer, Buildings
39Where do you Start? Local Level What is Zoning? Current Zoning Master Plan ZoningWhat is Zoning?Most municipal zoning is use based zoning.AgriculturalResidential 1, Residential 2Commercial 1, Commercial 2IndustrialZones have “Permitted” uses and uses by “Special Use”
40ARTICLE 7. A AGRICULTURAL DISTRICT Sec. 7.1 Description and purpose.This [A] zoning district is intended for large tracts of land used for farming or which are idle. It is not intended for any use except agricultural, very low-density, single-family residential use and other specialized rural uses requiring large tracts of land.Sec. 7.2 Permitted uses.Land, buildings or structures in this [A] zoning district may be used for the following purposes only:A. One-family dwellings.B. Farm buildings.C. Agriculture.D. Roadside stands.E. Agricultural research stations and activities.I. Home occupations when authorized as a special use by the planning commission pursuant to section 3.34 [of this ordinance].J. Repair and maintenance services when operated in conjunction with a farming operation and when authorized as a special use by the planning commission. In considering such authorization, the planning commission shall consider the following standards:1. The nature of the use;2. The effect of the use on the surrounding neighborhood;3. The environmental effects of the use;4. The nature of the surrounding neighborhood;5. Potential traffic congestion as a result of the use; and6. Provision for parking for traffic or clientele which may result from the operation of the use.
41ARTICLE 8. R-1 SINGLE-FAMILY RESIDENTIAL DISTRICT Sec. 8.1 Description and purpose.This [R-1] zoning district is the most restrictive residential zone permitting one-family dwellings only together with required recreation, religious and educational facilities.Sec. 8.2 Permitted uses.Land, buildings or structures in this [R-1] zoning district may be used for the following purposes only:A. One-family dwellings.B. Churches, public schools and private and parochial schools which have been determined by the United States Internal Revenue Service to be an organization tax exempt under section 501(c)(3) of the Internal Revenue Code of 1954, as amended, or similar successor statute if:1. The principal means of ingress and egress to the site is from a street classified as primary collector or major arterial in the township general development plan, as amended;2. Fifty-foot side and rear yards are provided; and3. No more than thirty-five (35) percent of the total land area of the lot or parcel of land is covered with buildings or structures.Before a building permit is issued for any building, structure or use authorized by this subsection, a site plan therefor shall be submitted for review and approval as provided in article 18A [of this ordinance].ARTICLE 9. R-2 RESIDENTIAL DISTRICTSec. 9.1 Description and purpose.This [R-2] zoning district is intended for one-family dwellings and two-family dwellings.Sec. 9.2 Permitted uses.Land, buildings or structures in this [R-2] zoning district may be used for the following purposes only:A. Any use permitted in the R-1 zoning district subject to the same conditions, restrictions and requirements as are provided in that zoning district.B. Two-family dwellings, provided that:(i) On or after December 31, 1989, each dwelling unit is provided with an attached private garage;(ii) The lot has frontage on a street classified as major arterial in the township general development plan; and(iii) The dwelling is aesthetically compatible in design and appearance with other dwellings in the vicinity.C. Home occupations when authorized as a special use by the planning commission pursuant to section 3.34 [of this ordinance].
42Municipalities will have different terms and requirements. Common Question is:“What can I do with this property?” or “What is the minimum lot size?”What is it zoned?What is the master plan zoning?Is it possible to change the zoning?Now that we know our desired use is possible, what next?
43Site Keys and Due Diligence Site TerrainPublic utilities or wells and septic systemsStorm water runoff.WetlandsSoil CharacteristicsHigh GroundwaterExisting Easements or title issuesEnvironmental concernsAccess to public roadsSpecial ordinance requirementsEtc.
44I know my site is ready to develop, I just want a quick number of lots. Every municipality views the number of possible lots differently.Close rule of thumb:Total site area 30 acres of useable landDesired zone minimum lot size 20,000 square feet30 acres X 43,560sqft per acre = 1,306,800 square feet1,306,800 X 80% = 1,045,440 square feet1,045,440 square feet / 20,000 square feet per lot = 52.2 lotsRoughly 80% of the site will be roads and drainage.
45What is a PUD or Planned Unit Development? Simply stated:A PUD is a form of ZoningThis is an agreement in contractual form between the developer and the municipality to build a plan as negotiated between the two during a public meeting process.
46Summary Zoning regulates what you can do. Method you choose to record your project depends on other factors involved.SubdivisionLand DivisionCondominium ActCommonly referred to as Site Condominium or CondominiumLand Development is a RiskHire the expertsPerform adequate due diligenceKnow the market