Contents Prefacexv Acknowledgmentsxvii 1 Comprehensive Site-Planning Overview1 1.1Introduction 1 1.2 Role of Government1 1.3Public Perceptions 2 1.4 Builder and Developer Vision3 1.5 Design Professional Leadership4 1.6Land-Planning Concepts4 1.7 Summary4 Discussion Topics5 2 Site Analysis7 2.1 Introduction7 2.2 Soil Analysis8 2.3 Slope and Topography Analysis11 2.4 Existing Land Characteristics12 2.5 Wetland and Conservation Analysis20 2.6 Floodplains and Stream Corridors20 2.7 Road Networks21 2.8 Utility Planning22 2.9 Water Availability22 2.10 Sewer Availability23 2.11 Electric, Telephone, and Gas Utilities24 2.12 Cultural, Historical, Archeological, and Endangered Species Analysis 25 2.13 Surrounding Property Inspections26 2.14Summary27 Discussion Topics32 3Base-Map Preparation 33 3.1 Introduction33 3.2 Boundary Survey33 3.3Topographic Survey34 3.4 Existing Land Characteristics35 3.5 Soil Characteristic Map35 3.6 Environmental Mapping37 3.7 Road and Utility Connection Map37 3.8 Opportunity-Constraints Map38 3.9 Land-Use Plan Base Map40 3.10 Summary41 Discussion Topics41 4 Marketing Studies and Market Considerations43 4.1 Introduction43 4.2 Preparation of a Market Study44 4.3 Demographics44 4.4 Household Formations45 4.5 Household-Income Levels45 4.6 Employment Opportunities46 4.7 Housing Values46 4.8 Supply Analysis46 4.9 Ownership Alternatives47 4.10 Fee Simple Ownership48 4.11 Condominium Ownership48 4.12 Rental or Leased49 4.13 Product Description and Attributes49 4.14 Community Image and Street-Scene Considerations50 4.15 Pedestrian and Recreation Design Components51 4.16 Recreational Facilities52 4.17 Golf Course Opportunities53 4.18 Communityand HomeownerAssociations55 4.19 Project Themes and Architectural Controls57 4.20 Summary59 Discussion Topics59 5Land-Use Concepts61 5.1 Introduction61 5.2 Land-Use Diversification and Absorption62 5.3 Residential Market Overview62 5.4 Zoning Bulk-Requirement Definitions64 5.5 Rural Residential65 5.6 Estate Residential66 5.7 Low-Density Residential67 5.8 Low-Medium Density Residential68 5.9 Medium-High Density Residential69 5.10 High-Density Residential70 5.11 Mixed-Use Developments72 5.12 Residential Mixed Use72 5.13 Commercial Mixed Use73 5.14 Office Mixed Use73 5.15 Village or Town Center74 5.16 Neighborhood Commercial Retail74 5.17 High-Intensity Commercial Retail75 5.18 New Urbanism75 5.19 Corporate Industrial Parks78 5.20 Industrial Flex-Space Developments79 5.21 Recreation Areas and Open-Space Uses81 5.22 Public and Quasi-Public Components82 5.23 Other Uses83 5.24 Summary83 Discussion Topics83 6 Boomers and Golden-Agers85 6.1 Introduction85 6.2 Active-Adult Projects87 6.3 Transitional Communities92 6.4 Assisted-Living Facilities94 6.5 Congregate Care Facilities95 6.6 Continuing Care Facilities96 6.7 Nursing Homes, Critical Care, and Specialized Care Facilities97 6.8 Boomers and Go!den-Agers97 6.9 Resources on the Internet98 6.10 Summary98 Discussion Topics98 7 Preparing a Land-Use Plan99 7.1 Introduction99 7.2 Market Demands100 7.3 Market Segmentation101 7.4 Opportunities and Constraints101 7.5 Land-Use Relationships103 7.6 Core Infrastructure Planning104 7.7 Street-Scene Marketability105 7.8 Design Team Member Overview106 7.9 Marketing Research Firm107 7.10 Surveying Firm108 7.11 Environmental Consultant110 7.12 Soils Consulting Firm111 7.13 Attorney113 7.14 Land Planner114 7.15 Civil Engineering Firm116 7.16 Financial Partner119 7.17 Marketing Specialists120 7.18 Public Relations Firm120 7.19 Architect121 7.20 Landscape Architect123 7.21 Economist123 7.22 Traffic Engineer124 7.23 Water and Wastewater Engineering Firm125 7.24 Real Estate Agency126 7.25 Design Team Member Summary127 7.26 Summary127 Discussion Topics127 8Common-Area Improvements and Amenities129 8.1 Introduction129 8.2 Sales Center and Model Homes129 8.3 Recreational Amenities131 8.4 Pedestrian Connectivity134 8.5 Architectural Themes and Materials136 8.6 Hardscape Design Features138 8.7 Softscape Design Features139 8.8 Entry Features and Signage141 8.9 Cost Considerations143 8.10 Summary144 Discussion Topics144 9 Government Agencies and the Approval Process145 9.1 Introduction145 9.2 Master Plans145 9.3 Zoning Plans146 9.4 Political Considerations147 9.5 Regulatory Staff Influences148 9.6 Local Agencies148 9.7 Regional Agencies158 9.8 State Agencies161 9.9 Federal Agencies164 9.10Utility Companies166 9.11 Approval Process170 9.12 Homeowner and Community Associations175 9.13 Summary175 Discussion Topics176 10Project Master Schedule177 10.1 Introduction177 10.2 Site Analysis178 10.3 Market Study179 10.4 Marketing Program180 10.5 Public Relations Program182 10.6 Design Team Members182 10.7 Base-Map Preparation190 10.8 Land-Use Plan190 10.9 Model and Sales Center Design Program192 10.10 Entry and Community Features193 10.11 Infrastructure Design and Construction Phasing 194 10.12 Summary195 Discussion Topics197 11 Community Relations199 11.1 Introduction199 11.2 Chamber of Commerce200 11.3 Neighborhood Meetings201 11.4 Public Hearings203 11.5Citizen Involvement Programs206 11.6 Public Awareness Programs207 11.7 Community Hot Buttons207 11.8Summary208 Discussion Topics209 12Engineering Design Standards 211 12.1 Introduction211 12.2 Grading and Site-Clearing Operations212 12.3 Soil Erosion and Sedimentation Control216 12.4 Water-Distribution System and Supply218 12.5 Sewer System and Treatment Facility220 12.6 Internal and External Road System222 12.7 Drainage Facilities224 12.8 Storm-Water Management Facilities226 12.9 Best Management Practices228 12.10 Pedestrian Movement Facilities230 12.11 Utility Facilities232 12.12Right-of-Way Elements 232 12.13Summary 234 Discussion Topics235 13 Project Impact Studies237 13.1 Introduction237 13.2Traffic Impact Study238 13.3 Growth Impact Study243 13.4 Population Impact Study245 13.5 School Impact Study246 13.6Public Facility Impact Study 248 13.7 Fiscal Impact Study249 13.8Historical, Archeological, and Cultural Impact Study 250 13.9 Environmental Impact Study250 13.10Recreation and Park Facility Impact Study 253 13.11 Summary254 Discussion Topics255 14 Community Covenants and Restrictions257 14.1 Introduction257 14.2 Builder Programs260 14.3 Nonresidential Use Programs262 14.4 Homeowner Value Assessments263 14.5 Definitions263 14.6 Property Rights264 14.7 Financial Assessments265 14.8 Maintenance Responsibilities265 14.9 Member Rights266 14.10 Sponsor Rights266 14.11 Insurance Provisions 266 14.12 General Provisions 267 14.13 Architectural Controls267 14.14 Summary 269 Discussion Topics270 15 Costs and Budget271 15.1 Introductions271 15.2 Role of the Master Developer 271 15.3 Site Selection and Land 272 15.4 Design Team Members272 15.5 Project Infrastructure273 15.6 Off-Site Improvements Budgets275 15.7 Common Area Improvements Budgets275 15.8 Recreation Facilities and Amenities Budgets 276 15.9 Entry Features and Project Signage276 15.10Regulatory Fees276 15.11 Financial Analysis277 15.12 Summary278 Discussion Topics278 16 Community-Design Trends279 16.1 Introduction279 16.2 Sustainability279 16.3 Core Development Strategies280 16.4 Density Factors and Perceptions281 16.5 Summary282 Discussion Topics282 17 Case Study283 17.1 Introduction283 17.2 Land-Use Plan288 17.3 Master Plan291 17.4 Budgets and Overall Pro Forma292 17.5Summary298 Discussion Topics299 Discussion Topics Reference Guide301 Illustration Credits307 Index311