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The Land Development Life Cycle
This document outlines the life cycle process of land development from concept through renewal. It describes the key phases as concept, planning and zoning, design, review and permitting, construction and inspection, occupancy, and renewal. For each phase, it explains the general activities, goals, and required resources and approvals to progress the project successfully through each stage of the development process. The overall purpose is to provide guidance on navigating local regulations and requirements to develop land in a compliant, safe, and sustainable manner.
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The Land Development Life Cycle
- 2. Land Development Overview A LifeCycle Approach to Land Development
- 4.
- 6. Concept What happens inthe Concept phase? • Establish a vision for the project • Formulate project ideas • Determine how the vision fits into regulatory requirements • Feasibility study – evaluate the site’s constraints and opportunities
- 8. Concept Resources • Municipal ServicesAgencies • Locality maps may include: • Floodplains • Zoning and Land Use Maps • Topographic Maps • Public Sewer and Water Map • Comprehensive Plan • Zoning Ordinance • Subdivision Ordinance
- 10. Planning and Zoning •Regulatory review for zoning ordinance compliance • This phase ensures the project • is compatible with surrounding land uses, • preserves natural and historic resources, • includes improvements with local public infrastructure, • promotes economic development • Zoning promotes the orderly development of land • Zoning is the means of implementing the Comprehensive Plan • The Zoning Ordinance is law • Comprehensive plan is a guidance document
- 12. Planning and Zoning •If the existing zoning district does not allow the proposed land use, rezoning may be a possibility • A rezoning changes the existing zoning district to a zoning district that allows the proposed land use through a public hearing process • By-right development • The project is ultimately approved by the governing board, e.g., Board of Supervisors, or Town Council
- 14. Planning and Zoning Resources •Department of Planning and Development staff • Comprehensive Plan – Long term development plan • Zoning Ordinance • Planning Commission • Governing body representative, e.g., district supervisor or town council member • Planner and Land Use Attorney Click here for a comprehensive video on zoning
- 16. Design • Preparation ofconstruction documents for both site & building • Create detailed feasibility analysis to limit owner’s risk • Balance meeting the code requirements & site constraints with optimizing the yield & profitability • Collaboration among design team, staff, and citizens (when necessary) = successful project Code Requirements & Site Constraints Yield & Profitability
- 18. Design Resources • Site planreview staff • Building plan review staff • Permits staff • Facilities Standards Manual • Stormwater Management/Drainage Manual • Uniform Statewide Building Code • Dept. of Transportation Design Manuals Documents are submitted to the municipality for review
- 20. Review Processing andPermitting Typically, site permits are secured before building and trade permits Two permits typically obtained before many others are: • land disturbance permit • erosion and sediment control permit Plans are reviewed by numerous agencies for code compliance to ensure the health, safety, and welfare of the public Plan approvals and permits are necessary by all affected agencies and departments before construction begins
- 22. Review Processing andPermitting Resources Examples of departments and agencies that provide direction on each step of the review process include: • Zoning Review • Building and Site Review • Wastewater Review • Health Department Review • Fire Marshal Review • Dept. of Transportation Review
- 24. Construction & Inspection Withpermits in hand, construction can proceed Permit holder is responsible to schedule the inspection Site and building inspections occur throughout the entire construction phase until the occupancy permit is issued Inspections are necessary to: • Protect the environment • Protect the owner’s property investment • Protect the broader community • Ensure compliance with state and local mandates
- 26. Construction & Inspection SiteInspections include: • Erosion and Sediment Control • Grading/steepness of slopes • Storm drainage • Public utilities – water and sewer • Urban forestry – tree preservation 7 basic inspections required by Building Code for ALL buildings and structures: • Footing, Foundation systems • Preparatory work prior to placement of concrete (slab) • Prior to concealment: • Structural members and fasteners • Electrical, mechanical and plumbing materials • Energy conservation materials • Final inspection Every permit requires inspections
- 28. Construction & Inspection Objective:Certificate of Occupancy Final inspection approvals are required for all permits If discrepancies between code and construction cannot be resolved in the field, plan revision may be necessary Resources Building and site inspectors assigned to the project Uniform Statewide Building Code Facilities Standards Manual Other Inspection Agencies
- 30. Occupancy Owners/tenants cannot legallyoccupy the space without a certificate of occupancy In some jurisdictions, costly legal proceedings or fines are imposed for failure to comply with this step An occupancy permit approval is required before move-in This occupancy permit requirement applies to both residential and non- residential buildings
- 32. Occupancy After construction iscomplete often other additional steps/inspections may be required before legal occupancy occurs. Check with your local authorities to determine what inspections are required to receive legal occupancy. For example, some jurisdictions require inspections for zoning, fire marshal, and health department, among others.
- 34. Renewal Eventually the buildinguse becomes obsolete due to • changing demographics, • economic purposes, or • community interests Renewal considered as • Micro Level (smaller scale) – modifications to the existing building such as • Additions Interior alterations • Accessory structures Repairs • Macro Level (large scale) – building is demolished and site is repurposed Whether a micro or macro level renewal, the land development process begins again at the concept phase and a new process cycle begins
- 36. Renewal Resources • Any officeor board charged with oversight of promoting revitalization • Comprehensive Plan • Urban Guideline Documents • Revitalization Plans • Department of Planning and Zoning
- 38. Land Development Overview End ofPresentation Click here to see Fairfax County’s land development video This tutorial is produced by Fairfax County Land Development Services