CHAPTER 1 - INTRODUCTION TO LAND DEVELOPMENT

Introduction
Land Development is a complex and highly coordinated series of activities that requires and
appreciation of the needs and desires of the individuals, the community and the land developer.
The overall scope and unique characteristics of the land development process must be fully
understood, since attempts to short-circuit the process usually result in increased costs and an
extended project duration.
Defining Land Development Activities
Land development usually embodies the conversion of property into a finished site that possesses
the features capable of supporting a desired activity. The three general and descriptive categories
of land development are: 1) industrial, 2) commercial, and 3) residential.
Industrial development focuses on providing suitable property for activities associated with the
processing of materials and the production of consumer goods. Typically, this land is located in a
parcel that is specifically set aside for industrial development, such as an industrial park. The
location of industrial development is dictated by social and political factors, affordable property, and
the availability of labor and material. Other factors which contribute to successful industrial
development are: climate, transportation access, available utilities (water, sewer, etc.),
environmental compatibility, and future expansion potential. Today, most industrial developments
place an emphasis on aesthetics and the preservation of open space while trying to minimize noise,
odor, and other objectionable by-products of industry.
Commercial development concerns the interchange of goods or commodities. This type of
development includes, office, retail, wholesale, financial, and other service activities. The success
of commercial development is dependent on the purchasing power of the supporting population
within an anticipated trade area. Commercial development can take place in a downtown central
business district, outlying shopping districts (shopping malls), and commercially zoned residential
neighborhoods.
Residential development is concerned with providing safe, serviceable, and affordable residential
structures and associated facilities. As a percentage of total land use, residential development is
the predominant type of development activity and includes, single-family homes, multi-family
homes, and manufactured homes. A single family dwellings one housing unit that is constructed
on a single building lot. A multi-family dwelling consists of a several attached units, such as, twin
homes, townhouses, and apartment complexes. Manufactured housing is a factory-built,
completely finished unit that is that are moved to a site, rather than constructed on site.
Since the overall land development process is basically the same for all three categories, the focus
of this text is on residential development since it encompasses the largest percentage of land use
and often requires more detailed design and in-depth analysis.

The Land Development Process

One of the most critical issues facing the residential building industry is affordable housing. Home
builders, land developers, financiers, contractors, product developers, and industry researchers are
constantly trying to devise new methods of providing a cost effective and marketable product.
There are several factors which influence the cost of a new home. As illustrated in Figure 1.1, four
of these factors are: Overhead and Profit, Financing, Labor and Materials and Finished Lot. As
indicated in Figure 1.1, the percentage cost of overhead and profit, as well as financing, have
remained relatively constant over the forty-year span. The percentage of the sales price which is
reflected as labor and materials has dropped more than 20 percent due to advances in construction
technology and improvements in building materials.

Figure 1.1 Percentage Cost Breakdown for a Single-Family Home (NAHB 1989)
The costs associated with the finished lot, however, have increased almost threefold and include:
the purchase price of the parcel of land; the engineering costs, permitting fees, tie-in charges, and
site construction (clearing, grading, road & utility installations, etc.). Since finished lot costs have
accounted for an increasing percentage of the selling price of a home, methods must be developed
which can decrease this cost and ultimately provide more affordable housing.
In recent years, several factors have had an increasing influence on the current practice of
residential land development, including:
Increased ecological and environmental awareness.
Social acceptance of land development activities.
Complex permitting process.
Multiple plan reviews by numerous regulatory agencies.
The intent of each of the above factors is to improve the quality and character of land development
activities. Due to the complexity of the land development process, these factors may actually
decrease the efficiency and prolong the entire process. This does not imply that these factors act
as roadblocks to development. On the contrary, social, environmental, and regulatory issues are
essential components of a well-planned development.
The land development industry must be able to respond to these issues and incorporate them into
the overall process. Due to the complexity and scope of these issues, incremental schemes of
depicting the process no longer apply. Due to advances in computer technologies and current
information exchange capabilities, there exists a need to reexamine the land development process,
by identifying the key elements and specific individuals that are involved in the process.

Key Elements of the Land Development Process

Since land development is a complex process consisting on many interrelated parts, many consider
it as both an ART and a SCIENCE. As illustrated in Figure 1.2, creating a development concept
or plan combines three distinct aspects: 1) researching existing conditions, 2) analyzing these
conditions for opportunities, constraints, and costs, and 3) synthesizing the results into a functional
development plan. As shown in Figure 1.3, the key elements of the land development process are:
market research, site selection and analysis, project design, site engineering, project costs, and
financial feasibility.

Figure 1.2 Creating a Development Plan

Figure 1.3 Key Elements of Land Development

A Market Study determines the type of buyers to capture; understanding their buying power,
lifestyle characteristics, and product demands; and matching housing and development types to
those characteristics. Site Selection and Analysis determine the actual and desirable site
characteristics and conditions. It involves determining and analyzing physical, legal and political,
and off-site characteristics of a particular parcel of land. Project Design matches the marketing
information and buyer preferences with the site characteristics to produce a plan that best satisfies
these requirements. Site Engineering deals with the physical handling of the topography and
installing the infrastructure to support the land development plan. The management of Project
Costs involves both the soft costs (fees, marketing, and investigating site conditions) and the hard
costs (labor, equipment, and material) for the project. These combine with the project schedule to
determine the time and cost controls and constraints. Financial Feasibility collects of this
information to project an accurate project cash flow which ultimately leads to determining the profit
from the projected sales forecasts and the project costs. Financial Feasibility dictates whether the
site must be redesigned, reengineered, or cost adjusted.
Successful land development relies on the expertise of a variety of professionals and consultants
who collectively form the development team. The developer must assemble the development
team in order to provide the specialized knowledge required for creating a viable project.

The Development Team

Land planning and site development issues have become more complicated in recent years due
to a greater awareness of environmental concerns and a greater participation in the process by
both the public and governmental agencies. Considering the complexity of the decisions required
and the broad range of areas that must be addressed, it becomes imperative that a team approach
be adopted. Responsible land planning is a problem solving and decision making process. The
recognition that the land development process is a procedure directed toward problem solving
inherently accepts the participation of others in the overall process, thus the concept of a
development team. Knowledge and information gathered from a variety of individuals and
resources contribute to the successful conclusion of the process.
Throughout the different phases of the residential land development process information is
collected from, and decisions are made, by a variety of individuals that can either directly or
indirectly affect the project. This is a complex set of decisions made over time by a group of
supporting participants who provide the resources or act as decision agents. Their basic role is to
assist the developer in the decision making process during the planning, design, and construction
phases of the project.
A schematic diagram of the development team approach is presented in Figure 1.4. All of the
participants are required, to some degree, for each and every project. However, a single individual
often assumes the role of several of the participants, especially on smaller projects. The following
individuals are representative of the development team: Land Developer (owner), Engineer /
Surveyor, Land Planner, Financier, General Contractor, Architect / Landscape Architect, Market
Researcher, Realtor, and Auxiliary Advisors.

Figure 1.4 The Development Team Approach

Land Developer
Since land development is a profit oriented business with inherent risks, the land developer is
usually considered the team leader, the final arbiter, and the ultimate decision maker. The timing
of decisions about when to assemble the team or when to add on a team member are critical.
Environmental and legal issues often require specialized expertise. Since an individual land
developer cannot possess all of the functional expertise involved in land development, the
knowledge and experience of a development team are required. The land developer must be able
to identify and coordinate the disciplines involved. The land developer is an investor who commits
equity, equipment, labor force, and management talent to the conversion of land from one use to
another. The land developer must be familiar with costs, financial analysis, and construction
procedures. Unlike other careers, there is no strict educational curriculum for land developers. The
land developer is an entrepreneur, a risk bearer, and above all, a coordinator. The land developer's
social responsibility is great because of the tremendous value of the land and because society must
ultimately endure the final product for many years. The bottom line is not just economics, but
whether or not the project satisfactorily meets the needs and desires of the residents and society
as a whole.
Engineer / Surveyor
An engineer / surveyor's responsibilities can include: testing the soil; establishing the precise
location of streets and building lines; locating property (lot) boundaries (which in most states
requires a certified professional surveyor); and furnishing topographic maps, detailed data, and the
working drawings needed to establish grades, earthworks, street improvements, storm water
drainage systems, sanitary sewers, water supply mains, and other public utilities. The engineer
must also specify the types of materials that will be used (the specifications) and may also be asked
to develop cost estimates and project schedules. The engineer should know facility costs and is
often responsible for cost estimates. The engineer's decisions about when to bring in specialized
assistance are often crucial to the project. For example, the assistance of a hydrologist, soil
geologist, and environmental biologist may be required if the existence of wetlands is a possibility
on a particular site.

Land Planner
A land planner should be familiar with local zoning policies and municipal regulations. A competent
land planner not only creates better places for people to live, but creates value for the developer.
A land planner is typically a generalist with strong supporting skills. Land planning involves matters
of site determination, evaluation, allocation, and the selection of locations for specific uses of land.
Included are such issues as topography, access and circulation, bicycle and pedestrian traffic, open
spaces, and areas for residential, commercial, and industrial uses. All of these must be coordinated
to produce a unified development which can be built economically, operated efficiently, and properly
maintained. Land planning is really product planning - matching the land use to the market in a
profitable way. The land planner also has primary responsibility for relating the proposed project
to the overall comprehensive plan of the municipality.
Financier
Almost all land developers rely, to a large degree, on an abundant supply of borrowed funds.
Financing is one element in the land development process which is subject to a great amount of
fluctuation. The availability of adequate financing determines whether a project is feasible and
ultimately profitable. A land developer should shop thoroughly and be prepared to wait, if possible,
until better terms can be secured. A knowledge of money sources is indispensable to the
developer, and is perhaps as important as a knowledge of construction techniques. In all cases,
the lender, whether assuming the role of owner, investor, or financial institution, must first be
convinced about the feasibility of the project. It is imperative that the developer either understand
the techniques of financing or retain an expert who does.
General Contractor
A land development firm may undertake the entire venture in certain types of development
activities, which include the buying, building, and marketing of the project. In such cases the
developer usually possesses in-house construction capabilities, thus, assuming the role as
contractor. In other ventures the developer may acquire the services of a general contractor, or
may subcontract different phases of construction.
The general contractor is typically responsible for scheduling, estimating, construction, quality
control, and safety of the construction phase of the project. The general contractor is responsible
for contacting and scheduling the subcontractors. The general contractor must also be skilled in
organizing and supervising materials, equipment, and labor.
Architect / Landscape Architect
Architecture involves the planning, design, and construction of buildings or structures, while
landscape architecture involves the same processes with a focus on the exterior of the dwelling or
site. Architects and landscape architects must design structures that are suitably adapted to the
topography and character of each lot. Each lot and structure should fit well into the overall
conceptual plan of the land developer and adjacent properties. Architects and landscape architects
can provide additional services, such as site planning; building material and planting selection;
exterior color, styling, and coordination; interior design; professional supervision; and
merchandising suggestions related to display and advertising. These extra services can pay for
themselves by helping to produce a superior development and housing with increased value.
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Market Researcher
Market research can be handled in-house or by an outside consultant, depending on the size and
resources of the development company. Market research and analysis provides a framework for
the land developer in the use of market data and trends which can reduce the inherent risks
involved in land development. Opportunities to increase market capture can be maximized when
a project is designed for a specific market. Marketing involves the research and analysis of: 1) the
housing types on the market, 2) the resale market, 3) the competition, 4) the economic forces, and
5) the demographics of a particular area. By conducting market research the developer can better
design a project to respond to market opportunities.
Realtor
A realtor is a licensed professional who is engaged in the real estate business. A reliable realtor
is in constant contact with the target market group, namely the prospective home buyer. The realtor
adds insight to current market demands and acts as an agent to the land developer in the sale of
the finished homes.
Auxiliary Advisers
Auxiliary advisers are often required in order to assist the primary members of the development
team in specific areas of expertise. Auxiliary advisers may include: attorneys, hydrologists,
geologists, soil scientists, environmental experts. The size and scope of the project often dictate
the need for additional project support from these specialty areas.
Due to the increasingly complex nature of the residential land development process, an attorney
plays a key advisory role, and is often considered as part of the primary development team. An
attorney who is familiar with the land development process can save the land developer a great
deal of money, often many times the cost of the legal fees of the attorney. The attorney should be
responsible for preparing and reviewing the legal documentation required for a project including:
project financing; consultant services; land purchase; lease and sale agreements (especially with
the subcontractors and home builders); contracts; zoning changes; and the drafting of covenants
specifically tailored to the development or subdivision.
Other Project Participants
Although not inherently members of the development team, other individuals and groups play a
critical role in the formation, review, and approval processes involved with a residential land
development plan. These participants include: 1) the municipal engineer, 2) regulatory officials,
and 3) plan or design reviewers. The municipal, or township, engineer is usually the first person
that the land developer contacts to discuss the conceptual plan. The municipal engineer can
provide valuable information regarding regulatory land use restrictions or zoning requirements for
a particular site. The municipal engineer can also act as a go-between or conduit for transmitting
design information from the land developer to the regulatory officials.
Regulatory officials (either elected or appointed) are individuals who represent the local, county,
state, or federal agencies who are responsible for plan and project review. Since residential land
development is primarily a local issue, the regulatory officials most involved in the process include
members of the local zoning board, planning board, and board of supervisors.
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Additional reviews, for the design and engineering calculations, are often required. These are
typically performed by an outside engineering firm that was not involved in the original design. The
cost associated with this part of the review process can be substantial, thus further increasing the
cost of the entire land development process.
Summary of the Development Team Approach
The input from the development team is critical to the decision making process that is required
during the residential land development process. Members of the development team are
responsible for creating, collecting, processing, and interpreting information. The specific types of
information required for the preliminary project planning phase is presented in the following
sections. This information is required for developing a model of the overall land development
process and a specific preliminary project planning model.

Land Development Model

In many ways the residential land development process mimics the life-cycle of a construction
project. The basic components of a construction project life-cycle include:
Concept
Feasibility
Design
Procurement
Construction
Start-Up / Implementation
Operation / Utilization
These components can be grouped into three basic phases: Preliminary Project Planning, Project
Design and Review, and Project Construction and Delivery. Figure 1.5 graphically illustrates the
sequence of these three phases.

Figure 1.5 Life Cycle of a Construction Project

Preliminary Project Planning

Preliminary project planning begins by defining the need for a project. In a larger sense, this
usually reflects a need of society. The project owner must define the need, which in most cases,
is usually driven by a for-profit motive. Within the context of residential land development activities,
this need translates into adequate and affordable housing.
General project requirements are then established and include: scope of the project, availability
of land, types of housing desired, conceptual site layouts, and compatibility with existing land uses.
In addition, market research and feasibility studies assist in determining site selection and site uses.
Market research aids the land developer in identifying the target market and housing styles. A
feasibility study helps to determine the costs of the conceptual plan.
Project Design and Review
Once a site is selected, initial applications and permits must be completed and submitted to the
appropriate regulatory agencies. During this phase of the process, a detailed site analysis is
completed. This analysis helps determine an estimate of the costs associated with the
development, both intended and unintentional. Intended costs are those typically associated with
normal land development activities. Unintentional costs include: wetland mitigation, solid or
hazardous waste clean up, or other unforeseen environmental impacts. A preliminary design is
then completed, which typically includes: the road and lot layout, access to adjoining streets or
properties, drainage considerations, and water, sewer and utility plans. After preliminary reviews
and public hearings, modifications to the preliminary design are usually required.
The same basic sequence is used for a detailed design, review, and approval. A detailed design
requires extensive engineering calculations, drawings, and a project narrative complete with the
necessary permits and applications. A final design is required including contract documents and
specifications. In addition, cost estimates and schedules must be formulated for the construction
of the project. These items are often considered a part of the construction phase of a project.
Project Construction and Delivery
The initial phase of construction begins with procurement. Resources, both human and material,
must be supplied to the site. Materials and equipment for construction activities are usually
supplied by the contractor, but they may also be supplied by the project owner. Inspection and
testing are quality assurance requirements for any project. In-house inspectors and testing
equipment are often used by the contractors. Tests and inspections are almost always
supplemented with regulatory inspections which verify that project construction meets or exceeds
the required specifications.
The project may then be initiated or stated-up, which means that either housing construction may
begin, or in the case of a turn-key operation where the developer also builds the homes, buyers
may occupy the dwellings during phased project construction. The land developer, or engineering
firm, must provide as-built drawings to the municipality. The developer may also use information
obtained from the planning, design, and review phases to update the project monitoring files and
practices. When the project, or a phase of the project, conforms to required standards, the streets,
right-of-ways, easements, and infrastructure are dedicated to the municipality or the appropriate
utility. However, the municipality or the purveyor of a utility has the responsibility for continued
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facilities maintenance. Eventually all systems need maintenance, repair, or replacement. For
example, roads will need to be resurfaced, sewer and storm water pipes and manholes will need
cleaning, and parks and playgrounds will need maintenance. Facilities management is the final
follow-up activity of the overall residential land development process and is the responsibility of the
municipality, an individual utility, and/or the homeowners association.
Table 1.1 lists the key activities of each phase of the process. These activities are combined to
form a model of the land development process which is illustrated in Figure 1.6.
Table 1.1 The Land Development Process
Phase I: Preliminary Project Planning
Owner (or Society) Need Statement
General Plan of the Land Developer
Formulate the Development Team
Market Research
Feasibility Study
Site Selection
Site Characteristics
Regulatory Conditions
Off-Site Factors
Conceptual Plan
Phase II: Project Design and Review
Site Analysis and Basic Engineering Calculations
Initial Permitting and Application Process
Preliminary Design
Public Hearings
Revisions to the Preliminary Design
Preliminary Review and Approvals
Additional Permitting and Applications
Detailed Design
Formal Review and Approvals
Final Design (engineering calculations & drawing requirements)
Final Review and Approvals
Phase III: Construction and Delivery
Design Drawings (contracts, specs., cost estimates, and schedules)
Procurement (labor, equipment, and material)
Phased Project Construction
Inspection and Testing
Project Approvals and Sign-Off
As-Built Drawings
Dedication of the Project to Owner (Municipality)
Project Initiation (Start-Up)
Facilities Management (Upgrade and Maintenance)
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Figure 1.6 A Residential Land Development Model

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Within the figure, the rectangular boxes represent milestone events. These typically represent the
end product of an internal process which involves a series of critical decisions that are required
before proceeding to the next step. The diamond shaped boxes represent major regulatory
decisions. Rounded boxes represent a subprocess which is a major contributor to the milestone
events in the rectangular boxes. Ovals represent specific project output, such as drawings,
contracts, specifications, and as-built drawings.
The basic purpose of the model is to define and schematically illustrate the residential land
development process. The development of the model is the key to understanding the process and
is a fundamental component of a quantitative analysis approach that is applied to Phase I Preliminary Project Planning. The purpose is to formulate a subsequent model of that subprocess
which incorporates various components of that phase development with the development team
approach to project management.

Preliminary Project Planning

One definition of information is the knowledge gained from data and experience. Data can be
defined as recorded figures and facts. Other definitions might include the terms of uncertainty and
risk reduction. Information can be loosely defined as, a difference that makes the difference. This
reflects much of what individuals mean when they say that they would like to have more
information. Consider the case of site selection for a residential subdivision. The development
team is looking for differences in the costs associated with planning, design, construction, and the
overall quality of life. Although these costs may not always be easily quantified, the development
team is looking for the differences that make a difference to the overall objectives of the project.
We currently live in the information age, however, not all information is considered equally
important. Information must be pertinent, timely, and accurate. An overkill of informational data
is as detrimental to the decision making process as a lack of quality information. Project
information is required to:
Assist in problem identification
Provide current facts
Communicate goals and standards
Facilitate interpersonal communications
The end product of the preliminary project planning phase is the conceptual plan. Before the
development team can make collective decisions regarding the conceptual plan, information must
be classified, collected, and organized. There are six basic informational requirements that are
needed during the preliminary project planning phase, including: 1) market research, 2) a feasibility
study, 3) site selection, 4) site characteristics, 5) regulatory conditions, and 6) off-site factors.
Market Research
Market research provides the land developer with a framework for analyzing the market and
reducing the risks involved in land development. Market research may be conducted in-house or
by an outside consultant. The information provided by a comprehensive market research program
is used by many of the individuals on the development team. The market research phase of the
project usually begins when the development team is organized and initially meets to discuss
strategy. Market research involves the analysis of: 1) the housing types on the market, 2) the
resale market, 3) the competition, 4 ) the economic factors, and 5) the demographics of a particular
area.
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Feasibility Study
A feasibility study is a fundamental component of the site selection process. A feasibility study is
typically required for project financing and loan approvals and for the planning, design, and
construction budgets of a project. A feasibility study determines the cost of various components
of the conceptual plan and is based on local cost information, either current or projected. The
feasibility study contains factors which are related to the development costs associated with the
land, engineering and design, construction, and financial and legal aspects.
Site Selection
The process of site selection and analysis is an important aspect of the land development process
and vital to the success of the project. Site selection and analysis is a separate topic that will be
covered in detail in Chapter 4.
Site Characteristics
Site characteristics include: climate, geotechnical conditions, topography, site features, hazards,
previous site improvements, and site history.
Climate: Each site has a characteristic climate which is typical of a specific geographic region.
Climate can influence the orientation of structures, heating and air-conditioning requirements,
building material selection, and landscape plantings. An important consideration in recent years
is the attention given to solar energy potential. Passive solar heating during winter months is
an important part of home design and building orientation.
Geotechnical Conditions: Geotechnical conditions refer to the geologic, hydrologic, and soil
conditions of a particular site. The depth to the water table, percolation rates, depth to bedrock,
sinkhole activity, and radon potential are important geotechnical considerations. Geotechnical
conditions affect all types of underground structures including: drainage systems, roadway
beds, basements, foundations, and utility installations. Geotechnical information may be
obtained from the U.S. Geologic Survey and the U.S. Soil Conservation Service.
Topography: Topography is the slope gradient of a site expressed as the relationship of vertical
feet of elevation over horizontal feet of distance. Topography influences the locations of
buildings, roads, pathways, utility placement, and drainage systems. Topographical maps from
a U.S. Geological Survey can be used to identify areas of concern on a particular site. A
topological map of the site and the surrounding area are often necessary to determine the
drainage patterns and the extent of the watershed for the storm water management system.
Site Features: The physical features of the site include both the vegetation and wildlife. These
can have either positive or negative impacts. A vegetation analysis includes the location and
description of trees, shrubs, grasses, and wetland vegetation. Wildlife and their associated
habitats should be considered simultaneously. Special attention must be paid to rare or
endangered vegetation or wildlife.
Hazards: Hazards that may be encountered on a site, include: abandoned vehicles or
equipment; previous construction debris and cleared vegetation; chemical or hazardous
wastes; underground storage tanks; and illegal dump sites.
Previous Site Improvements: For certain properties, site improvements are present from former
site uses or partially completed previous development activities. These improvements can
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include: cleared right-of-ways, partially constructed roads, standing structures, and utility
installations.
Site History: During the investigation of the former uses of a site, historical structures or areas
of archaeological significance could be discovered. Some local jurisdictions may require a
historic preservation survey. Federal and state regulations may require that an archaeological
survey be conducted.
Regulatory Conditions
Regulatory Conditions include legal factors and political climate. Legal factors include the laws,
codes, and ordinances at the local, state, and federal levels of government which regulate site
development. During the site selection process, the regulations and guidelines of critical
importance are: zoning, community or regional master plans, and subdivision ordinances. The
political climate is focused on the attitude of the community toward development. Community
acceptance is critical for the approval, design, and construction schedule of a land development
project. The development team must formulate strategies that can effectively deal with community
attitudes in order to achieve a favorable consensus among groups that could potentially object to
the project.
Off-Site Factors
Off-site factors are dependent on the exact location of a site and include adjacent land uses,
location and availability of utilities, public transportation, schools, community services, and the
condition and existence of access roads. Off-site factors can be viewed as either negative or
positive. The existence of negative off-site factors tend to influence development more than the
absence of positive off-site factors.
Conceptual Plan of the Land Developer
The conceptual plan is the single most important influence on all subsequent planning, design, and
construction decisions for a given project. The conceptual plan includes aspects related to: density,
access, regulatory constraints, utilities, open space, housing types and styles, landscaping, and
amenities. The level of detail for a conceptual plan is dependent on the requirements of the land
developer and the development team.
The following section concerns the development of a specific model for the preliminary project
planning phase of the land development process. This involves incorporating the concept of the
development team into the preliminary project planning phase of the land development model.
The Preliminary Project Planning Model
When the development team approach and the informational requirements, as previously identified,
are integrated into the original land development model, a second model is created which is directly
related to preliminary project planning. The purpose of this model is to present a detailed
perspective of the parties involved and the information required during the preliminary project
planning phase. This model provides the necessary background for the end product of this phase,
which is the conceptual plan. It also builds a foundation for formulating a comprehensive plan for
development. Figure 1.7 illustrates the preliminary project planning model and incorporates the
development team concept and the informational requirements that are inherently involved in the
decision making process for formulating a conceptual plan.
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Figure 1.7 Preliminary Project Planning Model

Summary
Responsible land planning is a problem solving and decision making process. Knowledge and
information gathered from a variety of resources contribute to the process. Collectively these
resources form the development team. Since an individual developer cannot possess all of the
functional expertise involved in land development, he or she must rely on the knowledge and
experience of the development team.
Since land development is profit oriented with inherent risks, the developer is considered the team
leader, the final arbiter, and ultimate decision maker. The timing of decisions about when to
assemble the team or when to add on a team member are important. Environmental and legal
issues, for example, can often adversely impact the land development process.
A residential land development model has been formulated to graphically illustrate the overall
process which includes preliminary project planning, project design and review, and project
construction and delivery. A preliminary project planning model has been developed to assist in
identifying the characteristics, factors, and conditions that are involved in conceptual planning.
The following chapter is focused specifically on market research, which includes the collection and
organization of information required for developing a market research report.

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