Presented byRandal J. Vugteveen, P.S.

The Basicsof

Land Surveying &

Land Development

Firm Profile

Nederveld 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 Architecture

Civil EngineeringLand Surveying

High Definition ScanningInvestigative Engineering.

Our Service Areas

We service our clients across the country from four offices in Michigan.

Grand Rapids, MichiganAnn Arbor, Michigan

Hudsonville, MichiganHolland, Michigan

Our projects have spanned from coast to coast in America,

as well as into Canada, Mexico, & Costa Rica.

Agenda

1. The basics of Land Surveying

Different Types of Surveys

Information needed

2. Land Divisions

3. The basics of Land

Development

Zoning

What can I do with this land

May 7th, 2008

What type of survey do you need?

Mortgage Survey

What type of survey do you need?

Boundary Survey

What type of survey do you need?

ALTA Survey

What type of survey do you need?

Elevation Certificate

• Address

• Owners name

• Legal description / title commitment 

• Parcel number

•Closing date / due diligence period / hopeful date

What do we need from you to get a survey done?

• On-line order form?

• Fax order form?

• Call or email direct?

What do you want from us to make your job easier?

Land Division

Land Division Act 288 of 1967 Amended under Act 591 of 1996 effective March 31, 1997Land Division Keys:

History of the Parcel

Size of the Parcel (Exact)

Zoning / Municipal Rules & Regulations

LDA Guidelines

• 4:1 Ratio

• Accessible

• Adequate Easements for public utilities

• Less then one acre

• Exempt splits

Examples of Splits

Examples of Splits

The Basics

of

Land Development

Different Methods to Divide Land

Subdivision

Land Division

Condominium Act

Commonly referred to as

Site Condominium or Condominium

Regulations Affecting Development

State

County

Local City or Township

Subdivision ControlMDEQ – Wetlands, Dunes, water supply, sewage disposal

Zoning, Utilities

Road Commission, Drain Commission, Health Department

Zoning, Roads, Streams, Wetlands, Water, Sewer, Buildings

Where do you Start?

Local Level

Current Zoning

Master Plan Zoning

What is Zoning?

Most municipal zoning is use based zoning.

Agricultural

Residential 1, Residential 2

Commercial 1, Commercial 2

Industrial

Zones have “Permitted” uses and uses by “Special Use”

ARTICLE 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.

ARTICLE 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; and

3.   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 DISTRICT

Sec. 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].

Municipalities 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?

Site Keys and Due Diligence

1. Site Terrain

2. Public utilities or wells and septic systems

3. Storm water runoff.

4. Wetlands

5. Soil Characteristics

6. High Groundwater

7. Existing Easements or title issues

8. Environmental concerns

9. Access to public roads

10. Special ordinance requirements

11. Etc.

I 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 land

Desired zone minimum lot size 20,000 square feet

30 acres X 43,560sqft per acre = 1,306,800 square feet

1,306,800 X 80% = 1,045,440 square feet

1,045,440 square feet / 20,000 square feet per lot = 52.2 lots

Roughly 80% of the site will be roads and drainage.

What is a PUD or Planned Unit Development?Simply stated:

A PUD is a form of Zoning

This 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.

Zoning regulates what you can do.

Method you choose to record your project depends on other factors involved.

Subdivision

Land Division

Condominium Act

Commonly referred to as

Site Condominium or Condominium

Summary

Land Development is a Risk

Hire the experts

Perform adequate due diligence

Know the market