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SUBDIVISION PROJECT SYNOPSIS AND TYPICAL SCOPE OF SERVICES
Belton Engineering, Inc., is proud to have gained valuable experience with many notable projects throughout Texas over the last several years. With this experience in mind, we have developed what we like to refer to as our “cook book”. In essence, this is a flow chart and explanation of what is involved with developing a subdivision. Although the specific regulations and submittal dates vary from county to county, the same format is applicable to any land planning project.
Segment One – The Base Map
The first step to planning a development is to know what you have to work with. Depending on the level of initial design that is required by the client, this can vary greatly. For example, for a quick look at a tract that a developer is considering, a rough overlay of an old survey with the USGS quadrangle topography map may be adequate. However, a more firm analysis is often desired in order to have a higher level of confidence in the number of lots, the amount of road to be built, etc. The best base map consists of the integration of a new and accurate boundary survey, detailed & accurate topography, and soil information if the lots are to be served by septic tanks.
Segment Two – Land Planning
At this point we have the base map on hand and are ready to begin planning the client’s project. In order to do this, we need to know the client’s base criteria such as lot sizes, minimum widths of the proposed lots, and any site specific special requests, such as to emphasize creek frontage or view utilization. We typically develop a preliminary lay-out for client review with many options. After meeting with the client to seek direction, we complete the land plan. At this point the land plan is not a technical drawing that is ready for permit submittal but does show the lots, their sizes, the amount of road to be built, etc. The land plan is usually found to be suitable for appraisals, bank consideration, and (when applicable) rezoning applications. With this information on hand, we can get approval from the client to move forward with our proposal.
Segment Three – Preliminary & Final Platting
Preparation of the preliminary and final platting process now begins. Subdivision platting shall be a combination several efforts and phasing. We combine survey information with dedicatory, jurisdictional requirements, and owner/developers preferences, to complete plat preparation, plat representation and ultimately, play recordation. We are proficient at coordinating with the owners, architects and municipal engineers to obtain the desired development of the property.
Segment Four – Construction Plans
As the consultant, we prepare and provide comprehensive, technical documentation and specifications for construction of the residential subdivisions and commercial facilities. We provide:
- Site Plans
- Utility Plans
- Grading Plans
- Drainage Plans
- Erosion Central Plans
- Cross Sectional Details
- Foundation Plans
- Detention Pond Plans
- Landscaping Plans
- Fire Protection Plans
- Record Drawings
It is critical that all construction plans are coordinated in a manner so as to prevent costly change orders for the owner. Negotiation between owner, contractor, city personnel and inspectors is a task we strive to improve with ever project. We work very closely with the surveyors during construction staking in order to provide a smooth process.
Segment Five – Construction Lay-Out (Staking)
The amount of staking provided on a project depends on the nature of the project and the grading contractor’s preferences. A subdivision of small lots and curb and gutter streets requires close adherence to the design location and therefore also requires more staking. A subdivision of larger lots through mountainous terrain often only necessitates a single trip to stake the centerline. While the smaller lot dynamics requires close adherence, the larger mountainous tracts can easily be adjusted to fit the road in its “as-built” location. Some grading contractors prefer a lot of staking, some knock stakes out so regularly that they need a lot of staking, and others prefer to have a minimal amount of staking and more flexibility. The pros and cons of all approaches can vary from site to site and contractor to contractor.