Cumulative Final Flashcards

Question

What does a hydrology map show?

Answer 1

1. Existing contours and natual water flow 2. Water table 3. Determines Storm Water Management

Answer 2

1. Environmental studies 2. Storm water management 3. Wetlands 4. Traffic studies 5. Tree survey

Answer 3

1. Selecting a developer. 2. Determining how much public support 3. Negotiating agreements. 4. Resolving problems and conflicts 5. Monitoring performance responsibilities and payment

Answer 4

1. Social Interaction 2. Privacy 3. Uniqueness

Answer 5

The real estate market is affected by many factors of the economy and results in upswings (booms) followed by downturns (busts) that are evident in the history of the United States from the 1970s to the present. Here is a listing of those events. Reasons for an upswing: * Strong economic growth from military spending and modest inflation during the 1960s to the 1970s. * Baby boomers entering the housing market of the late 1970s. * Stronger job growth, financial markets improving during the mid 1980s. * Lower mortgage rates, rising job growth from 1993-1994. For example, the Clinton administration saw 69.2% homeownership. Reasons for a downturn: * Severe economic recession of 1973 to 1975 partly due to the fuel crisis in the Middle East and double digit inflation in the US. * Extremely high interest rates, contracted financing and high unemployment of the early 1980s. * Overbuilt markets along with high vacancies, falling prices, falling rents, many defaults, many bankruptcies of the 1990s. * Rapid defaults, foreclosures and failures of the ARMs and sub-prime loans of the 2000s.

Answer 6

The construction loan draw down typically happens in a very deliberate manner. Below are the activities that typically take place each month during the construction period. 1. All subcontractors submit invoices for work completed in the current month. 2. The general contractor reviews the subcontractor invoices against actual work complete. 3. The general contractor (GC) submits all subcontractor invoices along with GC fees and eligible overhead as a combined invoice. 4. The architect reviews that the GC’s submitted invoice is in compliance with the contract documents and that the work completed is in accordance with the plans and specifications. 5. The invoice is forwarded to the developer who now combines the construction costs (hard costs) with other costs such as, insurance, property taxes, interest, marketing and overhead (soft costs) as a draw request to the lender. 6. The lender may further review and validate the actual construction completion and that the request is within the original budget proposed. 7. Once the lender is satisfied that all requirements have been met, the lender deposits funds with the developer, who in turn writes a check to the general contractor who then pays each subcontractor.

Answer 7

Market value is the estimated value (appraisal) of an asset (project) at the project’s completion. It is the denominator in the loan to value calculation.

Answer 8

A man-made conveyance schemes which move water from one river basin where it is available, to another basin where water is less available or could be utilized better for human development

Answer 9

1. 1862 Hoestead Act allowed land to be worked for 5 years then obtain title 2. Land grants 3. Cash sales

Answer 10

Real estate development is the continual reconfiguration of the built environment to meet society’s needs.

Answer 11

The ease with which land can be acquired in the United States makes it an attractive foreign investment. In other foreign markets, there is either no land to be had or the local laws are so restrictive it makes it difficult to obtain. Following are some additional reasons why real estate is attractive to foreign investors. 1. The country’s perceived political and economic stability. 2. The enormity of the market. 3. The potential for appreciation. 4. The US trade deficit. 5. Possibilities for asset diversification.

Answer 12

A project’s equity is the developer’s (money) cash in a project.

Answer 13

The two points at which to conduct a market study are before the land purchase or if the land is already owned, then before a decision is made on the type of development.

Answer 14

Commerce Clause of the Constitution

Answer 15

federal government grants

Answer 16

predicting the project's absorption rate

Answer 17

Financial Institutions Reform, Recovery and Enforcement Act of 1989 (FIRREA) was the federal government’s response to insolvent thrifts of the 1980s. Following are examples of areas of the lending market that were affected. * Limits on loan to value. * Limits on how many loans to one borrower. * The backing of real capital (cash) in lieu of paper equity (anticipated fees and profits) became mandatory for all land development.

Answer 18

flood insurance

Answer 19

The developable area limited by zoning and the characteristics of the land.

Answer 20

1. More complex regulations 2. Feasibility of mitigation 3. Increased regulations on traffic and traffic pollution

Answer 21

1. Layout of the lots 2. Sitting of home to maximize privacy

Answer 22

1. Wetlands 2. Waterways and drainage easements 3. Open space

Answer 23

Radon in homes cannot be accurately measure until the home is built. However, these four steps can assist you in determining the potential for radon in future constructed buildings. 1. Survey existing homes in the same geological region for elevated radon level. 2. Check your county’s potential for soils with high permeability or rock fractures. 3. Check your county’s potential radon level on the EPA map of radon zones. 4. Check your county engineer’s office for information about required local radon controls.

Answer 24

1. Citizens leaving city centers for suburbs 2. Zones of Transition became blighted 3. Urban renewal removed and replaced old buildings 4. Discriminatory practices encourgaed by Housing Acts 5. Limited success and abolished in 1974

Answer 25

The mainstays of local government’s regulatory programs include the following. 1. Comprehensive Plans 2. Zoning Ordinances 3. Subdivision Regulations 4. Capital Improvement Programs

Answer 26

1. Architectural guidelines 2. Construction guidelines 3. Deed restrictions

Answer 27

1. **Units per acre** 2. Percentage of site covered by building 3. Floor area ratio

Answer 28

**Private** 1. Minimizing risk 2. Profit 3. Personal outcomes **Public** 1. Develop for community interests 2. Enhances community 3. Provide space & economic opportuity

Answer 29

1. Partnership and Investors 2. Joint Ventures

Answer 30

The strategic invert (bottom) elevations to consider on you site plan should be the following. 1. Bottoms of swales and retention and detention ponds. 2. Bottoms of sanitary sewer, potable water and storm water. 3. Bottoms of catch basins, sump pumps and lift stations.

Answer 31

1. Clearing & Grubbing 2. Grading 3. Storm Sewers 4. Erosion Control 5. Sanitary Sewer 6. Water 7. Curb & Gutter 8. Paving

Answer 32

1. Large part of GDP 2. Large part of domestic spending

Answer 33

**CLOSED** * Catch basins * Inlets * Pipes * Underground retention **OPEN** * Swales * Open retention ponds

Answer 34

Growth management is controlling of the pace, timing and location of developments so as not to overburden infrastructure that newer developments will use.

Answer 35

1. Population growth 2. Household size 3. Income distribution 4. % that will buy new homes vs. resale 5. Market share (capture ratio)

Answer 36

1. Uses National Ambient Air Quality Standards (NAAQS) to regulate air pollution 2. Requires states to create State Implementation Plan (SIP) 3. EPA enforces the SIP 4. Non-attainment regions are heavily regulated by EPA

Answer 37

In some states, known as Home Rule States, an amendment to the state constitution grants cities, municipalities, and/or counties the ability to pass laws to govern themselves as they see fit

Answer 38

A development loan is disbursed in one of two ways. 1. Established and Verified Draws 2. Revolving Lines of Credit

Answer 39

Where they are and where they want to be.

Answer 40

1. Socio-economic factors are affecting market demand 2. Demographics 3. Increased scrutiny of homebuyers

Answer 41

1. Environmental consultant 2. Traffic consultants 3. Architect

Answer 42

1. Preliminary plat 2. Final plat 3. Water distribution 4. Clearing and Grubbing plan 5. Grading plan 6. Tree Protection plan 7. Sanitary sewer & Storm sewer plan 8. Erosion control plan

Answer 43

The Code of Federal Regulations (CFR) is an archive of all codes and regulations published by the federal government. As of 2010 the CFR contained 174,545 pages and is significant to development in that it is the best way to keep abreast of the latest codes and regulations affecting environmental protection; a major consideration in land development because it regulates how you may alter the land for your project.

Answer 44

Although most states delegate the regulation of land to the local government, some states have organized their planning structures to allow for more influence at the state level where they can more directly affect land development and growth. Here are some areas that exhibit the increased influence that the state has on development. * Roads and highways. * Open spaces, parks and conservation areas. * Water management, sewer and environmental regulations. * Taxation and infrastructure spending. * Growth management laws. * Consistency required among the local, regional and state level comprehensive plans, where the “spirit and intent” of the state plan is to be met.

Answer 45

A division of geography understood to be under the jurisdiction of a government entity.

Answer 46

_Category 1_ Physical factors – The tangible site characteristics. Some examples include: 1. Geotechnical – The depth of the soil, bedrock, percolations rate, etc. 2. Topographical – Slope of a site, floodplains, elevations, etc. 3. Site features – Water, wetlands, vegetation, etc. 4. Hazards – Buried storage tanks, pesticides power lines, etc. 5. Improvements – Installed utilities, road, buildings, etc. 6. Site history – The way in which the land was previously used. _Category 2_ Legal and political factors – This includes laws, codes, ordinances and zoning, restrictions at federal, state and local levels that dictate how you can develop a site. Some examples include: 1. Regulatory conditions – Federal, state and local regulations and codes. 2. Political conditions – Neighborhood associations, special interests groups, etc. _Category 3_ Off-site factors – Factors affecting a development through proximity to other developments. Some examples include: 1. Noise 2. Offensive/noxious odors 3. Traffic 4. Availability to community services (public transportations, schools etc.).

Answer 47

1. population 2. employment

Answer 48

The human community is a collective that can exist physically or or within a sense to bind people together. Under the physical definition it may represent a place, geography or an area that has been shaped by jurisdiction or political boundaries. As a sense it is a connection that is permeated through the homogeneity of the members within or their willingness to connect. Communities are fragile, however, they stay together because of a desire in humans to seek out “like” people. On an individual level, people are very different, but there are some commonalities that help us find community such as language, religion or interests. Additionally, there are strength in numbers; and as such, communities will form and stay together to persevere over a common problem. Examples may include, fighting a disease, seeking equality or making more money.

Answer 49

Section 402 of the Clean Water Act outlines the NPDES (National Pollutant Discharge Elimination System) program, which controls permitting in most parts of the United States for land disturbance (typically of one or more acres), which could cause point source pollution.

Answer 50

meeting needs with space that is useable over time

Answer 51

Acquisition and development loan.

Answer 52

The “fee simple” system of private ownership allows one to obtain the rights to a parcel of land. Those rights allow for the continual sale, lease or trade of those rights from one individual to another.

Answer 53

1. A development fee – Fee for the service of developing a project. 2. Profits on sale – The developer is compensated upon the sale of the property to investors. 3. Long-term equity – The developer is a passive investor in the property. 4. Reputation – Enhanced reputation of the development team in the hopes that it will bring future work. 5. Personal gratification – Some developers may be compensated at a personal level for a successfully completed project, completing a complex unique project or serving the public interest. 6. Selling additional services – The developer may own entities that sell additional services for the completion of a project, such as, insurance, mortgage banking firms, management companies or even general contracting services.

Answer 54

Development guidelines are used to protect a neighborhood’s identity and design ideas. Owners and builders use them as development progresses to ensure that the original ideas stay intact. There are three types of guidelines. 1. Architectural Guidelines – Architectural guidelines govern aspects of design such as, materials used, colors, textures and styles. Additionally, they also govern landscaping, maintenance and additions with changes or deviations that are reviewed by a committee. 2. Construction Guidelines – A Construction guideline seek to govern the project management of building homes and affects the availability of qualified builders within a community. The process, safety, work hours and overall schedule and quality are detailed in the construction guidelines. 3. Deed Restrictions and Covenants – Deed restrictions and covenants are written into the original lot purchase contract and are attached to a subdivision approval. They are used to ensure that the developer maintains a proper range of land use and that the development’s identity remains intact. For example, some items that may be addressed include yard maintenance, permitted outside storage and animal housing and control.

Answer 55

A zoning district, applied over one or more other districts, that contains additional provisions for special features or conditions such as historic buildings, wetlands, steep slopes and downtown residential uses.

Answer 56

26-30% and 22-24% respectively

Answer 57

Street geometry refers to the overall street alignment and turning radiuses for curves and intersections. Some examples of street geometry are, 1. Intersection spacing, intersection types and angles. 2. Curb and corner radius. 3. Vertical and horizontal alignment.

Answer 58

1. Serviceman’s Readjustment Act (the GI Bill) 2. Veterans Administration’s VA home loan 3. Demand for new homes increased 4. Levitt & Sons adopted mass productions

Answer 59

1. They underwrite and insure loans 2. Mortgage insurance 3. Minimum property standards.

Answer 60

Wetland mitigation is the process of minimizing a development’s adverse effects on a wetland and to compensate for any wetlands lost by restoring or creating wetlands nearby. Controversy surrounds the mixed success in recreating a highly complex ecosystem in a different location. Environmentalists argue that artificially created wetlands could scarcely be considered adequate substitutes for natural wetlands.

Answer 61

1. physical 2. regulatory 3. financial 4. market

Answer 62

Although there are many types of soils tests, one used to determine the type of soil on site is a soil boring. Soil boring can be achieved in a number of ways; however, the end result will produce a report that indicates the types of soils (clay, silt, sand) on site and to what depths below the surface they can be found. Typically, a civil engineer will conduct spot tests on a site at prescribed intervals to obtain a better understanding of the soils present on a site. In addition to documenting the types of soil on site, these tests can also be used to determine the presence and location of rock, which will greatly affect how and where construction will occur on a site.

Answer 63

A zoning classification is a control placed by the local government on the use of and development of a piece of land. Broadly, the classifications may contain residential, commercial and industrial designations. For instance, in a residential classification, the maximum density, maximum lot area, maximum building height and maximum percentage of lot coverage would be examples of zoning restrictions. In some cases a variance may be needed from the local governance to make a development more desirable, in this case you would petition for a variance to a stipulated zoning restriction. Although the process is typically difficult and could be time-consuming, most authorities have a procedure to accommodate such requests.

Answer 64

The following three parameters must be present in an area for the regulatory definition of a wetland to be applied. 1. The area must have wetland hydrology either from inundation from rivers, streams, other bodies of water or from ground water. 2. The area must have hydric soils or soils that are saturated for a significant period of time during the growing season. 3. The area must have hydrophytic vegetation or vegetation that can live in wet soils. This definition can be interpreted broadly to include an area that is not currently wet or appears to have been dry for some time.

Answer 65

established affordable mortgages with low down payments

Answer 66

Mezzanine lending is another method for securing capital for a development to cover a shortfall between a construction loan and investments made toward a development. The mezzanine loan is a more risky venture for the lender and therefore carries higher interest rates and typically a stake in the ownership or profits of a development should the loan not be paid back on time.

Answer 67

Street design determines many of the aspects of the master plan, some of those include. 1. House orientation – the layout of the streets will affect how houses are oriented since most houses will directly face a street. Therefore, streets that run north to south would have houses with fronts that face east or west (thereby affecting energy efficiency). 2. Lot size and shape – generally, streets placed in a curvilinear pattern will have irregularly shaped lots, while more liner streets are more conducive to lots that are more rectangular in shape. 3. Vehicular speed and safety – depending on the street layout, vehicular speed and safety can be affected. Intersections, size and geometry of the roadway may allow for vehicular traffic to travel at speeds not safe for pedestrian traffic and activity in a neighborhood.

Answer 68

People began moving away from the city center to suburban developments and industrial parks, relying on the railroads for transit back into a city’s center, which became the regions focal point for commerce and business. Large banks, insurance companies, corporate headquarters and the like would be established in the city center or “downtown”. This centralization tended to drive up land values and force out lower income individuals and industries seeking to find lower rents. For those that remained and could afford the higher cost of living, apartments, popular in Europe around this time, would eventually find their way in the US downtown. Likewise, the invention of the elevator would enable taller and taller buildings in the downtown regions of a city. With lot sizes at a premium, owners would eventually build up, and skyscrapers would begin making their way into the American cities.

Answer 69

Topography is the shape of the surface of the land; it gives us information on the slope of land and more importantly how water will move on the land. One designation on topographical maps (the visual representation of land topography) is that of “basin divides”. This is a series of high points on the map (referred to as a ridge) that illustrate how water runoff will occur.

Answer 70

1 = 25,000 2 = 18,000-20,000 3 = 10,000-15,000 4 = 6,000-8,000 5 = \< 5,000

Answer 71

Preliminary Plat & Water Distribution Plan

Answer 72

1. Produced by registered surveyor 2. legal boundary 3. parcel's legal description 4. Parcel's location

Answer 73

The United States Geological Survey or USGS is a non-regulatory agency that collects and researches data about the landscape, resources and, hazards to resources of land within the United States. As it pertains to land development, they are a good resource for preliminary information on soils, topography and hazards for a given site.

Answer 74

1. Reduce federal cost for flood relief 2. Establish building standards and restrictions 3. Restrict building in a flood plain 4. To determine insurance rates

Answer 75

Topsoil is the upper most “visible” layer of soil. It is usually found in depths from 2 to 20 inches. Topsoil is mostly organic matter and not suitable for construction loads such as buildings and roads. It is important for plant growth, however, since it is not a suitable foundation stratum for buildings and roads, it is good to recognize how much topsoil a site contains so that a determination can be made for removal or relocation. Either way, it will add to the cost of development and need to be considered when deciding if a site is suitable for your development.

Answer 76

There are many features to a site that can make it a good site for a development and it all depends on whom the target market is. Therefore, a good site is one that is located in an area that appeals to your intended market.

Answer 77

A detailed site analysis should confirm the locations the following characteristics that will later be incorporated into the design. 1. Location of buildable and unbuildable areas 2. Natural circulation patterns related to topology 3. Drainage patterns 4. Important views The following tools may be used to assist in a detailed site analysis. 1. Floodplain (for flood-prone areas) maps 2. Topographical maps 3. Soils tests/reports and hydrological tests/reports 4. Utility maps 5. Land survey, plats and old survey maps 6. Tax assessment maps

Answer 78

1. increased density 2. preserve open space

Answer 79

Single-period ratio analysis basically assesses cash flow and profits for a single period, while discounted cash flow considers the cash flow and profits of the project over time.

Answer 80

Capture ratio is your portion of a market or market share, it seeks to answer the question, “How many households demanded will my project attempt to capture?”.

Answer 81

Allowing local government to regulate something that the state would normally regulate.

Answer 82

1. agriculture 2. service

Answer 83

Four common methods of small lot communities are: 1. Grid Pattern 2. Garden or Patio Homes 3. Zero Lot Line Plan 4. Clustering

Answer 84

1. Joint Venture Partners – These are individuals or groups that supply some or all funding for a project with the expectation of a share in the development profits at the end of the project. 2. Construction Lenders – This entity supplies debt financing and is typically a commercial bank. 3. Permanent Lenders – This is usually a permanent loan on a property following the closing of the construction loan. Typically, setup with a fixed interest rate, these can be secured from banks, S&Ls, insurance companies, pension funds, foreign investors, REITs and private investors. 4. Long-Term Equity Investors – These individuals or groups seek to purchase a project before or after it is complete. Depending on the time of purchase, a construction loan may still be needed by the developer. Typically, this is a lower risk venture since the investors are not heavily involved in the development process.

Answer 85

Projected Projected Projected housing population ÷ average = demand due to increase household population increase size “Projected populations increase” data can be obtained from several public sources including chamber of commerce, local government’s economic development office and various state research bureaus. The “Projected average household size” can be derived from examining past trends for the past five or more years and predicting for the future year in consideration.

Answer 86

Land cost and construction cost.

Answer 87

1. Space 2. Time 3. Services Useable space over time with associated services.

Answer 88

Acquisition Loan An acquisition loan is granted to purchase land. Typically it is a short-term loan established to obtain a parcel of land that will be developed for a specific purpose. The note is secured by your assets and the market value of the land upon completion of its improvements (as determined by an appraisal). Interest rates are typically set 1 to 4 points above prime for this loan. Development Loan A development loan is granted to prepare a parcel of land for vertical construction. Similar to the acquisition loan it is a short-term loan with similar interest rates, although it may also be setup as a revolving line of credit given the borrower has sufficient creditworthiness. Unlike the acquisition loan it is paid out in draws as completion of work progresses and is verified. Retainage is held to ensure work completion and payment of all trade contractors is complete. Construction Loan The construction loan is used for actually building the homes. The interest rate is about 4 points higher than prime and loan to value ratios vary among different institutions. The loan may be setup as draws or as a line of credit if a borrower has sufficient creditworthiness.

Answer 89

1. Land use 2. Transportation 3. Water 4. Housing 5. Economic development

Answer 90

_Factor 1_ Critical Range – The range of units (homes) that can be built within a given site. The upper-end and lower-end limits that bind this range are: * The number of units needed to make an adequate return on the investment. * The number of units that the land and market can bear. _Factor 2_ Development Capacity – The limit on available land area that can be developed as dictated by local zoning and the land’s physical characteristics.

Answer 91

1. Built - buildings and structures 2. Economic - jobs and income 3. Natural - resources of nature 4. Social - human factors, overcrowding and crime

Answer 92

1. After a market study 2. Will project fit in market 3. Unit density 4. Regulatory constraints 5. Cost 6. Project has strong financial plan

Answer 93

1. Following 1960-70 suburban migration 2. James Rouse 3. City planners and social scientists 4. Mixed use communities 5. Land came from large land holders

Answer 94

For a successful development, it is crucial to think broadly about all the elements of a development. New developments are highly complex processes involving political, economic, physical, legal and sociological disciplines that are all highly reactive with one another. Special attention must be focused on those disciplines that are most pertinent to the development of a specific project if it is to be successful. Additionally, each of these disciplines is constantly changing and it is the developer’s responsibility to stay ahead of the changes that will affect the success of the project.

Answer 95

A comprehensive land use plan is a “vision” that the community creates for itself and may forecast 10 to 20 years in the future. It typically contains plans for growth at a residential, commercial, industrial, institutional and infrastructure level. It can also be helpful in determining current zoning changes that would be helpful for the future. Additionally, some land use plans provide guidelines and rules for protecting and area’s environment.

Answer 96

1. Large Banks – Although a considerable amount of consolidation has occurred in the last 30 years, banks are still the financial supermarkets for construction loans and permanent loans. 2. Life Insurance Companies – Traditional sources of financing for commercial real estate. 3. Conduit Loans – Typically Wall Street operated, a conduit loan is a form of a loan that has been securitized and sold as an asset, providing a new array of investors for financing.

Answer 97

1. The discharge of derdged or fill material into the waters of the US 2. does not regulate land clearing activities 3. concerned with fill placed in wetlands 4. no alternatives exist 5. must provide mitigation

Answer 98

1. Membership 2. Influence 3. Fullfillment of Needs 4. Shared emotional connection MIFS

Answer 99

absorption rate

Answer 100

Metropolitan Planning Organization, plans federal spending for transportation dollars.

Answer 101

1. Needed lots of land to operate 2. Land grants from government and right of way 3. some used for rail roads and some for development that supported the business 4. Connected cities and resources 5. Henry Flagler (east coast line) 6. Henry Hunttington (pacific electric line)

Answer 102

Following is a list of advantages of large lot communities. 1. Privacy – Large lot communities have larger distances between houses and can be landscaped to provide additional privacy. 2. Additions – Commonly, detached large lot homes have “room to grow”. 3. Property Management Fees – Depending on how you look at it, large lot communities don’t typically assess maintenance fees to the lawn and landscape upkeep, rather this is left to the homeowner to “economize”.

Answer 103

Basin divides are the ridges that form a high perimeter barrier to each of the low areas of the site. Water will drain toward the centers of each basin. Knowing where the basin divide is will give you are clearer picture of the site’s natural drainage patterns.

Answer 104

In stage five, the contracts negotiated in stage four are executed. Since all of these contracts are highly dependent upon one another, a re-negotiation of one usually leads to the re-negotiation of another, delaying the start of certain activities. Hopefully, all of the negotiations are completed in stage four so that construction can begin as planned.

Answer 105

1. Deed restrictions 2. Zoning

Answer 106

To create new legal parcels of land.

Answer 107

Stage six differs from all other stages in that time and money become more crucial. Most of the uncertainties at this point will have a tendency to negatively affect the project outcome. Once construction starts, decisions to make changes do not readily occur without affecting the schedule or the budget or more commonly both.

Answer 108

1. Soil testing 2. Wetlands 3. Lighting 4. Landscape design

Answer 109

Vertical Alignment – The amount of crest and sag or rise and fall as the street changes in elevation. Horizontal Alignment – The sharpness of a street’s curve as measured by a radius of a circle whose arc is the same as the curve. Both of these alignments affect speed of vehicles trying to negotiate a curve, hill or trough and affects the line of sight that a driver has while driving.

Answer 110

Typically expressed as a ratio, loan to value is the amount of a loan compared to the appraised value of the asset (property). It is significant in that depending on what is financed, there are loan to value limits that dictate how much of a loan can be taken, consequently, controlling how much other investments (cash) will be needed to secure an asset. The lower the loan to value ratio forces developers to provide more money up front. Loan Amount Loan to Value Ratio = ------------------------------------------------------ Appraised Value of Property

Answer 111

CSD Transportation Strategies The CSD transportation strategy consists of a large collector road and branching cul-de-sacs. The design strategy is to promote a “smaller” neighborhood. While most homes are placed in the cul-de-sacs, there are variations to this rule. Pedestrian traffic is typically relegated to the cul-de-sac and on the collector roads pedestrians and vehicles compete for use. Due to the higher vehicle speed and traffic on the collector roads, most CSD residents prefer to drive to amenities. PSD Transportation Strategies The PSD transportation is largely affected by the layout of the PSD. The PSD is typically laid out in a grid pattern with attention given to pedestrian traffic between different amenities within the community. Streets can be made more narrow to further reduce vehicular speeds while introducing sidewalks further encourages interaction and brings a sense of human scale to the community.

Answer 112

Future housing demand in an area is based on the following 4 factors. 1. Population growth. 2. Increase or decrease in household size due to social change (household formations). 3. Number of destroyed or razed household units. 4. The undersupply or oversupply of existing homes.

Answer 113

1. Cost 2. Value 3. Loan 4. Cash / Equity 5. Time (interest on borroed money)

Answer 114

capture ratio

Answer 115

The official start date of review of an application typically begins after the submission is complete, that is, all information requested is contained in the application. At this point, the application is dated and the agency must either approve or disapprove the application within a set period of time.

Answer 116

1. Laws at the federal level that regulate hazardous waste 2. Resource Conservation and Recovery Act (RCRA) 3. RCRA focuses operations that generate and dispose of hazardous waste 4. Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) “Superfund” 5. CERCLA gives authority to the EPA to conduct emergency cleanups 6. Voluntary Cleanup Program (VCP) 7. Phase I Environmental Site Assessment

Answer 117

43,560SF / acre

Answer 118

2. public notice 3. public meeting 4. site plan 8. county commissioner

Answer 119

1. The site is already owned (no development idea) – If the site is already owned, then it is necessary to find the highest marketable characteristic of the land and use that to develop your project. You will make highest and best use of the land. 2. Development idea is available (no land obtained) – If you have a development idea in mind, you must search for land with the characteristics that best supports your marketing strategy for the development.

Answer 120

The four elements that create a sense of community include membership, influence, integration with a fulfillment of needs and a shared emotional connection.

Answer 121

State and local government’s regulation of land development is based on police power, which is the requirement of government to protect the health, safety and general welfare of the citizens. Police power is not a constitutionally granted power of the federal government; it is a power reserved for the states. Most states have enacted legislation that enables the local government’s police powers to regulate real estate development. Furthermore, the power of local government’s authority on administering these duties has been repeatedly tested and shaped in court case outcomes. Therefore, the state has more of an obligation to exercise police power than the federal government.

Answer 122

The demographic shift in the increasing number of empty nesters as well as young unmarried professionals desiring to own homes has also contributed to the growing popularity of attached residential units in urban or semi-urban areas.

Answer 123

1. Phase the work 2. Divert runoff 3. Avoid the creation of steep (3:1) slopes 4. Use a sediment trap 5. Regular inspections 6. Stabilize fill 7. Mark limits of disturbance on the site 8. Construction site entrance

Answer 124

40' - for fire truck access (that did not have a reverse gear) and 50' - right-of-way for emergency service access.

Answer 125

1. Safe access 2. Design and install all infrastructure 3. Grading for roads 4. Drain runoff

Answer 126

Once a parcel of land is obtained, the subdivision ordinance will stipulate certain design and construction standards that a developer will need to meet to obtain a project’s approval. These standards regulate dimension and geometry of lots, dimension of all setbacks and amount of buildable area. In addition, the standards may also regulate street and curb dimensions, infrastructure requirements and utility placement.

Answer 127

The demand for commercial property development, such as, office buildings, factories, research and development facilities and warehouses is closely tied to changes in the labor force and employment. A positive demand for good labor and more employment will likewise create the demand for the commercial markets and in turn a need for more commercial development.

Answer 128

When a developemnt has surpassed a certain threshold of impact to the surrounding community, it must go to another level of review. It either rules "in best interest of the state" or "not in the best interest of the state".

Answer 129

1. Inception of an idea 2. Refinement of an idea 3. Feasibility 4. Contract negotiations 5. Formal commitments 6. Construction 7. Completion and formal opening 8. Property and asset management

Answer 130

Absorption rate is the rate at which available homes are sold in a specific real estate market during a given time period. The term can be applied to a geographical area or to a specific project and may also include rental property (for example, divide the supply of houses available in an area by the number of houses sold in the same area over one year to determine its annual absorption rate).

Answer 131

Deed restrictions and public controls are an early part of the real estate business. As early as 1790, the federal government, in an attempt to stimulate investment in the newly formed “Federal City” (District of Columbia) required those who purchased lots there to build “good-quality, two-story brick or stone buildings…”. However, deed restrictions and public controls did not play a major role in land development until the 1920s. Prior to this period, the restrictions were difficult to enforce and not widely used across all types of property. Deed restrictions and public controls, once implemented, would improved infrastructure, population density, occupancy usage, lot sizes and size/shape of buildings. Furthermore, as the role of the public sector increased in the real estate business, public controls through zoning helped to stabilize the real estate market, increase property values and minimize risk for investors who previously would worry about unfavorable changes in surrounding properties.

Answer 132

1. Peak flow characteristics 2. Total runoff

Answer 133

The two basic street patterns consist of one for Conventional Suburban Developments (CSD) and one for Pedestrian-Supportive Developments (PSD). CSD – These street patterns typically include a hierarchy of streets consisting of collectors, sub-collectors and local streets. Streets typically curve and include dead ends or cul-de-sacs. The resultant lots are larger with more open space and commonly less inviting to pedestrian traffic when compared to the PSD pattern. PSD – This pattern of streets creates a grid with alternate routes and commonly has sidewalks set to a scale to encourage pedestrian traffic. Neighborhoods are typically denser and possibly containing a mixed-use of residential and commercial structures.

Answer 134

1. Overlay zoning 2. Inclusive zoning

Answer 135

Transfer of Development Rights. A TDR program seeks to preserve landowners' asset value by moving the right to build a house from a location where development is prohibited (e.g., for environmental reasons) to a location where development is encouraged. To increase density and preserve open space.

Answer 136

While a hydrological map can show what happens with water flow patterns on your site, you will also want to know what happens with the water runoff that comes from adjacent properties to yours. Your ultimate storm water design will typically need to accommodate this additional water runoff.

Answer 137

The five classifications for street types are, 1. Boulevard – A multilane street serving an urban thoroughfare. Contains a median that may be landscaped or contain a light rail. 2. Avenue – May have multiple lanes and serves as a connector, usually to a civic space or building. 3. Street – A common thoroughfare that allows for two-way traffic. Does not have a median. Curb and gutter, sidewalks and landscaping make up the edges and street parking is allowed. 4. Road – Lower density thoroughfare and may or may not have a curb. Typically does not offer parking. 5. Alley – Serves a rear driveway providing access to houses or other buildings. May have a closed or open edge.

Answer 138

1. Public goals 2. Affordable housing 3. Larger projects 4. Public entrepreneur

Answer 139

The first decision in a selling strategy is to determine if you will be selling to builders only, to homebuyers only or a combination of the two.

Answer 140

The first geological condition to consider is the depth of bedrock. Bedrock is present on all sites at varying depths. The cost of development can drastically change depending where improvements occur on a given site and if bedrock is present at those proposed locations.

Answer 141

With local governments facing rising costs for services and maintenance combined with tax payers animosity toward increased taxes, public officials are now looking to the private sector to assist in creating more cost feasible development solutions for the government, hence “making development pay for itself”.

Answer 142

Nationwide permit 39 (NWP 39) issued by the Army Corp of Engineers allows for the placement of fill for residential developments and is considered a “general permit”. It includes the following restrictions. 1. The fill can cover no more than one-half of an acre of wetland or 300 linear feet of streambed. 2. Must cause only minimal change to the flow of water. 3. The total impact for a subdivision cannot be greater than one-half of an acre for the entire project, including the individual lots.

Answer 143

Conventional Suburban Developments or CSDs are characterized by separate single-uses for the land. CSDs are identified as neighborhoods of housing units that are separate from shopping and business developments and are a common form of residential development. The separate zones are connected by branching streets with some ending in cul-de-sacs. Demand for theses types of developments comes from a home buyer’s desire to live within driving distance of economic and cultural areas of the city while also being protected from its urban noise, pollution and congestion. Pedestrian-Supportive Developments or PSDs are those developments that contain mixed-use within the same area, higher densities, a grid-like street pattern and are typically built around a pedestrian mode of transportation. The demand for the PSD comes from a lack of land available close to work and business centers, forcing residential developments farther and farther away thereby causing longer commutes, increased travel costs and more time spent away from home. Additionally, changes in work and family life, increased crime and environmental concerns forced developers to look for alternatives to the CSD model for residential development.

Answer 144

Development restrictions and Development design standards.

Answer 145

1. Typically a large site. 2. More flexible site design than typical zoning 3. Some zoning requirements may be eased 4. Phased 5. Variety of housing types mixed

Answer 146

fee simple

Answer 147

1. Create concept for a new site. 2. Match a concept to a site. 3. Market feasibility, preliminary plans, financial analysis, regulatory review 4. Secure lending 5. Complete engineering & planning 6. Obtain regulatory approval 7. Complete cost feasibility 8. Initial site work, marketing and delivery

Answer 148

1. Define the property 2. Subdivide 3. Secure loan on subdivided land (A&D Loan) 4. Land becomes the collateral for the loan 5. Repay loan by selling the parcels

Answer 149

Storm water management within a development that contains zero lot line homes has the potential of being more expensive and could require costly underground piping to adequately move water away from the homes. The design and layout of the homes eliminates side-yard set backs and easements that would otherwise be used to manage storm water.

Answer 150

The calculations for the slope analysis are as follows. 1030 ft. – 990 ft. = 40 ft. (rise) 40 ft. / 900 ft. (run) = 0.04444 or 4.4% grade

Answer 151

The Garden City was adopted from the “European Garden City”, a philosophy that focused on four elements in real estate planning. 1. Environmental reform 2. Social reform 3. Town planning and 4. Regional planning

Answer 152

The three level of regulatory oversight are federal, state and local government oversight. In some cases there may also be regional oversight, although it may hold no authority, states and local government may refer to regional regulation that they may enforce.

Answer 153

To choose the best pattern for streets and public spaces, you need to focus on these goals. 1. Minimize the length of all streets, storm water and utility infrastructure. 2. Evaluate the fit of the various street patterns with the physical characteristics of the site and the desired neighborhood identity. The characteristics of the CSD and the PSD street patterns each has elements that attract certain buyers, it is important to learn those characteristics and fit them with the target market being developed for.

Answer 154

1. A Planned Unit Development 2. Blends several zoning types 3. Small community 4. More latitude to lot layout 5. Lengthy required planning meetings and hearings 6. Increased density

Answer 155

1. Land – Affects wildlife habitats, alters natural drainage patterns and changes vegetation. 2. Water – Adds sediment and other pollutants to natural water systems. 3. Air – Affects air quality. 4. Noise – Affects noise levels. 5. Biological communities – Alters species populations and composition. 6. Human (social) aspects – Changes populations in local areas. 7. Local economy – Increases demand for infrastructure. 8. Other natural resources – Increases use of natural amenities such as lakes and rivers.

Answer 156

Force main and pump station.

Answer 157

Clustering houses around a courtyard in circular or U-shaped patterns can concentrate single-family houses on a smaller area of land, leaving other areas in the development in their natural state.

Answer 158

What we know and what we are trying to understand.

Answer 159

legislative

Answer 160

1. Urban growth boundary / urban service limit 2. Designated development areas 3. Adequate facilities ordinance 4. Extraterritorial jurisdiction 5. Affordable housing allocation 6. Growth limit 7. Growth moratorium 8. Point system

Answer 161

The National Environmental Policy Act was passed in 1969.

Answer 162

Realistically predicting a project’s absorption rates or monthly sales rates can be a project’s greatest challenge. These two factors have a great impact on cash flow for a project and over optimistic evaluations can lead to periods of negative cash flow, which could cause a default on your loan.

Answer 163

The eight steps of the development are as follows: 1. Inception of an idea – Coming up with an idea. 2. Refinement of the idea – Research and follow up on an idea, more definition to the original idea. Create some design parameters. 3. Feasibility – Studies and testing for feasibility. 4. Contract negotiations – Hire and contract services to build the project. 5. Formal commitments – Finalize all contracts and commitments for services, loans purchases and insurance. 6. Construction – Build the project. 7. Completion and formal opening – Bring in the staff and advertise. The local authority approves occupancy, utilities are connected and tenants begin to move in. The construction loan is paid and the permanent loan is closed. 8. Property, asset and portfolio management – Maintain the new facility. Changes made to facility as necessary to function.

Answer 164

It is extremely difficult to predict the future with a great level of certainty; however, looking to the past we can make some good assumptions for the future. Therefore, I do agree with the points that the author presented as being evolutionary potentials in development. 1. Availability of data 2. Much longer venture capital period 3. Important level two perspective 4. Wall street 5. Public sector In addition, here are some alternative “societal” changes that will also affect how developers get their projects completed. 1. Inflation and market fluctuations – The complexities of the market and the events that affect the market are always going to be factors that encourage change (evolution). In times of “financial crisis”, it will be the banks and other lending institutions that get creative on finding ways to lend money, while still being profitable. Since the development industry is highly leveraged, it will be creative developers who find capital from unique sources to keep their projects moving forward. 2. Global influence on local development – More nations are entering the global market for development and as they do they put a strain on resources available for the projects that they are working on. For instance, as China’s economy continues to grow their need for building materials (concrete, steel and people) grows with it. Some resources will need to be found in alternative locations. However, some resources are in such a limited supply that they will lengthen the delivery of newer developments until that resource can be found. Creativity on the part of the developer is needed to avert the problems altogether by looking to alternative materials and knowing what other methods of construction are available to meet their needs. 3. Population growth and the environment – We have sustained population growth over the years in a number of ways, and we will continue to have to consider over-growth as a real problem in future developments. Cities already struggle to keep infrastructure at its peek performance without having to issue moratoriums that stop or slow developments. Newer and better ways to build and affect the environment less are prevailing in the norms of construction. It is up to the developer to recognize the impact of their ideas and they will need to employ more environmentally sound decisions in the development of their projects.

Answer 165

1. Clearing 2. Grading 3. Sanitary sewer 4. Storm sewer 5. Potable water 6. Curb and gutter 7. Streets and paving 8. Trees 9. Erosion control 10. Amenities 11. Detention / retention of water

Cumulative Final Flashcards

(193 cards)