The Land Development Life Cycle

2. Land Development
Overview
A Life Cycle Approach to Land
Development

4. Land Development Life Cycle

6. Concept
What happens in the Concept
phase?
• Establish a vision for the project
• Formulate project ideas
• Determine how the vision fits into
regulatory requirements
• Feasibility study – evaluate the
site’s constraints and opportunities

8. Concept
Resources
• Municipal Services Agencies
• Locality maps may include:
• Floodplains
• Zoning and Land Use Maps
• Topographic Maps
• Public Sewer and Water Map
• Comprehensive Plan
• Zoning Ordinance
• Subdivision Ordinance

10. Planning and Zoning
• Regulatory review for zoning ordinance compliance
• This phase ensures the project
• is compatible with surrounding land uses,
• preserves natural and historic resources,
• includes improvements with local public infrastructure,
• promotes economic development
• Zoning promotes the orderly development of land
• Zoning is the means of implementing the Comprehensive Plan
• The Zoning Ordinance is law
• Comprehensive plan is a guidance document

12. Planning and Zoning
• If the existing zoning district does not allow the
proposed land use, rezoning may be a possibility
• A rezoning changes the existing zoning district to a
zoning district that allows the proposed land use
through a public hearing process
• By-right development
• The project is ultimately approved by the governing
board, e.g., Board of Supervisors, or Town Council

14. Planning and Zoning
Resources
• Department of Planning and Development staff
• Comprehensive Plan – Long term development plan
• Zoning Ordinance
• Planning Commission
• Governing body representative, e.g., district supervisor
or town council member
• Planner and Land Use Attorney
Click here for a comprehensive video on zoning

16. Design
• Preparation of construction documents for
both site & building
• Create detailed feasibility analysis to limit
owner’s risk
• Balance meeting the code requirements &
site constraints with optimizing the yield &
profitability
• Collaboration among design team, staff, and
citizens (when necessary) = successful project
Code Requirements
& Site Constraints
Yield &
Profitability

18. Design
Resources
• Site plan review staff
• Building plan review staff
• Permits staff
• Facilities Standards Manual
• Stormwater Management/Drainage Manual
• Uniform Statewide Building Code
• Dept. of Transportation Design Manuals
Documents are submitted to the municipality for review

20. Review Processing and Permitting
Typically, site permits are secured before building
and trade permits
Two permits typically obtained before many
others are:
• land disturbance permit
• erosion and sediment control permit
Plans are reviewed by numerous agencies for code compliance to
ensure the health, safety, and welfare of the public
Plan approvals and permits are necessary by all affected agencies
and departments before construction begins

22. Review Processing and Permitting
Resources
Examples of departments and agencies that provide
direction on each step of the review process include:
• Zoning Review
• Building and Site Review
• Wastewater Review
• Health Department Review
• Fire Marshal Review
• Dept. of Transportation Review

24. Construction & Inspection
With permits in hand, construction can proceed
Permit holder is responsible to schedule the inspection
Site and building inspections occur throughout the entire construction
phase until the occupancy permit is issued
Inspections are necessary to:
• Protect the environment
• Protect the owner’s property investment
• Protect the broader community
• Ensure compliance with state and local mandates

26. Construction & Inspection
Site Inspections include:
• Erosion and Sediment Control
• Grading/steepness of slopes
• Storm drainage
• Public utilities – water and
sewer
• Urban forestry – tree
preservation
7 basic inspections required by Building
Code for ALL buildings and structures:
• Footing, Foundation systems
• Preparatory work prior to
placement of concrete (slab)
• Prior to concealment:
• Structural members and fasteners
• Electrical, mechanical and
plumbing materials
• Energy conservation
materials
• Final inspection
Every permit requires inspections

28. Construction & Inspection
Objective: Certificate of Occupancy
Final inspection approvals are required for all permits
If discrepancies between code and construction cannot be
resolved in the field, plan revision may be necessary
Resources
Building and site inspectors assigned to the project
Uniform Statewide Building Code
Facilities Standards Manual
Other Inspection Agencies

30. Occupancy
Owners/tenants cannot legally occupy the space
without a certificate of occupancy
In some jurisdictions, costly legal proceedings or
fines are imposed for failure to comply with this
step
An occupancy permit approval is required
before move-in
This occupancy permit requirement
applies to both residential and non-
residential buildings

32. Occupancy
After construction is complete often other
additional steps/inspections may be
required before legal occupancy occurs.
Check with your local authorities to determine
what inspections are required to receive legal
occupancy.
For example, some jurisdictions require
inspections for zoning, fire marshal, and health
department, among others.

34. Renewal
Eventually the building use becomes obsolete due to
• changing demographics,
• economic purposes, or
• community interests
Renewal considered as
• Micro Level (smaller scale) – modifications to the
existing building such as
• Additions Interior alterations
• Accessory structures Repairs
• Macro Level (large scale) – building is demolished and
site is repurposed
Whether a micro or macro level renewal, the land
development process begins again at the concept phase
and a new process cycle begins

36. Renewal
Resources
• Any office or board charged with
oversight of promoting revitalization
• Comprehensive Plan
• Urban Guideline Documents
• Revitalization Plans
• Department of Planning and Zoning

38. Land Development
Overview
End of Presentation
Click here to see Fairfax County’s land
development video
This tutorial is produced by Fairfax County Land Development Services