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1、 PA R TI V SCHEMATICDESIGN Dennis Couture, A.S.L.A., R.L.A. INTRODUCTION Schematic design focuses on the development and refi ne- ment of conceptual design and results in an interim blue- print for subsequent detailed design efforts. During this phase of study, a selected conceptual development plan
2、 is subjected to more detailed analysis in terms of usable area and potential yields. Activity may include a formal presen- tation to pubic bodies and regulatory agencies to obtain concurrence with the site design strategy prior to detailed site design activity. This phase represents a major bench-
3、mark in the design process in its testing and confi rmation of development intent. In view of the increasing complexity of the public review process and the costs associated with more detailed design, public review at this phase of the land development design process is extremely important. It is a
4、sound business practice to keep public decision-makers abreast of development proposal whenever practical. If there are to be political or procedural obstacles to the plan, it is best for them to surface early in the design process. Jurisdictions increasingly require various types of interim submiss
5、ions prior to the completion of fi nal development site plan documents, and schematic level design instru- ments are not uncommon requirements for public sector review and approvals. STEP 4: SCHEMATIC DESIGN The schematic or master development plan is often the de- sign document that begins to estab
6、lish many of the con- trolling standards and design character for actual project level development. Extensive studies are normally com- pleted to ensure that the proposed development program is realistic in terms of development density, product yield, functional prerequisites, economic, and politica
7、l feasibility. Furthermore, the relative placement of land uses and infra- structure considerations begins to prescribe the ultimate project character. The additional level of specifi city pro- vided in the schematic level of study may include: ? Traffi c and transportation: Program use distribution
8、 and projected yields can be modeled to provide a check on the adequacy of existing and proposed road system. ?Utilities: Preliminary sizing and routing of utilities can be located based on the distribution and density of program uses. ?Stormwater Management: Based on the impervious cover projected
9、for specifi c land uses components, pre- liminary sizing and location of stormwater manage- ment areas can be determined. ?Environmental specialist: The more detailed sche- matic plan allows for an assessment of possible im- pacts on previously identifi ed sensitive areas. This refi ned level of inf
10、ormation offered by other devel- opment team members affords the designer the opportunity to perfect the schematic plan in terms of the allocation of areas suitable to accommodate infrastructure requirements of the prescribed program as well as to resolve any confl icts which have been identifi ed d
11、uring this review and assess- ment activity. The end product of the schematic design phase is a scaled representation of the development program and cir- culation framework (see Figure IV.1). Major elements nor- mally include: 224 FI G U R EI V . 1Example of schematic development plan SCHEMATIC DESI
12、GN225 ?Major vehicular circulation systems depicted in conformance with the design standards of the local ju- risdiction and current public comprehensive or master planning considerations. ?The allocation of land uses annotated by use and area. Area is normally noted as the gross acreage of the indi
13、vidual land units commonly referred to as land- bays. ? Identifi cation of areas subject to development con- straints, including fl oodplains, wetlands and environ- mentally sensitive areas, buildings or grounds considered historically signifi cant, and other acreage that by virtue of unique circums
14、tance has been man- dated by public policy to be subject to development limitations. ?Appropriate delineation of areas for public facilities, including schools, public safety, libraries, parks and recreation facilities, day care centers, church sites and similar facilities that have been determined
15、necessary or desirable support components to the initial develop- ment program. 227 PARTIV.A BASEMAPPREPARATION CH A P T E R1 3 BOUNDARYSURVEYS FOR LANDDEVELOPMENT Gary Kent, L.S. INTRODUCTION Property Surveying Land surveying is the art and science of measuring distances and running lines on the su
16、rface of the earth. One of the purposes of land surveying is to determine the boundaries and ascertain the areas of tracts of land. Fixing the position of lines, monuments, and boundaries requires that the sur- veyors use a variety of instruments and correctly apply a variety of principles of law. R
17、eproducing previously established boundary lines and corners in their intended legal and physical positions is a matter of determining the intent of the original survey or other written documents used to fi rst establish them. This seems trivial at a glance, but upon examination, such a task require
18、s the experience, perseverance, and reasoning of an expert detective. Research is the key for a successful bound- ary retracement. That research includes gathering evidence, interpreting that evidence in the light of conditions at the time of the creation of the boundary, and fi nally recreating the
19、 location of the boundary on the ground as it exists today. Consideration of written evidence is of utmost im- portance, but physical evidence and oral testimony related to interpreting the written evidence are crucial to complete research. Research for surveys prior to land development projects beg
20、ins with gathering property descriptions, tax maps, roadway plans, zoning maps, easements and other related information. Gathering of this information begins when the client and the engineering or surveying fi rm enter negoti- ations for the future development of a tract of land. The prospective dev
21、eloper is the fi rst source of information in a process of research necessary for such a survey. Often he or she will have a copy of the deed or deeds and possibly other information related to the property. At a minimum, the developer will have knowledge concerning the present owner. Important depos
22、itories of research information include local engineering and surveying fi rms. Local utility com- panies often can provide valuable maps and information. State and federal agencies maintain valuable land informa- tion. Realtors often maintain fi les on land ownership. Title insurance companies play
23、 a critical role in providing deed, easement, and other record title information and often pre- vious surveys of the subject property or adjoining property. Existing maps or plats of the land provide visual support for reaching conclusions that ultimately result in recreating boundary locations. Map
24、s may be found during the search of land records and from the evidence found during the fi eld survey. Plotting individual deeds, patents, grants, and tax records provides pieces of a jigsaw puzzle. When the pieces of the puzzle fi t together and form a logical composite map, this often provides the
25、 necessary clues to interpreting land ownership and boundary location successfully. The two primary systems that form the basis of land descriptions in the United States are the metes and bounds system and the public lands survey system. These systems have an impact on interpretation of evidence gat
26、hered in the research process. Where surveys are for land development additional in- formation needed for such purpose is obtained while survey crews are in the fi eld. This includes topographical infor- mation to be used in determination of grades, street design, and drainage and for constructing s
27、tructures and construct- 228 SC H E M A T I CDE S I G N ing or extending sewer and water lines. These types of sur- veys are discussed in a subsequent chapter. Functions of the Property Surveyor Determining the location of boundary lines receives high priority on the list of steps in planning and im
28、plementation of land developments. The professional surveyor thus be- comes a major part of the team of professionals necessary for carrying land development projects to successful com- pletion. His or her knowledge and skills must be broad in scope yet particularly specialized in knowledge of surve
29、y- ing. The surveying professional must be versed in real prop- erty law. In resolving boundary locations, the surveyor is required to interpret and apply legal principles. The sur- veyor must have knowledge of engineering to provide, through the survey, the proper information for designing the util
30、ities such as water and sewer systems. He will work closely with land planners to supply their needs for the planning process. In short, he must understand the entire land development planning process. For many development projects that lie away from urban areas, the surveyor will fi ll the role of
31、many professionals, much as a doctor who is a general practitioner fi lls different roles. Most often, land development takes place in the ur- ban setting, but this situation does not completely relieve the surveyor of assigned general responsibilities in the pro- ject. In this situation, the survey
32、ors greater role, however, becomes that of specialist. The tools are those afforded by the latest in technology. Computers, electronic measuring devices, global positioning systems, aerial photogrammetry, and total station equipment have all but replaced the slide rule, transit, and steel tape of bu
33、t a few years ago. Mathematics, statistics, and electronics are becoming in- creasingly important to the professional surveyor today. The surveyor must keep in touch with his past because the very act of boundary surveying requires that he follow in the footsteps of his predecessors. To accomplish t
34、his he must, in essence, wear the shoes they wore. The Jacob staff, com- pass, perches, arpents, varas, poles, rods, and Gunters chains must remain a part of his working vocabulary. The surveyor must use his knowledge and training to perform the duties associated with the profession. These include d
35、uties to the public and duties to the client. The fi rst category of duties to the public includes maintaining his qualifi cations and abilities through training, as well as limiting his practice to those areas of expertise where he is competent. It is the surveyors duty to avoid creating or propaga
36、ting boundary disputes if possible. Often, through discussions with adjoining owners and the client that he represents, the surveyor can arbitrate disputes and bring parties to equi- table solutions while avoiding costly legal actions. Of course, the surveyor should be cognizant that professionals w
37、ith legal training (i.e., licensed attorneys) should be con- sulted on questions of law. The surveyor must keep his duties to the public and to his client in perspective. Most important in this regard is the surveyors advice to the client. The client should be made aware of the function and limitati
38、ons of the surveyor. This discussion should include the process of research of documents related to the survey. The client should know that the surveyor must consider and inquire into all the facts of both record and existing in the fi eld. The surveyor should advise the client that neither the opin
39、ion nor the survey of a surveyor is conclusive in the determination of boundaries. The client should be advised that it is the sur- veyors duty to gather facts and interpret them based on the rules of evidence, but that the fi nal disposition as to bound- ary location and property ownership lies wit
40、h the courts. Before proceeding with the project, it is advisable to reach a clear understanding with the client on the terms under which the work will progress. A proposal should be prepared for each project before beginning work. It should include a detailed scope of all services that are to be pe
41、r- formed and should provide for means of payment. When the client understands the role of the surveyor in the development process and agreement is reached con- cerning a contract to proceed, the actual research begins. The date of the last transfer of the land must be deter- mined. Often the client
42、 can furnish the names of adjoining landowners. All information obtained at this stage will re- duce the time spent in searching records later. This infor- mation will form the basis on which future research and analysis of land ownership will rest. If available, obtain an abstract of the property t
43、hat is to be included in the proposed land development project. The abstract summarizes the record history of the documents affecting the title or land ownership. The abstract includes, in chronological order, all recorded grants, deeds, ease- ments, wills, and other information such as deeds of tru
44、st, tax liens, assessments, and any other encumbrances of rec- ord affecting the property. Likelihood of development and the additional survey re- quirements typically associated with development projects greatly increase the detail that must be obtained during the boundary survey. The surveyor shou
45、ld point out to the cli- ent that the necessity for greater detail, precision, and ac- curacy may directly increase survey costs. Because of the greater liability brought on by land development surveys, the surveyor should realize the importance of additional care and research that is more thorough.
46、 Legal Descriptions The part of the deed devoted to the physical location of the real property is known as the legal description. A general defi nition of a legal description can be stated as those words and maps or plats that uniquely delineate the tract from any other. The description must be writ
47、ten in such a man- ner that it will stand any test under law and litigation. Such descriptions can be formed in various ways. Words describing lines composed of bearings and distances and 13 ? BOUNDARYSURVEYS FORLANDDEVELOPMENT229 calling for monuments of one type or the other are metes and bounds d
48、escriptions. Some descriptions refer to tracts that are recorded in the public records. Other types of de- scriptions are used for particular situations such as strip descriptions for rights of way for roads, power lines, and other utilities. The thread common to all of them is that each describes a
49、 specifi c parcel of land that cannot be ap- plied to another parcel. The surveyor should write a legal description that is as brief as possible while maintaining clarity, completeness, and accuracy. Incomplete, inaccurate, and unclear descriptions will result in title disputes later. The description is composed of three parts: the caption, the body, and the qualifi cations such as exceptions and res- ervations. In some cases, augmenting clauses are added. Each part of the description serves a defi nite purpose. The caption establishes the general placement of the sub- ject proper