Environmental Engineering Reference
In-Depth Information
Fulfilling the objective of minimizing the science-policy gap in urbanized watersheds
begins at the community level. This geographic scale is where the rubber really hits the
road, because the designations, allocations, and arrangements of land uses are made here.
Reviewing the land development planning process at the community level can help deter-
mine whether there are opportunities to narrow the science-policy gap.
15.2.1 Land Development at the Community Level
The land development process differs across regions, states, and communities but, like the
planning process, has some common threads. Here is a summary of the key steps:
•
Rough plan
. A developer presents to the community what he/she wants to do with
the property. This presentation is usually in the form of a conceptual diagram
prepared by an architect or engineer. While acquiring the property, the developer
would have completed due diligence for environmental contamination—usually
a Phase I investigation.
•
Compatibility review by the community
. Professionals serving the community (e.g.,
planners and city managers) review the proposal to determine if it meshes with
its stated goals embodied in its Master Plan. Additional review is conducted to
assess compatibility with zoning regulations (e.g., structure height, parking provi-
sions, traffic considerations, adherence to local architectural guidelines, and over-
all development density). There may be other ordinances developers must comply
with, such as those for historic preservation, wetland protection, tree protection,
soil and sedimentation control, and stormwater management. The results of these
reviews are fed back to the developer, who must now develop a detailed site plan.
•
Site plan submission
. The developer produces a detailed site plan of the proposed
development. Local regulations vary, but most communities require the prepara-
tion of several maps to show a plan (overhead) view of the entire development
within the surveyed property boundaries, existing and proposed utilities, exist-
ing drainage and proposed stormwater management procedures, proposed land-
scaping, and a facade view of the structure(s).
•
Agency site plan review
. The detailed site plan is now passed on to relevant govern-
ment agencies and community departments to help ensure proper site develop-
ment, for example, the county road commission, the public works/engineering
department, and the planning department (or planning consultant). The historic
district commission may review site plans in some communities, and larger-scale
projects may be reviewed at the state level by the environmental agency to assess
environmental impacts. If federal funds are involved, there may be additional
reviews by federal officials.
•
Public comment/Planning Commission review
. Many communities have a planning
commission, whose task is to review site plans and provide a public forum for
input about proposed projects. This is where a disgruntled neighbor can stop con-
struction of the garage you want to build. At this public meeting, the planning
department or planning consultant will answer questions about the proposed
development from the audience and members of the Planning Commission—
an elected body of laypersons from the community. If the proposal is approved
by the Planning Commission, the developer has the green light to proceed with
construction.
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