Subdivision Design

Converting Raw Land into Saleable

Lots and Desirable Communities

Todays Agenda
What is a subdivision?
Regulatory requirements
Qualitative standards

Subdivision layout process

Design concepts
Case study example

What is a subdivision?
Conversion of a land parcel from its natural or
previous state to:
Legal entity, where lot ownership can be
transferred
Profit venture, where development costs can
be recouped through lot sales
Urban place, where neighborhood roots can
be developed

Each Lot Must Have:

Minimum size (sq. ft.)
Minimum road frontage
Provision for utilities
Water/sewer or well/septic
Electricity, phone, gas, cable, etc.

Buildable area/feasible structure location

Meeting setbacks, buffers
Respecting constraints (slopes, soils, wetlands)

Subdivision Approval Process

Sketch plan review
Feedback on type (major/minor), regulatory fit

Preliminary plat review

Checks on roads, utilities, lots, etc.

Final plat submission

Install improvements or post bond
Recorded in land and tax records

Sketch Plan

Preliminary Plat

Final Plat

What is a Good Subdivision

Creates desirable social patterns

Respects natural environment
Provides efficient utility services
Ensures accessibility (car, bike, pedestrian)
Builds safe roads
Minimizes cut and fill
Seeks pleasant aesthetics

Elements of Success: 3 Scales

Housing cluster or block
Access, parking, yards

Neighborhood
Road systems
Open space network

Community
Connectivity
Activity centers

Building a Sense of Place

Theme or big idea (e.g., walkable
neighborhood)
Amenity location (e.g., central park, pool)
Unique landscape (e.g., native plants, oaks)
Architectural style (e.g., neotraditional)
Site graphics (e.g., entry sign, st. signs)

Central Commons as a Big Idea

Subdivision Layout Process

Regulations (density,
lot size, open space,
utilities, etc.)
Average/minimum lot
sizes
Site analysis
Road access
Internal roads (topo,
block layouts)

Lot layout (rectangles,

short side to st., build.
area, n/s orientation,
no double frontage)
Open space, amenities
Paths, sidewalks
Utilities/storm water
Vegetation & slopes
Refine alternatives

Open Space Subdiv. Design-1

Identify open space areas
Primary conservation: wetlands, floodplains,
steep slopes
Secondary conservation: sensitive, scenic,
unique uplands

Locate house sites

Maximum view lots, abut open space, min. lot
width

Site Before Development

Traditional Yield Plan

Primary Conservation Areas

Secondary Conservation Areas

Open Space Subdiv. Design-2

Design road & trail alignments
Level or rolling areas
Avoid wetlands, habitats
Minimize road length, cost, dead ends, long
straight streets

Draw in lot lines

Use off center, up front houses for larger side &
back yards

Adding Houses, Roads, Trail

Adding Lot Lines

Subdivision Street Concepts

Curvilinear: naturalistic, organic
Source: Frederick Law Olmsted
Auto oriented street standards
Examples: Treyburn, Gov. Club, The Oaks

Neo-traditional: geometric, grids, diagonals

Source: Andres Duany, Peter Calthorpe
Pedestrian/transit/auto networks
Examples: Seaside, Washington, South. Village

Subdivision Street Concepts-2

Urban cluster: geometric, central courts
Source: Clarence Stein, Henry Wright
Separation of auto service lanes & pedestrian
paths and open spaces
Example: Radburn, N.J.

Curvilinear, Grid, & Cluster

Basic Housing Layout Concepts

Single family detached &/or attached

Block: face street, w/ alleys (5-10 du/ac)

Cluster: face st. or green, w/ alleys (4-6 du/ac)
Parking court: face court (10-12 du/ac)
Eyebrow: face island (3.5-6 du/ac)

Multi-family
Quadrangle: face court & parking (14-16 du ac)
Parking court: face parking (15-18 du/ac)

Block Layout

Cluster Layout

Parking Court Layout

Eyebrow Layout

Multi-family Quadrangle

Multi-family Parking Court

Case study example

Difficult hilly site
1st layout disregarded drainage ways,
slopes
2nd layout left drainage ways open,
followed natural contours with road

Case Study Site Analysis

Original Plan--Too Costly

Better Plan: Respects Contours