A Subdivision is the division of property into lots or parcels either on an existing roadway or a new roadway.
The demand for affordable single-family properties as well as multi-family continues to increase. The commuter rail lines from Boston to the south shore communities has extended the limit of recent residential land development. Land that once was considered to be marginal is now being closely evaluated and subsequently developed.
P.M.P. Associates, LLC provides their clients with a logical phased approach to the transformation of a tract of land into residential subdivisions (conventional, cluster and affordable - Chapter 40B). Critical issues, such as wetlands, stormwater management and sanitary wastewater disposal need to be addressed as a first step. The site constraints / limitations are evaluated in conjunction with local, state and federal regulations to establish a concept plan for site development.
The creation of a land development subdivision concept plan is the result of the combined efforts of our Civil Engineering Staff, under the direction of our Professional Civil Engineer, Michael Perrault. Development concept plans generally include alternatives which are presented and explained to our clients for their consideration and approval.
For some of our projects, the client approved concept plan is presented to the local Planning Board and Conservation Commission on an informal basis in order to initiate a planning dialog and obtain general comments as well as opinions toward the development of the project.
Subdivision design typically requires a perimeter survey of the property, a survey of the existing site features, including topography, and the delineation with location of the wetland resource areas on and adjacent to the site. For larger projects, aerial photogrammetric mapping can be used for the existing features / topographic survey. For projects that will require on-site wastewater disposal systems, soil evaluations / percolation testing are also performed.
P.M.P. Associates, LLC is committed to using the latest technology in preparing design calculations and design drawings associated with the subdivision process. The latest editions of SurvCADD civil engineering software is used in conjunction with the AutoCad program to create the design drawings. More and more communities are requiring the submission of the final plans on computer disk in AutoCad drawing format. Haestad Methods PondPack program is used for urban hydrology and detention basin design. Haestad Methods StormCad and FlowMaster programs are used for the storm drainage piping system design.
The Preliminary Subdivision plan submission packages prepared by P.M.P. Associates, LLC are specifically formatted for conversion and use in preparing the Definitive Subdivision phase drawings.
The subdivision of land into individual lots is a process that involves a series of steps that include submissions to the local Planning Board and, in most cases, the local Conservation Commission. Some projects also require approvals from the Zoning Board of Appeals.
P.M.P. Associates, LLC provides our clients with a professional in-house staff and qualified subconsultants to assist them with this process. For further information regarding our professional services, e-mail us or call our office at (508) 378-3421.
Due Diligence Reviews
P.M.P. Associates, LLC also offers a service referred to as "due-diligence" reviews. This service is typically provided to developers, lenders and attorneys who desire a cost efficient, pre-purchase evaluation to confirm the development feasibility of a particular property. While there are no guarantees associated with the review, nor is the review a legal opinion, the due-diligence review report provides a higher level of information associated with a specific land development project.
Typical Due Diligence reviews include the following:
- Analysis of Zoning Regulations affecting the property;
- Soil suitability analysis based on published reports or available Board of Health testing;
- Review of subdivision regulations, site plan regulations, Board of Health requirements and other local by-laws and regulations impacting the property;
- Utility availability to service the parcel;
- Assessment of wetland resources on or adjacent to the site
- Assessment of available GIS mapping
- Each review typically includes a site walk for the purpose of identifying the potential constraints to development;
- If appropriate, recommendations for specific further evaluation may be made as part of due-diligence reviews.
