Steep Property Subdivision Concept Analysis

TITLE:

Conceptual Subdivision Layout and Lot-Yield Analysis for Steep Property

DESCRIPTION:

We are a land development and sales company looking for an experienced Civil 3D designer, land planner, civil engineer, or subdivision-layout specialist to evaluate a property with potentially steep topography.

The purpose of this project is to determine what may realistically be possible before we invest substantial money in surveying, engineering, soil testing, and permitting.

This is a preliminary acquisition and feasibility study only. It is not intended to be a final engineered plan, construction plan, or recordable plat.

PROJECT OBJECTIVES:

• Review the property boundary, acreage, aerial imagery, available GIS information, and topographic contours
• Create or obtain usable contour and slope information from available data
• Identify portions of the property that may be too steep or impractical to develop
• Determine where reasonably buildable lots and house pads could potentially be located
• Develop a practical conceptual road alignment that follows the terrain
• Consider approximate road and driveway grades
• Consider the space needed for a house, driveway, septic system, and replacement septic area
• Avoid creating lots that meet acreage requirements but are not realistically accessible or buildable
• Provide an estimated maximum lot count and a more conservative, realistically marketable lot count

DELIVERABLES:

1. Topographic or slope map identifying steep and potentially usable areas
2. Conceptual subdivision layout showing proposed roads and lot lines
3. Approximate acreage of each proposed lot
4. Potential house-pad or building-area location for each lot
5. Conceptual driveway access to each proposed building area
6. Identification of lots or areas that may require excessive grading, retaining walls, difficult driveways, or expensive road construction
7. Maximum theoretical lot count
8. Conservative, realistically buildable lot count
9. Brief written explanation of the major risks, limitations, and assumptions
10. A clear PDF of the layout and editable CAD, GIS, KMZ, or KML files when available

REQUIRED EXPERIENCE:

• AutoCAD Civil 3D, Carlson, QGIS, ArcGIS, or comparable land-development software
• Residential subdivision or land-development layouts
• Strong ability to interpret topographic contours and slope percentages
• Experience placing roads, driveways, and building pads on steep or mountainous land
• Understanding of road grades, driveway grades, drainage, grading, and cut-and-fill considerations
• Experience with rural properties using private roads, wells, and individual septic systems
• North Carolina or South Carolina experience is preferred but not mandatory

IMPORTANT:

We are not looking for someone who merely draws equally sized lots over an aerial image.

The proposed lots must have reasonably practical building areas, road access, driveway routes, and space for future septic evaluation. We need someone who understands the difference between a lot that works on paper and one that can realistically and economically be developed.

This first property will be a paid test project. We regularly evaluate land in North Carolina and South Carolina, so this can become steady ongoing work for the right person.

TO APPLY:

Please begin your response with the words “LAND LAYOUT” and answer the following:

1. Have you designed conceptual subdivisions on steep or mountainous property?
2. How do you determine whether a proposed lot is realistically buildable from topographic data?
3. How do you evaluate conceptual road and driveway grades?
4. What topographic data would you need from us, and can you obtain public elevation or LiDAR data if necessary?
5. Which software will you use?
6. What is your estimated turnaround time?
7. What is your fixed price for this project?
8. Please attach at least two relevant examples, including one involving steep terrain.

Please do not apply without relevant land-development or subdivision-layout examples.