Subdivision

Conceptual Subdivision:
Involves working with a specialized appraiser to determine the fair market value of a property that could be subdivided. Fair market value is determined by the appraisal sale value of potential lots as well as an estimated sales value of the lot balanced against the initial development costs. Risk of project delays or failures are also factored in. In this process, we help determine the following:
1. Best land use strategy, which often includes exempt segregation, simple land division, and boundary line modification with or without formal subdivision.
2. Water availability and probable cost.
3. Access, sewage disposal, utilities and other development costs.
4. Soft costs including surveying, permitting design and construction control.

Turtleback Mtn. Orcas Island, Washington
The included 40 individual tax parcels in contiguous ownership. One of these was a non-contiguous waterfront parcel in common ownership on the southwest arm of Orcas Island. These parcels included portions of Turtleback Mountain and had a total zoned potential of 79 units, plus the existing waterfront parcel. The project included strategies to maximize the number of potential lots, using the simplest regulatory techniques while minimizing the amount of time necessary for County and Public review. Estimating rough (complete) project costs related to access, utilities and other desired infrastructure and summarized in a report form. Effort included review of existing property information including boundary records, mapping, soils, and well records. Identify boundary modification options and related infrastructure requirements per current County Ordinance. Recommending several building lot creation options.

Mitchell Hill, San Juan Island, Washington
The existing property is rectangular in shape and consists of approximately 320 acres, timberland with a network of trails and old logging roads. Significant features include elevations and locations with potential views of the adjacent valley along West Valley Road and a few views of Mitchell Bay and Garrison Bay from a distance of approx. one to two miles.
Land Use strategy assumes that the parcel is configured for subdivision of 40 acre lots which are classified with San Juan County as exempt segregation for a total of 16 lots. The project included strategies to maximize the number of potential lots, using the simplest regulatory techniques while minimizing the amount of time necessary for County and Public review. Estimating rough (complete) project costs related to access, utilities and other desired infrastructure and summarized in a report form. Effort included review of existing property information including boundary records, mapping, soils, and well records. Identify boundary modification options and related infrastructure requirements per current County Ordinance.

Green Subdivision:
Most of the subdivision we have been involved with in the past 10-15 years would be considered “green”, having lots of 5 acres or more each. Infrastructure is minimized with roads and building sites normally accounting for only 1% to 2% of the finished development, the rest remains in native vegetation.
A few samples of more dense “”green” subdivision are listed below.

LOHO Senior Hamlet– Lopez Village 2006-2008
The senior Hamlet consists of 14 duplex units, a 6 room assisted living facility and a common meeting hall on 1.5 acres in the heart of Lopez Village. Unique features include the following:
1. More than half of the small urban site remains pervious.
2. All roof runoff is directed to underground rain catchment storage tanks. Stored water is used to irrigate landscaped areas.
3. Landscaped areas are developed as “rain gardens”, having 2 – 3 feet of mulch in beds that hold, slow and treat stormwater. Rain gardens have been shown to reduce peak runoff from sites by about 20% in this soil type.

Lopez Community Land Trust, Innisfree
This Planned Unit Development on one acre included (8) 1 ½ story units. Green elements of the project included the following:
1. Water conservation requirements.
2. Minimized impervious surfaces. Pervious path pavers.
3. Rain catchment for irrigation, all roofs.

Milagra Subdivision, Lopez Village
This 15 unit subdivision on 7.5 acres included the following features:
1. Critical areas on the property including cedar groves, a stream and open agricultural land was indentified early in planning and preserved.
2. Building sites for all lots were identified, creating small lots of 10,000 – 15,000 sf each. The remainder of the land, some 3.2 acres was put into common area.
3. Roads were minimized, maximizing the areas left in native vegetation.
4. Access design included cross-sloping roads to a grass filter strip which slows and cleans runoff.

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