HAWASSA UNIVERSITY, WONDO GENET COLLEGE OF FORESTRY AND NATURAL

RESOURCES

DEPARTMENT OF LAND ADMINISTRATION AND SURVEYING

LECTURE NOTE ON LAND DEVELOPMENT AND MANAGEMENT

BY: - MOHAMMED HUSSEIN (MSC)

 December 27/2023

Contents
CHAPTER ONE: INTRODUCTION TO LAND DEVELOPMENT AND MANAGEMENT .........................................
3
1.1 .LAND DEVELOPMENT.......................................................................................................................3
1.2. Overview of land development process...........................................................................................4
CHAPTER 2:- FEASIBILITY AND SITE ANALYSIS.........................................................................................7
What is Land Development Feasibility Study?.............................................................................................7
2.1.Objective of Land Development Feasibility Study.............................................................................8
Land-Use Profile in Land Development Feasibility Study.............................................................................9
Key Components of Land Development Feasibility Study..........................................................................10
2.2. SITE ANALYSIS.................................................................................................................................12
2.2.1 Soil analysis..................................................................................................................................13
2.2.2 Slope and Topography Analysis................................................................................................14
2.2.3 Existing Land Characteristics.........................................................................................................16
2.2.4. Land Forms and Terrain...............................................................................................................18
2.2,5 Road Frontage..............................................................................................................................18
2.2.6. Existing Streams, Lakes, and Ponds.............................................................................................18
2.2.7 Vistas, Views, and Visual Impacts.................................................................................................19
CHAPTER THREE. CONCEPTUAL DESIGN PART....................................................................................21
CHAPTER 4. SCHEMATIC DESIGN..........................................................................................................24
 4.1.1 Boundary survey.......................................................................................................................26
4.1.2 Topographic Survey..................................................................................................................27
4.1.4 Existing Land Characteristics.....................................................................................................28
4.1.5 Soil Characteristic Map.............................................................................................................28
4.1.6. Environmental Mapping..........................................................................................................29
4.1.7 Road and Utility Connection Map.............................................................................................30
4.1.8 Opportunity-Constraints Map...................................................................................................31
4.1.9 Land-Use Plan Base Map...........................................................................................................31
CHAPTER FIVE: - DETAIL PLAN..........................................................................................................32

CHAPTER ONE: INTRODUCTION TO LAND DEVELOPMENT AND

MANAGEMENT
1.1.LAND DEVELOPMENT
Land development consulting merges the science of city
building with the art of place making through a collaborative,
multidisciplinary approach to project delivery. Encompassing
the fields of planning, engineering, surveying, architecture,
landscape architecture, construction, marketing, finance, and a
host of other specialties, land development consulting is a
dynamic profession that requires consultants to be technically
skilled and creative. They must have their finger on the pulse of
the community the political climate, cultural and environmental
priorities, infrastructure needs and desires in order to reliably
advise their clients, produce sound designs, and contribute to the
development of high-quality places. In order to fully appreciate
the nuances of today’s land development industry, it is important
to understand its evolution.

The conversion of land from one use to another is the generally

accepted definition of land development. it is confined to land
conversion associated with the modern communities that are
being constructed, or reconstructed, for people to live, work,
worship, shop, play, and with other supporting land uses. This
age-old process began when ancient societies organized
themselves into tribes, settling on and claiming land, forming
villages and primitive towns, for the mutual protection and
livelihood of all. The great civilizations of Egypt, Greece, and
Rome can be traced to humble beginnings in tribal communities.
Their growth in size and complexity is typical of urban
development and not unlike what we are experiencing today in
the United States. With their complex roadways, aqueducts,
commercial markets, and residential areas, the ancients battled
problems of transportation, waste disposal, drainage, water
supply, population densities, and a host of others. One can be
certain that complaining neighbors existed then as now.

Yet today, the process for finding solutions and developing

scenarios that serve the greater good is systematic and, to a large
degree, uniform in principle, and beginning to be uniform in
practice.
The systematic approach to land use planning, analysis, and
engineering is known as land development design. Land
development is the entire process, from concept through design
and construction.

1.2. Overview of land development process

The engineer, planner, and surveyor are an intimate part of the
development team. One or more of them is usually the first on
the site and the last to leave after completion. They help guide
and direct the process from start to finish.. He may initially
contact a real estate broker, describe his proposed project and
ask the broker to find him a suitable piece of land. More likely, a
real estate broker will contact the developer and offer a certain
piece of land that might support the style, amenities, and overall
goals of the developer’s particular project. The developer is
usually experienced, either having been in business several years
or having been employed by another developer where he gained
the relevant experience. The first thing the developer will do, if
he is not already familiar with the neighborhood, is visit the site
and familiarize himself with the piece of land. On first
inspection, does it appeal to the eye and appear worth pursuing?
Is the proposed sales price comparable to the existing
neighborhood? Utilities available? What is the zoning? Is the
asking price in the ballpark? These are the first in a host of
other very preliminary questions. If the preliminary inspection
proves promising, the next step is to employ an engineer to do a
feasibility study. This feasibility study can be a one- or two-hour
visit with the engineer or a 45- to 60-day process. If the engineer
is familiar with the general area and is able to answer sufficient
questions, the developer may be able to proceed with
negotiations to purchase the property within a relatively short
period, since a detailed analysis of the site can be performed in
several days or weeks. The experienced developer will usually
perform a brief analysis of the property that addresses essential
items and then proceed immediately to get the property under
contract, with the final purchase contingent on a number of
items. Speed is often critical to get the property under contract to
prevent a competitor developer from gaining control. During this
study period, the developer is very busy doing a complete
analysis for the property. This analysis could include a market
survey, financing options, sales potential, pro forma financial
models of the proposed project, and, not least, a detailed
engineering feasibility study. There is usually a limited number
of days to do this feasibility study (from 15 to 45 days is quite
common), during which time the purchaser can release his
option to purchase the property for any number of reasons.
During this engineering feasibility study, detailed information
must be developed. What is the zoning? Can the developer
reasonably expect to be able to get the desired rezoning? How
many lots will the project yield? What is the cost of providing
the needed infrastructure to the site, both on-site and off-site?
What is the history of support or opposition to similar projects
by citizens/neighbors in The next step in the process usually
involves hiring a surveyor to do a boundary and topographic
survey.

The boundary survey is required to transfer title, while the

topography survey is required to accomplish design. The
planner, whether it be the surveyor, engineer, architect, or
landscape architect, will then proceed to do a schematic design
of the proposed project working closely with the developer and
all members of the team. If rezoning is involved, the developer
must mobilize his entire team and develop a winning strategy.

. Once rezoning has been obtained, the next step is preparation

of a detailed preliminary plan. The schematic developed earlier
or during the rezoning process is usually the basis for this plan,
with more details of such things as sewer and water connection
required to be shown. Other details to be addressed include.
How is storm runoff to be handled? What about erosion and
sedimentation control, access, turning lanes, right turn lanes;
building setbacks, lot sizes, and treatment of soils? All of these
questions and more are related to the preparation of the final
plans are addressed in the detailed preliminary plans.

The preliminary plans must then be processed through all the

affected agencies and approval sought. Most of the time
revisions are required before approval is granted. These
requested revisions are sometimes mandatory but more often are
negotiable. It is here that the skilled consultant can make a big
difference by successfully managing revisions before the project
reaches final design. Sometimes it is necessary to present this
preliminary plan, once again, to the affected citizens even
though they may have been involved in the rezoning. This aids
in gaining community support and once again should be
completed prior to embarking on final design. Once all required
approvals of the preliminary plan have been obtained,
preparation of detailed construction plans can proceed. There
may be several separate different plans, or all may be included
on one comprehensive set of drawings. Often water and/ or
sewer systems must be engineered separately and reviewed and
approved by that particular agency or authority. This same
procedure will likely occur during the design of the streets and
drainage.. Concurrent to the engineer preparing these final plans,
the architect may be preparing detailed architectural plans for
review and approval, on a parallel path, by the agencies. Once
the final plans have been approved, the developer must post a
bond guaranteeing the work will be completed in accordance
with the approved plans

The engineer usually assists the developer in preparing cost

estimates for budget and bonding purposes. Frequently the
developer will engage the engineer to oversee selection of a
contractor or contractors to perform the construction. This may
be through a closed-bid process or negotiated basis. The next
step is construction. The surveyor is involved in giving lines and
grades to the contractor to make sure that the completed project
complies with the intent of the final construction drawings.
Sometimes the engineer will provide on-site inspection to ensure
that specifications are fully honored, although in most
jurisdictions the developer must pay a permit fee that covers the
cost of inspection. The inspection or inspections are then
performed by the jurisdictions’ own inspectors. In residential
development, model homes are used to show potential buyers
the types of floor plans and upgrades available within the
community.

In some cases, floor plans and rendered drawings are used as the
only sales tool. Developers and lenders do not like construction
to get very far ahead of sales. The final step, after all
construction of the infrastructure has been completed and the
streets have all been paved, is to conduct an asbuilt survey and
set final property corners. Final inspections and the engineer’s
certification are the last official actions in the process. This
overview of the land design process is of course simplified for
ease of communicating what the entire process is. It is meant to
be an overview

After the developer has satisfied himself on all of the questions,

he may then proceed with the contract. If the feasibility study or
other analysis indicates the potential for problems,
renegotiations may be necessary. Oftentimes during a feasibility
study period, items are discovered that will cause the developer
to drop the contract or renegotiate the terms based on the new
information

CHAPTER 2:- FEASIBILITY AND SITE ANALYSIS

Land development feasibility study is a bit different than
property development feasibility and it is mostly used to
assess the best option for a land subdivision.

Consider a scenario where a developer (master developer)

acquires a large piece of land with the purpose of sub-dividing it
and selling to smaller developer. Usually, master developer
provides infrastructure and utility to the newly created plot
boundary. To assess the profitability of such venture, the master
developer conducts land development feasibility study.

In any project requiring property development, the most

important factor is the land. It is particularly important to
ascertain the potential of the land. The potential of the land
relates to many areas like the geo-stability of the land, its socio-
political value, market value, and its growth prospects, and so
much more. A land development feasibility study provides all
the relevant information to ascertain the practical and
commercial viability of the selected land or plot.

What is Land Development Feasibility Study?

Land development feasibility study is an analytical and
systematic insight and study into the viability criteria of a
selected plot or land.

A land development feasibility study systematically collates all

information and data on all the factors that make a plot or land
worth investing in. It is a study of the potential of the land about
how the land adds value to the property project, and how
suitable it is for the proposed property development.
 The purpose of the land development feasibility study is to
collect and study data to help the property developer to
ascertain:

• Commercial viability of the land

• Geo-stability of the land
• Social value and environment of the land
• Future growth potential of the land
• The value a piece of land adds to the project
• Suitability of the land for the proposed property development
undertaking
• Probable challenges that the land poses
• The rules, regulations, and zonal laws around the land
• The advantages the land offers
• The flora and fauna and natural environment of the land like
forests, rivers, vegetation, animal profile etc.

These are some of the important factors that influence the worth
of a land. Accurate statistics and data and research of these
influencing factors, through a land development feasibility
study, helps the property developer to move forward with the
design and development with greater confidence, credibility and
efficiency.

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 2.1.Objective of Land Development Feasibility Study
There are many areas of a piece of land or plot that need to be
researched upon, before embarking upon building a property on
it.

A good land development feasibility study helps to determine

the suitability and the readiness of a piece of land for a proposed
property project, whether for commercial use or personal use. It
ascertains:

• How to maximise the advantages the land offers

• How to minimise damages and risks
• How to fortify and protect the project and property against
environmental hazards like cyclones, earthquake, storms, floods,
blizzards, extreme heat or cold, heavy monsoons etc.

• How to develop the best suited design

• How to lay out the best plan, which also safeguards the flora and
fauna and natural resources of the area

• A land feasibility study considers all the features and challenges

of a plot of land to determine if building on it is practical and
profitable or not

The objective of the land development feasibility study is to

compile an analytical study on a
 “Land-Use Profile” that holistically defines how the land can be
used.
Land-Use Profile in Land Development Feasibility Study.
Land-Use profile sums up the entire essence of the land
development feasibility study. In a nutshell, Land-Use Profile is
a study that determines how the land can be used to its highest
potential, and bring in the best returns for the investment on it.

Land-Use Profile helps to determine:

• Compatibility of the land with the proposed design and goal of
the property to be developed on it  Location of the land, which
is a crucial factor in determining the practical and commercial
viability of the property developed on it. Also, location of the
land determines the accessibility of the property, and the easy
availability of the utilities for it
• Comparative analysis on advantages of the selected land over
other land-uses in an area. This supplies adequate data and
argument as to why a particular land is preferred over other land
in any given area

• Mapping or Cartographic representation is an important segment

of Land-Use Profile in a land development feasibility study

A Land-Use profile takes into consideration

• Physical development in the proposed area
• Social Environment of the area about its classification based on
monetary worth, social worth, and income profile of the area

• The existing pattern of ongoing development in the area

• A research outline that helps to predict the future use of the land
A Land-use profile collates all the information on past
development, with the existing market structure, and the
development prospects of the future. It takes into consideration
people specific factors like:

• personal opinions
• desires
• attitudes
• legal and political considerations.
All of these impact the Land-Use Profile. A Land-Use Profile is
an integral part of Land Development Feasibility Study, as it
determines the most efficient and the most ethical use of the
land, aligned with all applicable conditions, to unfold its highest
potential, and minimize losses and damages.

Key Components of Land Development Feasibility Study

There are many factors that characterize a land profile. The
physical structure, commercial value, social environment,
 natural environment, all of these factors adds up to define the
profile of a land or plot.
A detailed study and analysis of the key components of a land
profile is integral to a good Land Development Feasibility
Study, that gives credibility to the property project, and gives the
developer the confidence to move ahead.

• Challenges
Challenges are part and parcel of any venture. A clear
understanding of the difficulties a proposed land area poses, is
important in order to create those requisite changes in the design
and planning, to ensure smooth, efficient and risk free
operations. In a land development feasibility study, the
challenges are primarily divided into two segments:

• Challenges of the Physical Environment: This involves a

study of:
• topography of the area
• flora and fauna
• geographic conditions like soil structure, water bodies, forests
etc.
• climatic conditions
• stability of the land, as to whether it shifts or is set
• Challenges of the Social Environment: This involves a study
of  The people demographic on salary, work environment
etc.

• The socio-political environment of the area

• The commercial prospects of the area
• Rules and regulations
• Permissions
It is important to know these challenges and set a budget and a
contingency plan for it, as well as weave it into the design, to
ensure a successful and smooth project completion. Challenges
are potential setbacks and they can severely affect the budget.
Awareness about challenges reduces the risk of damages and
slow-downs

• Availability of Utilities
Utilities are essential for any property. Regular, unobstructed
electricity supply, water supply, natural gas connectivity, septic
and drainage systems, sewage lines, roads, are an integral and
necessary aspect of property development. Without proper
supply of essential utilities, all development is a failure. A Land
Development Feasibility Study compiles and collates critical
information on utilities required, and their difficult or easy
 availability, and also the cost of acquiring and setting up the
utilities on the property.
• Understanding of the Property Goals
Every property is built or developed with an agenda. There is a
specific purpose to it. The property may be developed as a
private residence, or a commercial property. It may be for
personal use, or public use. Or it may be for agricultural
purposes. The goal or the agenda of the property dictates the
design and architecture and structure of the property
development.

Every design is not suitable for every land. A land Development

Feasibility Study defines a clear understanding of the purpose of
the property, which helps to ascertain if the proposed design and
land are suitable for each other and worth investing on. Or
perhaps the design needs some modifications to become more
viable.

• Budget and Cost

A financial review is an important part of every stage of the
property development. A Land Development Feasibility Study
provides an accurate insight into the cost of developing a land
and making it ready for the proposed property development. It
 involves the cost of demarcating, levelling and clearing of the
proposed land.

• Accessibility of the Land

Accessibility of the land is very important for the valuation of
the property, and for determining its market value, potential and
future prospects. How can the property be accessed or reached,
is a very crucial part of Land Development Feasibility Study.
Whatever the mode of travel, Rail, Air, Road or Water or a
combination of the four, it must be accurately defined in a Land
Development Feasibility Study.

• Rules and Regulations and Legalities

Every area has its own set of legalities, rules and regulations to
adhere to. A Land Development Feasibility Study must clearly
provide data on all the zonal laws and rules that need to be
adhered to, while developing the property. This helps to ensure
smooth and efficient execution of the project.

• Permissions
Permissions are a key component of the Land Development
Feasibility Study. Prior to embarking upon the development,
certain permissions need to be acquired from the local governing
bodies. Without these permissions and licenses, the property will
be considered illegal. A budget needs to be set in place for
acquiring the permissions, legal processes and consultations. A
Land Development Feasibility Study provides a detailed insight
into the permissions and licenses required to develop the
proposed property, and also the budget needed for all the
documentation.

2.2. SITE ANALYSIS

A large-scale project with a substantial amount of allotted land
requires that the in-depth siteanalysis work be completed by
industry professionals. Not only is a site-analysis program
needed during the purchase due-diligence period, but it is
essential for the materialization of the land-use and land-plan
studies. Comprehensive site-analysis work reduces the risk of
buying the property, identifies problems with the property in
terms of development and use, and highlights cost issues
associated with the solution(s) to the problem(s). Site-analysis
work is a combination of determining the technical constraints
of a site as well as understanding its attributes. The investigative
work must be approached from a critical point of view and be
completely impartial. The facts must be discovered and
addressed on their own merit.
Purchasing land as well as housing can become very emotional,
and this must be guarded against during the review stage.
Developers must walk away from purchasing land if the
technical, regulatory, or political problems are insurmountable.
Many developers attempt to force a project to work financially
rather than to walk away and cut their financial losses.
Obviously, landowner purchase-price concessions are the easiest
ways to overcome the costs of resolving land-related technical
problems discovered during the site analysis. The site-analysis
work is an important component of a developer’s go-or-no-go
decision-making strategy.

Site-analysis work separates the technical aspects of property.

The intent is to eliminate land area from the gross acreage to
obtain a net buildable area suitable for various land uses.
Characteristics of the land should be illustrated on base plans,
which will be used to determine suitable building areas while
enhancing the attributes of the site. The land and its
characteristics, if analyzed properly, will clearly define areas
suitable for building. There are specific physical land
characteristics that must be explored to determine the limitations
and/or opportunities beneficial to the overall land plan.
Developers should consider a multidisciplinary professional
consulting firm for site-analysis functions. This consolidates the
services into one firm, which can be easily managed by a
developer. The following site-analysis activities include listing
of the design team members qualified to perform the tasks
outlined.
2.2.1 Soil analysis
Variations in soil characteristics will most likely occur as the
property increases in size. Analyzing these variations is essential
in determining any impact on the development approach. In
some cases, the soil may preclude development in some areas. In
other cases, technical modifications to the soil may produce
usable ground and thus justify the expenditure of altering the
existing soil characteristics. Soil investigative work should begin
with examining all available published information. Soil
conservation districts have sufficient information to allow for
approximations of the various soil type locations on a property.
This information will define both the characteristics of the soil
type and the limitations of each for land-development purposes.

The on-site soil-investigation program should include:

1. Identifying the soil types unsuitable for development, cost
prohibitive to develop, or restricted by government from land-
development practices.

2. Identifying soil characteristics that may not preclude

development but may affect the land-plan and land-use layout
for the property (i.e., expansive soils that may affect
foundation designs).

3. Identifying unusual soil characteristics requiring atypical

development costs. Some examples include rock formations
requiring blasting, high groundwater requiring dewatering
practices for utilities, slow soil permeability restricting storm-
water management locations.

4. Identifying the depth of top soil for reuse or disposal

5. Identifying the soil strata and the characteristics to determine

the impact of an excavating condition generating fill material.
6. Identifying areas that should be used for recreational
amenities or open area designs (i.e., golf courses, playing
fields, community gardens, etc).
Based on the locale, soils-testing programs may be more
extensive due to the nature of the site and soil characteristics.
However, even with a consistent soil type, a soils program
should still be developed during the site-analysis period. At the
very least, the soil in the storm-water management basin areas
and along the centerline of the proposed primary roads should be
tested. This would assist in the initial planning as well as
provide essential data as earthwork operations are undertaken to
build the project. At the site-analysis stage, there are two basic
soil investigative work programs that should be considered: (1)
soil borings and (2) test pits. Specific land uses may require soil-
boring depths that cannot be achieved by a test pit approach.
Typically, however, accessibility to the site and soil-test
locations is the key factor in selecting a drill rig or back hoe to
perform the testing. Soil borings will generally range in depth
from 15 to 30 feet below the existing ground-surface elevation.
If a soil-boring approach is critical to the understanding of the
subsurface characteristics for the intensity of land use, the
developer may be required to clear a path to make the test
locations accessible to drill rigs. This situation would require a
field survey of the exact test locations. A Standard Penetration
Testing program may also be recommended for the site to
estimate soil strength and density. This information becomes
base data used for infrastructure and foundation-design
elements.

2.2.2 Slope and Topography Analysis

Since many governmental entities regulate how steep or flat
roadways can be designed, topography will also dictate where
the roadways should cost-effectively be located for proper
vertical and horizontal alignments. Compliance with local
engineering design standards should guide the land planning of
the core infrastructure. The topography of the site will also have
a direct bearing on the distribution, location, and intensity of the
proposed land uses. Large-scale projects can be initiated by
using available topographic information. The use of USGS (U.S.
Geological Survey) maps and local topographic maps is
sufficient in preparing the initial land-use studies. Design
consultants must properly locate the subject property on the
topographic map in order to create the base map. Depending
upon the conditions of the land purchase, developers may need
to consider aerial topography. The cost of the aerial topography
with field verification will be substantially less than a field-run
topographic survey. This alternative method would expedite the
planning and engineering design process.

However, if the government approval process of the land-use

plan is time consuming and the landpurchase agreement is time
sensitive, the developer may need to use existing topographic
information obtained from available resources such as the
USGS. If the developer proceeds with the project, a field run or
aerial topography survey will be required to ensure field
accuracy for design purposes. The topography of the site will
directly affect the selection of specific land uses for specific
areas. A simple example would involve commercial or industrial
uses selected for flat ground rather than steep slopes. This is a
result of expansive building structures and parking lot– coverage
requirements associated with these types of uses. Flat or gradual
sloping ground would minimize earthwork operations and thus
provide a cost-effective design approach. In steeper areas, the
potential land uses would need to be assessed for foundation
design. The foundation design (i.e., residential basements)
would change for steep areas, and walk-out basements would
minimize grading operations. Multistory residential homes with
walk-out basements or higher density residential product may
prove cost-effective for steep-slope construction. The terrain of a
site is an essential component in the development of a large-
scale land-use plan

The design team will use the topographic information to

formulate the uses that are most suitable for the specific site
characteristics. The topography, along with the soils
information, is essential in preparing the primary road layout
and provide insight for developing utility-system layouts

Surveying firms will establish their fees based on the acreage,

property-line demarcations, availability of existing survey
information, terrain, and level of forestation. Each of these
factors will affect the time it takes to survey the property and the
surveying fee. The final survey fee for a site is based on the
specific characteristics of that site. The surveying firm may also
be required to locate wetland areas or floodplain limits on-site.
This information is critical to the development of the land-use
plan since most wetland and floodplain areas are not considered
areas suitable for development.
Figure 2.2 Topography Survey. Undertaking the topographic
survey during the due-diligence period will provide accurate
land characteristics influencing the design program. Identifying
steep slopes on the base map provides essential information for
cost-effective infrastructure planning

2.2.3 Existing Land Characteristics

All too often, the existing land characteristics are not considered
during the site-planning and landuse study of the project.
Existing site features provide significant opportunities to
formalize the land plan and provide an essential marketing
theme, distinguishing the project from otherwise similar
competition
planner, landscape architect, engineer, and developer should
walk the property to evaluate the existing features and
conditions of the site for design significance. A site inspection
would highlight opportunities and constraints of the site features.
Ensuing conclusions should consider the following categories.
Existing Forestation and Vegetation Species and age of the
existing vegetation should be taken into consideration during the
planning of the project Specimen trees, typically those over 24
inches in diameter, could be the cornerstone of a development
and may provide an important marketing ingredient for
promoting the project. Selective clearing is an operation
executed to save masses of existing vegetation or specimen
trees. This operation will increase the cost of clearing the
property for development, but the results will provide
tremendous perceived value and marketing edge. Maturity in
plant material can be achieved through the passage of time or at
great expense. It is more beneficial to outline a selective clearing
plan that saves significant tree and vegetative cover. Selective
clearing will require delineating areas. to be saved in the field.
During the site walk, these areas can be identified and
highlighted on the base map. Quality existing tree stands and
understory areas provide substantial buffer and open-space
opportunities, adding to the marketability of the site and
exhibiting compliance with local regulations. Tree surveys may
be necessary to identify specimen trees in the field prior to
undertaking the land-planning process. The surveyor will locate
trees of significance and illustrate the findings on the base map.
These tree locations would be another consideration in the
layout of roads, lots, and other land uses.

Figure 2.3 Existing Vegetation Plan. Field locating existing

forested areas and specimen trees is beneficial in locating
specific land uses within the property. Saving trees will reduce
clearing costs while enhancing the marketability of the project.
2.2.4. Land Forms and Terrain
It is important for land that has both appeal and interest to guide
the land-plan approach. The undulations of the property provide
street scene interest that cannot be duplicated by large-scale
earthmoving operations. Land form and topographical interest
should be used advantageously by the designer for the proper
layout and implementation of a cost-effective engineering
solution. If the land plan is not complementary to the land form,
the cost of development will increase and, in some instances,
cause the land plan to be unworkable. The result would
necessitate additional landplanning concepts, cause a delay in
the project schedule or require the developer to renegotiate the
purchase agreement with the seller.
2.2,5 Road Frontage
The road project frontage is the ‘‘marketing window’’ to the
development. Assessment should be made during the site
inspection on possible access locations, sight-distance issues,
frontage landscape treatments and road improvement
requirements. The design team must also be aware of the
existing uses across the street from the project. The access point
locations are critical to the overall planning of the project.
Large-scale projects may require multiple access points to
existing external roadway networks. The selection for the main
access and marketing window will establish the phasing and
approach to the overall land-use plan. The secondary accesses
should be designed to complement the main-access design.
Access to the property must meet appropriate engineering
standards but also retain the ability to establish a statement of
identity. The primary entrance design could be in the form of
entry features, privacy walls, lakes, open-space vistas, divided
roadway with landscaped median, etc. The presentation of the
project at the primary access to the community is critical to the
marketability of the project. This element of the design is
important to highlight at the time of obtaining regulatory
approval of the land-use plan. Road-frontage improvements and
entry-statement work should be constructed at the start of the
project.

2.2.6. Existing Streams, Lakes, and Ponds

Any existing water feature is a potential benefit to the overall
development scheme of a large-scale project. Each type of water
feature, however, presents interesting challenges from technical
and regulatory points of view. The simplest approach is to retain
the natural features to complement the land plan and proposed
uses. If the location or configuration of the feature is not
conducive to adding value to a site, each feature must be
reviewed for its potential benefits. Complete reconstruction may
be required to retain the feature and maintain compliance with
current regulatory standards. As an example, an old, existing
farm pond with a nonstructural embankment as a spillway may
necessitate reconstruction if land uses are planned downstream
of that pond. Not only will the cost be a factor but the site
benefits must be judged appropriately and be consistent with
government regulations. In this example, it may be beneficial to
eliminate the pond and create an open-space feature used to
channel runoff through the site, if government permits can be
obtained for this activity. In most jurisdictions, existing water
features are regulated. The presence or absence of wetlands,
determination of floodplain areas, existing dam structures, depth
of the water body, and safety and maintenance issues will have a
bearing on the overall approach to the project (Fig. 2.6). These
features may also require a lengthy regulatory permitting
process, further hindering the project schedule. Again, site-
analysis work encourages a negative view of existing features on
their use, perceived value, and development impact. However,
creative designs can use these features to enhance the ambience
of the community that, in return, will add to market acceptance
of the project.

2.2.7 Vistas, Views, and Visual Impacts

Once the boundary and topographic base map has been
prepared, the site should be analyzed for opportunities to
enhance the project layout by complementing existing views. If
any views or visual impacts are determined to be beneficial to
the project layout, the design team members must walk the site
to confirm their existence. Many physical features of a site are
irreplaceable, and quality existing visual impacts are invaluable
for marketability and buyer acceptance. These features should
not be overlooked in the land-planning phase. Quality existing
site characteristics and features should become the focus of the
design.

Land-planning approaches should strive to maximize the

benefits of views and visual impacts by planning these features
where the community as a whole can benefit. Another approach
would be to isolate these opportunities to serve only a limited
number of homes. However, as master developers of a large-
scale project, it is more important to enhance the overall site
attributes, resulting in increased value and marketability of the
project through its quality existing site features

Figure 2.7 Existing Site Views and Vistas.

Prepare an illustration showing the site views and vistas from

and within the site. In this example, views overlooking the
existing river, along the western property boundary, and the
views of the existing golf course should be emphasized. The
main entrances are located opposite an existing lake and a golf
course.
Site planning for marketing purposes is a true perceived value.
CHAPTER THREE. CONCEPTUAL DESIGN PART
Conceptual design represents the initial effort of describing
alternative plans that satisfy the development program goals and
objectives in light of the previously identified site
characteristics. It requires full recognition of the client program
components, initial site assessment, site context, and planning
and regulatory controls. Sketches, functional diagrams, or
concept plans illustrate a framework for the given development
program. They diagram the potential distribution of land uses
and major circulation requirements. The effort melds all
pertinent comprehensive or master planning information with
sitespecific considerations to illustrate how the site might best be
developed. For large-scale development, this initial cut at the
design effort is often accomplished in what are termed blob or
bubble diagrams. The intent is focused less on sophisticated
graphic technique and more on fostering dialogue, a preliminary
review and assessment, and confirmation of design direction
among the design team participants. Concept plans are reviewed
in the context of their preliminary implications on infrastructure
requirements and environmental impacts as well as economic,
functional, and political feasibility. This phase, similar to the
more subjective assessment included in the initial feasibility and
site analysis steps, moves from the review of general intent to
actual physical diagramming of use arrangements.

This level of conceptualization is generally completed prior to

the investment of resources and time, resolving more detailed
levels of design. Given there are generally multiple solutions for
the design of any one site, it is common for alternative concept
plans to be developed. The ensuing discussion with the
development team may prompt a dialogue as to the pros and
cons of the various solutions and identify design synergies or
problems the designer alone may not have identified or
anticipated. As demonstrated in Figure III.1, the end products
associated with the concept design phase are a series of sketches
or diagrams that delineate such preliminary considerations as:
Points of site access, together with an initial alignment of major
vehicular circulation routes. The principal road network should
be developed in the context of any public comprehensive or
master planning policies or recommendations. A distribution of
major land use elements by type. The delineation should reflect
the approximate area requirement for each use to begin to gauge
the massing or relative area requirements necessary to
accommodate individual program components. Delineation of
areas mandated or desirable as open space based on the
previously completed site assessment, such as floodplain,
protection or conservation areas, wetlands, mature woodland,
historic features, and streams and stream valleys. Preliminary
determination of the need and location of major public facilities
such as schools, parks, fire stations, and libraries, as identified in
public planning documents. Annotations underscoring the
advantages or disadvantages associated with the depicted design
elements for discussion purposes and to memorialize for future
reference.

Figure III.1 Conceptual design.

While normally not a formal public submission document,
conceptual sketch plans do provide information suitable for
early discussions with appropriate public officials. They provide
sufficient information to obtain an informal assessment of the
development plan's compliance with public comprehensive and
land use policies and the local political climate.
The conceptual design phase, , is the first out of five steps to
undertake any construction project. It has a decisive influence on
the quality and costs of the project.
It is expected that the revenue of architectural services will reach
around 48.3 billion USD by 2024 in the US alone. It’s a good
time to understand how schematic design contributes to
architectural projects. The goal of the conceptual design phase is
to establish the size and shape of a building – that is, how it
basically looks and operates. It includes a lot of modeling and
sketching, and takes up around 15% of the architect’s fees and
work.
Architectural drawing consultants work on the following aspects
of the project during this phase:
 Design concept

 Outline specifications
 Accommodation schedules

 Costing plan

 Options for procurement

 Program and strategy for phasing
 Construction logistics
After this stage comes the design development phase, during
which the client and architect select materials such as interior
finishes, and products such as fixtures, doors, windows and
appliances. The sketches will be revised, and there will be more
details and specifications.
CHAPTER 4. SCHEMATIC DESIGN
Schematic design focuses on the development and refinement of
conceptual design and results in an interim blueprint for
subsequent detailed design efforts. During this phase of study, a
selected conceptual development plan is subjected to more
detailed analysis in terms of usable area and potential yields.
Activity may include a formal presentation to pubic bodies and
regulatory agencies to obtain concurrence with the site design
strategy prior to detailed site design activity. This phase
represents a major benchmark in the design process in its testing
and confirmation of development intent. In view of the
increasing complexity of the public review process and the costs
associated with more detailed design, public review at this phase
of the land development design process is extremely important.
It is a sound business practice to keep public decisionmakers
abreast of development proposal whenever practical. If there are
to be political or procedural obstacles to the plan, it is best for
them to surface early in the design process. Jurisdictions
increasingly require various types of interim submissions prior
to the completion of final development site plan documents, and
schematic level design instruments are not uncommon
requirements for public sector review and approvals.

The schematic or master development plan is often the design

document that begins to establish many of the controlling
standards and design character for actual project level
development. Extensive studies are normally completed to
ensure that the proposed development program is realistic in
terms of development density, product yield functional
prerequisites, economic, and political feasibility. Furthermore,
the relative placement of land uses and infrastructure
considerations begins to prescribe the ultimate project character.
 The additional level of specificity provided in the schematic
level of study may include:

 Traffic and transportation: Program use distribution and

projected yields can be modeled to provide a check on the
adequacy of existing and proposed road system

 Utilities: Preliminary sizing and routing of utilities can be

located based on the distribution and density of program
uses.

 Storm water Management: Based on the impervious cover

projected for specific land uses components, preliminary
sizing and location of storm water management areas can
be determined.

 Environmental specialist: The more detailed schematic plan

allows for an assessment of possible impacts on previously
identified sensitive areas.
This refined level of information offered by other
development team members affords the designer the
opportunity to perfect the schematic plan in terms of the
allocation of areas suitable to accommodate infrastructure
requirements of the prescribed program as well as to resolve
any conflicts which have been identified during this review
and assessment activity. The end product of the schematic
design phase is a scaled representation of the development
program and circulation framework. The major elements may
include:-

 Major vehicular circulation systems depicted in

conformance with the design standards of the local
jurisdiction and current public comprehensive or master
planning considerations.

 The allocation of land uses annotated by use and area.

Area is normally noted as the gross acreage of the
individual land units commonly referred to as
‘‘landbays.’’

 Identification of areas subject to development

constraints, including floodplains, wetlands and
environmentally sensitive areas, buildings or grounds
considered historically significant, and other acreage that
by virtue of unique circumstance has been mandated by
public policy to be subject to development limitations
  Appropriate delineation of areas for public facilities,
including schools, public safety, libraries, parks and
recreation facilities, day care centers, church sites and
similar facilities that have been determined necessary or
desirable support components to the initial development
program

4.1.. Base-Map Preparation.

The base map is a compilation of the technical data and
information obtained during the site inspection, public document
retrieval, and site-analysis work. The base map combines this
information into a primary working document that defines
important site characteristics necessary in formulating a land-use
approach. The base map may be several overlaid maps that
should have the non buildable or severely restricted areas
identified. In essence, the base map illustrates the constraints
and attributes of the property. The constraints indicate possible
limitations in development, while the attributes display the areas
most suitable for development. The areas identified for
development should be further analyzed for specific land uses.
The base maps can be prepared by several design team
members, but they are typically compiled by the land planner.
To initiate any design work, the base map and associated
constraint maps need to be assembled by the master developer

4.1.1 Boundary survey

The base map is a compilation of the technical data and
information obtained during the site inspection, public document
retrieval, and site-analysis work. The base map combines this
information into a primary working document that defines
important site characteristics necessary in formulating a land-use
approach. The base map may be several overlaid maps that
should have the non buildable or severely restricted areas
identified. In essence, the base map illustrates the constraints
and attributes of the property. The constraints indicate possible
limitations in development, while the attributes display the
area’s most suitable for development. The areas identified for
development should be further analyzed for specific land uses.
The base maps can be prepared by several design team
members, but they are typically compiled by the land planner.
To initiate any design work, the base map and associated
constraint maps need to be assembled by the master developer.
Master developers will review the following information with
regard to how it may impact the development potential of
the site:

Physical encroachments upon the property from

adjacent property owners
Gaps in the property lines between adjoining properties
and the ownership of those areas
Overlaps of the property lines between adjoining properties
that can cause unanswered questions concerning the
ownership of the land

Exact location of property lines along the existing

roadways fronting the site
Existing easements affecting the property (i.e., gas, electric,
water, and/or sewer easements)

Flood plains and/or wetland areas

Ingress and egress easements encumbering the property
4.1.2 Topographic Survey
The shape and contour of the property is depicted on the base
map by a land surveyor. Since the terrain will dictate the road
grades and the distribution of land uses, the information
contained on the topographical survey is essential to the overall
design of the community. For example, it is more cost-effective
to place nonresidential uses on flatter ground, since the site will
consist primarily of larger building footprints and parking
facilities.

Also, in many markets, builder-developers must not construct

residential units on slopes greater than 15 percent. However, in
mountainous terrain, this limitation is not imposed. Steep land
forms may cause problems in grading, residential foundation
designs, and usability of backyards. Steeper grades and the need
to increase buildable area will result in higher earthwork,
clearing, and retaining-wall construction costs. Extremely flat
terrain, found in many areas of the country, causes the master
developer and engineers to manufacture topography through
major earthwork operations. Undulations must be created in flat
ground to ensure minimum road grades, costeffective storm-
drainage design, and adequate yard grades for lot drainage as
well as to use a gravity-dependent sewer system design.

The topography base map provides a three-dimensional (3-D)

view in two dimensions. The topographic survey can be
accomplished by a field survey or aerial photography. The aerial
topography has to be field established for accuracy. The
surveyor must ensure the elevations of the property are in a
datum or base elevation acceptable to the local reviewing
agency. If an assumed datum is used, the base map should
identify the existing features used in establishing the base
elevation. The time of the year and vegetative cover will affect
the decision to proceed with an aerial. Aerial topography may be
most cost-effective when dealing with a large-scale project that
encompasses many acres and parcels of land.

4.1.4 Existing Land Characteristics

The existing conditions of the property are depicted on the base
map prepared by the surveyor to include field inspection notes
and observations. The presence and alignment of perimeter and
frontage roads will determine access points from the property
and illustrate a possible inability of the existing roads to handle
increased traffic. These factors would include pavement
condition, width of the roadway, vertical alignment for sight
distance, and horizontal alignment for minimum horizontal
centerline–radius compliance. The field survey should also
identify tree lines, streams, and water features (farm ponds, etc.).
Many local jurisdictions are now requiring tree surveys for
specific size trees, for example, having a diameter of over 8
inches. Also, specimen trees should be field located and shown
on the existing land–characteristics plan. The approach to using
existing tree and vegetative–save areas has a perceived value
that cannot be duplicated with a reforestation approach. In
distributing land uses, the existing natural cover of the property
should be taken into account for establishing open space.
Existing buildings, roads, driveways, and other existing uses
should be included on this base map to further illustrate the
development potential of the site.

4.1.5 Soil Characteristic Map

Another base-map layer should illustrate the various soil types
as outlined in the Soil Conservation District soil surveys, which
can be obtained at www.websoilsurvey.nrcs .usda.gov. Labeling
the soil types and using available resources to identify the
specific characteristics of each soil type will define the
development potential of the property. The soil characteristics
disclosed in government property surveys should be investigated
on-site by establishing a soil-testing program that includes soil
borings and test pits. Based on documented soil types, the
changes should be illustrated on a base map. This illustration
will further define the development opportunities that would
minimize excessive earthwork operations and unusual cost
implications The field-mapping exercise is not only a study of
the soil conditions but also a planning tool for the entire
development process. The master developer needs to work
with a geotechnical engineering and materials testing group to
create a testing program that would further define on-site soil
properties and determine their impact on the planning and
construction process. The following information should be
compiled during the planning phase of the project

 Permeability of the Soil: This test result will have a direct

bearing on the storm-drainage and storm-water
management design for the project. The permeability of
soil defines how well the soil drains through water
infiltration. This assists in placing detention storm-water
 management basins in the proper location, allowing the
basins to drain within a short period
of time and to eliminate the potential for standing water.
Also, high-intensity uses and high land costs may require
underground infiltration basins to control the water quality
and quantity from the site. These facilities will rely in part
on the infiltration characteristics of the soil to determine the
facility design.

 Shrink-Swell Potential: In many locations, the quantity

and type of clay in the soil may have a significant impact
on the development potential of a site. In essence, the
plasticity of the soil is a determination that should be based
on the expansive characteristics of the material. Expansive
soils will impact the development and foundation costs for
the structures. If the site is located in an area known for
expansive soils, an extensive on-site soil investigation
program may be warranted.

 Seasonal High-Water Table: This is the highest level that

the water table reaches in the soil profile. The seasonal
high-water table is determined by soil mottling, and the
results may affect foundation designs, underground
 construction methods requiring dewatering, and on-site
septic-system designs. Frost levels, extent of rock, and
unsuitable material are also important elements in the
development process that may affect the cost of developing
the project. However, if certain areas with high
development costs can be planned as open-space areas in
the land-use plan, the master developer may minimize the
cost exposure while creating open areas within the
development.

4.1.6. Environmental Mapping

During the site-analysis phase, design team members should
assess the environmental concerns and identify those areas
requiring a more in-depth examination of the constraints. The
limitations resulting from environmental concerns should be
illustrated on the base map. Wetland areas and associated
buffers also need to be shown on the base map. These areas
generally are considered to be non buildable areas, and land uses
and development patterns should complement these areas as
open-space use. It is possible that a portion of the wetlands will
need to be assessed as a developed area, but the appropriate
mitigation program would be pursued during the design phase.
The wetland areas and topography will be evaluated
simultaneously for road, pedestrian, and utilityline crossings.
The plan should illustrate available alternatives to land
disturbances within environmentally sensitive areas.

The environmental illustration includes any flood plain and

flood fringe areas within the site. These areas are more
comprehensive in this illustration than in the initial assessment
made during site analysis. A flood study may be required to
determine areas not conducive to cost-effective development
practices. Any endangered species on-site or within close
proximity to the site needs to be identified and shown on the
plan. Many local, state, or national regulations require
substantial buffers from any known endangered species areas.
Since development will be restricted in these areas, these buffer
limits should be illustrated on the plan.

4.1.7 Road and Utility Connection Map

The boundary and topographic survey will provide the base
information for adjoining road rightsof-way. Many local
governments will encourage connectivity between adjoining
properties. The land plan would depict any connections to
existing ‘‘dead-end’’ roads and access points to frontage roads.
Consideration should also be given to the illustration of any road
improvement plans projected by local government. Many
progressive municipalities plan for future transportation links,
which may affect the property in question. Many local master
plans will show future road alignments, which will encumber the
property and affect the land-use plan for the large-scale project.
Also, connecting to adjacent existing roadways will provide
secondary or multiple access points for public and emergency
services in addition to providing convenience of travel. Adjacent
major road intersections should also be shown due to the impact
that a large-scale community would have on the existing
infrastructure. This plan should also identify the location of
existing water, sewer, gas, electric, telephone, and cable
services. Connecting to the water and sewer lines is both a cost
issue and a phasing issue. The site-analysis work would identify
any line- or treatment-plant capacity issues that result from a
large-scale project build-out. The utility connection map
presents another factor to consider in the preparation of a
practical large-scale project master plan. 3
4.1.8 Opportunity-Constraints Map
The opportunities in land development, housing construction,
and community development are numerous and site specific.
Many opportunities are on-site, but the adjacent properties also
present chances to supplement the marketing or land-use
planning). Opportunities to consider are:

 Community primary-entrance location relative to perimeter

road system
 Adjacent existing land uses complementing the community
plan
 Major roadway network systems for regional access
 Existing community features (i.e., government facilities,
parks, etc.
 Views and vistas
 Open-space elements
 Fire and first-aid stations
 Schools
 Business centers and employment areas

4.1.9 Land-Use Plan Base Map

The land-use plan base map will combine the individual
illustrations to ensure that the usable and desirable areas within
the project site are maximized for the best use. The overall land-
plan base map provides an illustration of the technical and
beneficial opportunities of the site and adjacent properties. This
base map would clearly indicate areas for various land uses and
development patterns

Summary

Correct and verifiable technical information obtained by

industry professionals in the preparation of the base map is
essential to the successful analysis of the property as a large-
scale development. This base map should be prepared during the
due-diligence period to ensure that a land-use plan is also
prepared during the initial assessment period. The initial land-
use plan will not only illustrate the residential lot yield and the
land set aside for nonresidential uses, but the plan will also
define the construction requirements of the master developer.
The cost of the land plus the revenue projections and less the
common area expenses will be a snapshot of the financial
viability of the project. Once this is ascertained, the master
developer will proceed with additional iterations of the land-use
plan. The quality of the information obtained for the base map
significantly influences the way the land-use plan will be
designed. Master developers should take a
‘‘hands-on’’ management approach in preparing the base map.
The importance of this approach is reflected in a project
designed on time and within budget from the outset.

DISCUSSION TOPICS

1. Even at substantial upfront expenses, why should a master

developer proceed with the boundary and topographic survey
before closing on the property?

2. What construction operations of the project will be affected by

a high-groundwater table?
3. What are the benefits of combining the soils map with the

topographic map?

4. How important is it in the go or no-go decision-making process

to walk and inspect the property and why
CHAPTER FIVE: - DETAIL PLAN
After the client and local governing agencies have reviewed and
accepted the schematic design and preliminary engineering
study, the civil engineers prepare the final design. The final
design reflects the detail necessary for project review and
approval by local governing agencies, which authorizes the final
commencement of construction. The site plan developed during
the final design represents the final documentation of the land
development design process.

ONGOING==================//=================

CHAPTER EIGHT

PROCEDURES (STEPS) OF LAND DEVELOPMENT IN

CONTEX OF ETHIOPIA

1.Planning
To effectively and efficiently utilize the scarce land resource
planning about land is crucial. It is planning the development
goals and needs of the town, available land resources,
infrastructural availability and probability of the availability in
the near future, financial capacity of the country in general and
he developers in particular and the time needed for the
development are the major considerations to be taken at the
initial planning stage. These procedures are mostly practiced by
the Addis Ababa city administration. Any proposed project
before starting the main project the government has been made
planning studies. But the planning at this stage are not that much
detail. For example if we select the one element of planning
which is the availability of infrastructures in the area, it is the
main problem still in Addis Ababa. For example because of the
absence of plan about the existance of infrastructures of the
probability of those to be built in the near future, many
neighborhoods of Addis Ababa city are still not live able.

2. Site identification

In this stage the consistency of the site and the urban plan is
assessed by directly going in to the area. The existance of
infrastructures or the probability to provide the same easily is
also part of the assessment. In reality, group of experts are
ordered to identify the area. No more problems are observed in
this procedure.

3. Site delineation

At the delineation stage corner stones are placed on the land

proposed for development and the place is demarcated on the
map and that much problem is not seen at this stage.

4. Making information available to the public

Information and awareness creation for the public about any

proposed plan and development is the back bone for the
implementation of the proposed development. Public
participation is also one part of awareness and without
awareness and public participation the project will not be
sustainable. By taking this fact in to consideration this procedure
is about awareness creation. In reality the proposed development
land with its map and the total area, the proposed service that the
land is expected for, the period of the project and the respinsible
organization for the implementation of the proposed plan is
presented to the representatives of the public. The problem
attached with this stage is that the information is already
provided for the public but the information providers are not
ready to accept comments and suggestions.

5. Detail plan preparation, Approval and publicizing

At this stage detail plans are prepare and presented to the

concerned organ for approval. After approval the detail plan will
be publicized for the general public. Detail plan preparation and
approval are the skeletons which are really practiced by Addis
Ababa city administration. Publications for the awareness of the
plan to the community are made to a lessor extent. Limitations
have been seen in this area and not all detail plans are made
available to the public.

Even some experts and officials still consider plans as a secrete

document.

6. Land acquisition.

This area is the most serious and needs different repeated

discussions with those whose land holdings have been or going
to be expropriated until mutual consensus is reached. The most
severe problem and mistake is taken place at this stage. The
dwellers whose land holdings are going to be expropriated are, if
they are lucky, notified about the project and the day to leave
their holding. Even some times the holders are forced to leave
their holding without prior payment of compensation. Data’s are
collected for the payment of compensation and calculations are
made based on the data collected and the assessment and
payment of compensation proclamation number 455/2005 and
implementing regulation 135/2007. Here what the land holders
have said is that the compensation paid for this purpose is not
fair and just and is against the constitutional provisions.
Especially there ambiguous terms in the law which opens room
for corruption and mal administration. After assessment of
compensation, the amount is assessed by other experts, in our
case by other higher political body, and if the amount passes the
test of this auditing. The compensation will be publicized and
paid to land holders. The problem here is the payment of
compensation is assessed by experts but most of the time is
revised by higher political body. This erodes the confidence of
land holders. The compensation payment and assessment law by
itself is not fair and it contains unclear and vague terms. After
payment of compensation, the land will be free from holding.
The government may use police force in order to make the
proposed land free from any kind of holding. Sometimes
excessive use of force by the police force has been seen in some
part of Addis Ababa (Lideta Redevelopment project). The other
major problems reported by urban administrations with regard to
land acquisition are related to the absence of legal frameworks
for expropriation and compensation to previous holders and the
lack of capacity to compensate current holders that are not
willing to vacate the land required for development. Rural –
urban conflict exist due to lack of clear compensation regulation.
Where regulations exist, they are urban oriented peasants not
given sufficient attention moreover; the capacity of urban
centers to mitigate problems of displacement is very low. In
addition to the lack of clear regulations for expropriation and
compensation, municipalities have financial limitations to
acquire land.

7. Infrastructure provision

Once the proposed area is free from any holding, the next
responsibility of the government is providing or making to be
provided infrastructures which are crucial for the area. To do so
detail design of infrastructures like road is mandatory. This stage
is the place and home of many problems as far as Addis Ababa
is concerned. First, infrastructures are not provided before the
commencement of the project. Most infrastructures are provided
after the construction of the main project is accomplished. For
some projects infrastructures may be constructed before the
main development. In the construction of infrastructures
agreements of construction between the government and
contractor is made. But, the stage is the residence of corruption
and mal administration. Even after the construction of
infrastructures low quality infrastructures may get acceptances a
result of corruption. This scenario is observed in Addis Ababa
especially road projects.

8. Land percolation and surveying works

It is the step of identifying each parcels and the placement of

corner stones after the surveying works. Parcels are divided
based on the prior study and the standard. This process is also
available in Addis Ababa.

9. Land Banking

At this stage the conformation of development level and

capacity is checked and assured followed by the registration of
the land in the land bank and protection of the same from
unlawful occupants. In Addis Ababa all this steps are being
conducted by the land management office. But still the poor
functioning of land records are becoming a problem for lands
under land bank. Some times because of the weak record that we
have some lands recorded under land bank are being lost without
any clear reason. Generally, lack of expropriation and
compensation regulations, rural-urban conflict due to lack of
compensation, urban oriented approach, peasant not given
sufficient attention, very low capacity to mitigate problems of
displacement and others are problems of Addis Ababa city that
hampers land acquisition.

10. Submission of application and plans

The Federal Democratic Republic of Ethiopia Building

proclamation and implementing regulation are started the
procedure from here and they gave deaf ear for the previous
development procedures. The proclamation on the submission of
application has said any person intending to carry out
construction shall submit an application to the urban
administration or designated organ. The application to carry out
construction shall be made on an application form prepared by
the urban administration or designated organ and shall consist of
a design and report according to the 11. Planning consent
In this stage the urban administration will give the developer a
go ahead letter and title deed which is generally a plan
information letter and this includes the maximum and minimum
level of the development and the specific use which the
development ought to be. In the building proclamation this
principle is enshrined under article 5 which states any person
intending to carry out construction shall secure a planning
consent prior to submitting application for construction permit
and after having received an application for a planning consent a
building officer shall grant a written declaration for compliance
or noncompliance with the urban planning of the urban center.
The regulation contains detail points on the planning consent
under its article 4; more or less these steps are being obeyed by
experts and officials. Sometimes those who are not complied
with the building proclamation and regulation can get planning
consent.

12. Submission of plans/ designs

As per article 6 of the proclamation and 5 and 6 of the

regulation, developers are expected to come there in front of the
building officer with plans of their development which is
expected to be conducted in order to check their compliance
with the laws. Building plans that do not comply with the
provisions of this Proclamation and other laws shall be rejected
by a building officer which is enshrined under article 8 of the
proclamation. The major problems of Addis Ababa in land
development arena are found in this procedure. Developers who
are not complied with the proclamation and the regulation are
allowed to build a development by stamping “approved” on their
plan. Most of the time, these noncompliance approvals are being
made by higher officials of the city.

13. Approval of plans

The plan prepared and presented before the officer needs to be

approved based on the law. The approval is dependent on
whether the plan is in line with the law and standards or not.
Here also looking approved plans which are against the law and
the standards is common.

14. Construction permit

The planning consent and the plans for the development are
passed the test of the law and the officer before this stage. It is
after those things are ok that building permit comes. Article 9 of
the proclamation states approved plans are also used as a
construction permit and there is no need to get construction
permit once the approved plan is in the hands of the developer.
A plan which has been approved in accordance with the
provisions of the Proclamation shall constitute a construction
permit but even on the plan the permit need to have serial
number showing the date of issuance and validity period. The
problems in Addis Ababa are still similar with that of the
previous one. Individuals who are not in line with the law are
sometimes granted plan approval visa vis construction permit.
For example, it is prohibited to construct a construction below
20 floors around stadium but practically some individuals are
allowed and given a construction permit to do so. Giving this
permit for developers who are not in compliance with the law is
becoming common in the city which the main cause is
corruption. In general informality of developments is the major
problem of Addis Ababa. Informal developments that comprise
construction without permit on legally occupied land and
informal land occupation is high in the city. Low institutional
and expertise capacity is also another problem which adds fire
on the kerosene. Generally, informality of construction without
permit, informal land occupation is high in peripheries of the
city, lack of public awareness on land policy; eviction and
demolishing are the main administrative measures, limitation of
capacity of urban administrations to combat informalities and
others are identified as major problems of Addis Ababa as far as
urban development in general and building permit in particular
is concerned.

15. Occupancy permit

This is the last step in the Ethiopian urban development

procedures. The owner should apply to get occupancy permit.
As per article 18 of te building proclamation and article 16 of
the implementing regulation a newly constructed category “C”
building shall not be put to use before it has been inspected for
compliance with this Proclamation and a certificate of
occupancy has been issued. A building officer may provide
occupancy permit for partially completed building provided
safety is ensured. There for occupancy permits are requirements
of category “C” buildings only. Article 2(8) enshrined the
meaning of category “C” buildings which states “category ‘C’
building” means any public or institutional building, factory or
workshop building or any building with a height of more than 12
meters. More or less the practice also follows the words of the
law. Occupancy permits are being given for category “C” prior
to occupancy.