Help Make Public Policy
How a Farmfield Becomes a Subdivision

Most local governments have instituted some form of planning, zoning and subdivision regulations within their jurisdictions. Thus, how a farmfield can become a subdivision - sometimes seemingly overnight -is a function of the policies which have been put in place by elected representatives and/or by vote of local communities. Often these policies and regulations can seem like a maze, so spending a little time understanding the process can be useful.

First, let's assume for the sake of discussion that we are dealing with a fairly typical piece of property, or parcel, outside the boundaries of any incorporated town or city. The first step to converting this farmfield into a subdivision, generally, takes place when the local government (county or township) developed their Comprehensive Plan. The Comprehensive or Master Plan (or just the Plan) lays out conceptually what the future of the community should look like. Developing the Plan requires gathering input from as many citizens, business leaders, and local analysts as possible to form a reasonable concept of the future needs and desires of the community. Using population growth as one example, if the area is expected to see a population growth of 15% in the next 20 years, the Plan needs to identify sufficient land to accommodate that growth. This would include issues of land suitability (e.g., avoiding floodplains), travel choices between home and work or shopping, and recreational opportunities. When all the analyses and opinions have been gathered and considered, the Plan provides a vision of how the community is going to accommodate change into the future. The Plan, however, remains conceptual - that is to say, in itself the Plan is not legally enforceable.

The second step in subdividing the farmfield comes after the Plan is adopted by the elected officials in the form of local zoning ordinances and maps. The zoning laws specifically define such things as what type of use is allowed in different locations from business to residential to some mixture, the standards that will be expected in terms of parcel or lot size, building dimensions, and setbacks from roads or parcel boundaries. The zoning ordinance incorporates the ideas represented in the Plan into local law.

Now, we have to make a couple further assumptions about this hypothetical farmfield. First, given that the field is by definition farmland and outside developed areas, it is not unreasonable to assume that the Comprehensive Plan envisions the area as farmland into the future and, thus, does not extend public water and sewer to the area. Secondly, let's assume the local zoning ordinances define farmland as Agriculture (Ag) and allow for one single-family home for every three acres. Finally, assume that this particular field happens to be 80 acres in size.

Now, given the above, the would-be developer of this farmfield could subdivide the parcel into 26 lots with two acres left over. Life, of course, is not that simple.

Many areas, in addition to zoning ordinances, have established subdivision regulations that define what a subdivision is and address such issues as how access is going to be gained to the lots of a subdivision - to insure that cars or firetrucks can get in and out efficiently and safely. Additionally, since this farmland relies upon private wells and septic for sewage, most areas have public health requirements on testing and permitting how effectively the soils percolate (to accommodate septic fields) and how much groundwater is available (to accommodate wells). All of these things can change the size and number of lots, but for simplicity let's assume that the parcel will be divided into 25 lots of 3 acres each, and one five-acre lot.

Now, the developer gets surveys done and designs where the lots, roads, septic fields, etc., will be located, then takes these plans to the local planning commission, which typically holds at least one public hearing on them, and gets the appropriate approvals and permits from the local planning board and/or commissioners, public works, department of health, etc. When all that is done, construction begins.

And, thus, a subdivision is born. Not overnight, as it might seem, but over months and often years.

Consequently, to effect how development patterns will shape the future of your community or area requires long-term involvement in and attention to the process of planning, zoning, subdivision regulations, and public hearings or comment periods.

A case study in how citizen action can effect development (Douglas Point) is linked below.

How to master the specific planning guidelines, regulations, and procedures for your area is outlined below in Planning Policy and Practice.